Updated November 2026 · By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty
To buy a home in Beachwalk by Manasota Key in 2026, first choose your path: a new home bought directly from DiVosta, or a resale from an owner who bought from the builder. The paths differ in price, timing, warranty and paperwork. Over the last 12 months, builder closings had a $644,550 median (n=170) and resales $677,500 (n=36).
McGreevy and Comisar are the #1 Team in Southwest Florida since 2012, and this page is the buyer’s companion to our Beachwalk by Manasota Key community guide. Beachwalk is a gated DiVosta Homes community (DiVosta is a PulteGroup brand) in unincorporated Sarasota County, with an Englewood 34223 address and its entrance off SR 776, Englewood Road. Despite the name, it is not on Manasota Key: the county roll codes all 1,388 Beachwalk parcels as mainland. The builder is still selling, so nearly every Beachwalk purchase comes down to new DiVosta construction against a two-to-four-year-old home that a first owner is reselling. We tracked every qualified Beachwalk sale on the county record so that you can compare both paths in numbers before you tour a model or a resale. To talk through your own search, book a Beachwalk buyer consultation or Call Marc at (239) 287-5873.
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026, qualified sales above $1,000 on improved parcels, October 15, 2025 to October 14, 2026; builder offers and prices observed November 14, 2026 on DiVosta’s Beachwalk page.)
A note on method before the tables. Each Beachwalk sale figure on this page is drawn from the Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026. We count qualified sales above $1,000 on improved parcels, so a vacant homesite never pulls a median down. “12 months” means October 15, 2025 to October 14, 2026, and the newest recorded Beachwalk sale in the file is dated October 5, 2026. A “builder” sale is one where the seller of record is a Pulte entity, which is how DiVosta deeds its homes. A “resale” is a sale by any other seller. In those 12 months the county recorded 206 qualified Beachwalk sales: 170 from the builder and 36 resales. Every median on this page prints the number of sales (n) beside it, and any group with fewer than 10 sales is called a small group, with no percentage conclusion drawn from it.
Whenever we quote a Beachwalk price per square foot, the divisor is the heated (living) area the county carries for that parcel. That area is not the “total under roof” figure on a brochure or a listing sheet, so compare like with like. Builder prices, offers and quick move-in homes are DiVosta’s advertised figures as observed on November 14, 2026, and we call them advertised prices, not values.
You should work with McGreevy and Comisar when you buy in Beachwalk because the seller across the table is usually a national builder with its own sales team, lender and title affiliate, and the resale next door is priced against that builder. We price from the county’s recorded Beachwalk sales and represent only you.
Here are the credentials behind that work:
Contact us directly:
If you’re searching for “the best buyer’s agent in Beachwalk by Manasota Key, Florida,” McGreevy and Comisar represents homebuyers across Sarasota County and Charlotte County, from Englewood, Port Charlotte and Punta Gorda to the Southwest Florida coastal corridor. Whether you are relocating, buying a first Florida home or choosing between a new build and a resale, including in Beachwalk by Manasota Key, Boca Royale, Wellen Park and along Lemon Bay, our team provides honest market guidance, pre-MLS access, partner-level negotiation and a clear plan to help you buy confidently. If you are still choosing who should represent you anywhere in the area, read our guide to the best real estate agents in Englewood, compared on the public record.
When DiVosta is the seller, a buyer’s agent is the only person in the room working for you. The Beachwalk sales consultants work for DiVosta, and Florida law says so: section 475.278 exempts a builder’s on-site sales staff from brokerage disclosure duties when the setting shows they act for the owner.
The exemption sits in section 475.278(5)(b)1, Florida Statutes. It applies when an owner sells new residential units it built and the sales office, signs or badges reasonably show the buyer that the person helping is the owner’s employee or single agent. The same statute presumes Florida licensees are transaction brokers unless a different relationship is set up in writing, and it bans dual agency outright. PulteGroup describes its own sales force in business terms in its 2025 annual report: “Our sales teams consist primarily of commissioned employees, and the majority of our home closings also involve independent third party sales agents” (PulteGroup Form 10-K, filed February 4, 2026).
On a Beachwalk new-home purchase, our job is to look after the parts of the deal that the builder’s paperwork does not explain to you. That means comparing the to-be-built price, options and lot against recorded builder closings for the same size band, reading the deposit and escrow paragraph against section 501.1375, checking that the month’s incentive is written into the agreement, and comparing DiVosta’s lender offer with an outside lender’s quote. On a resale, it means pricing the home against the builder’s current quick move-in homes and incentive, ordering the association paperwork, and running the inspection period. Part of our work is simply asking the questions DiVosta’s public pages leave open, in writing, before you sign. When you are ready, our buyer process page shows how a search with us begins, and you can book a Beachwalk buyer consultation or Call Marc at (239) 287-5873.
Name your agent at your very first contact with DiVosta about Beachwalk, whether that is the web form, a phone call or a walk-in at the sales center. The Beachwalk web form has an “I am a Realtor” box with fields for the agent’s name and license number, and DiVosta publishes no broker policy, so confirm registration in writing.
DiVosta’s Beachwalk page carries that “I am a Realtor” checkbox with “Realtor Name” and “Realtor Number” fields, and its confirmation reads: “As a realtor, we truly appreciate your work with us! Your request has been received. A DiVosta team member will reach out to you within 1-2 business days” (DiVosta Beachwalk page, observed November 14, 2026). What DiVosta does not publish is a written cooperating-broker policy for its Florida communities. We checked the obvious addresses for one on November 14, 2026, and the DiVosta and Pulte realtor pages returned errors; the DiVosta sitemap lists only an agent login. So the registration window, whether the agent must attend the first visit, and how long a registration lasts are not public terms.
The practical steps are simple. Before you visit the sales center at 26061 Seastone Drive, decide whether you want representation. If you do, sign a written buyer agreement with your agent first, because since August 17, 2024 the National Association of Realtors’ rules have an agent working with a buyer sign one “before ‘touring’ a home with them, either in-person or virtually,” and “Compensation between you and your real estate professional is negotiable and not set by law” (NAR consumer guide). Then have your agent registered on the first form or at the first visit, and ask the DiVosta sales consultant to confirm the registration by email. If you have already visited Beachwalk on your own, tell us before we go back together, so we can ask DiVosta in writing how it will treat the registration.
Before you make an offer in Beachwalk, we pull the county’s recorded sales for the same plat phase, the same heated-area band and the same pool status, then check the parcel’s own sale history. On a resale that usually shows what the first owner paid DiVosta; on a new home it shows what similar builder homes actually closed for.
We work through it in order. First, we confirm the parcel and its plat on the Sarasota County Property Appraiser roll. Beachwalk is recorded in seven plats, from Phases 1A-1B-1E (Plat Book 55, Pages 38 to 59) to Phases 4A-4B (Plat Book 59, Pages 370 to 394), and the phase tells us the age of the street and which builder closings sit beside it. Second, we pull the matching size band, using the bands later on this page: a 1,442-square-foot villa and a 2,500-square-foot Echelon home are different markets inside the same gate. Third, we separate pool and non-pool homes, because in the last 12 months pool homes closed at a $790,000 median (n=97) and non-pool homes at $450,000 (n=109). Fourth, we read the parcel’s own history. One attached end-unit villa on Pearl Lake Circle sold from the builder for $470,400 in February 2024 and resold for $365,000 in October 2026, about 22 percent less (Sarasota County Property Appraiser parcel record). A 2,075-square-foot pool home on Coral Shore Drive went the other way, from $705,000 in November 2022 to $759,000 in July 2026 (parcel record). Fifth, for a new home we set the to-be-built price, the homesite and the options beside DiVosta’s advertised base price for the same plan, because the closed price includes everything the base price leaves out.
The same record helps you avoid one quiet mistake. A 2025-built 2,831-square-foot home on Blue Runner Drive closed from the builder for $976,400 in November 2025 and resold for $950,000 about nine and a half months later (parcel record). That is a near-new home with most of its warranty left, priced below the builder’s own recent closing. You only see that kind of comparison when you read the county record and not just the active listings.
On a Beachwalk purchase your team is Jesse McGreevy and Marc Comisar, the two partners behind McGreevy and Comisar, brokered by Domain Realty. Call Marc for buyer questions at (239) 287-5873, or reach Jesse directly at (239) 898-6072. Both work from 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Background on each partner sits on the Jesse McGreevy profile and the Marc Comisar profile, and the team story is on our about page. Prefer to write first? Send a note through the contact page or the Beachwalk consultation form at the foot of this guide. Because we also represent Beachwalk sellers, we can run both halves of a move if you own a Florida home now: our Beachwalk seller guide covers selling inside an active builder community, and our Beachwalk home valuation page is where a current owner starts with a price opinion. If you are still deciding between Beachwalk and the rest of the area, our Englewood buyer guide covers the whole town on both sides of the county line.
Buy new from DiVosta in Beachwalk if you want to choose the plan, homesite and finishes and start a full warranty; buy a resale if you want a finished home with a pool and landscaping in place, sooner. Builder closings ran $325 per heated square foot (n=170) and resales $337 (n=36) over 12 months.
Data updated: November 2026 (Sarasota County Property Appraiser bulk file dated October 21, 2026, qualified sales above $1,000 on improved parcels, 12 months October 15, 2025 to October 14, 2026 and 24 months October 15, 2024 to October 14, 2026; DiVosta offers, quick move-in homes and homesite map observed November 14, 2026.)
The two paths share the same gate, amenities and association, but almost nothing else about the purchase is the same. The table sets them side by side on the points that change your price, your timeline and your risk. Figures are from the Sarasota County Property Appraiser unless the row names another source.
| What you are comparing | New from DiVosta (builder) | Beachwalk resale |
|---|---|---|
| Median price, 12 months | $644,550 (n=170) | $677,500 (n=36) |
| Median per heated sq ft, 12 months | $325 (n=170) | $337 (n=36) |
| Median per heated sq ft and size, 24 months | $318, median 2,090 sq ft (n=344) | $338, median 2,041 sq ft (n=47) |
| Size range | Advertised plans from 1,405 to 3,970 sq ft (DiVosta) | The 36 resales spread across every size band, 6 to 9 in each |
| Pools | 77 of 170 closings (45 percent) had a pool; a pool is an option, or the November offer | 20 of 36 resales (56 percent) had a pool already built |
| Wait to move in | Quick move-in homes: three “Available Now,” others dated November 2026 to March 2027; to-be-built time not published | Set by your contract; the association needs the Sales Application at least 20 days before closing (Beachwalk association) |
| Incentives | Pool valued at $69,500 or a $77,000 credit, agreements accepted November 2 to 30, 2026; two quick move-in homes marked down $44,000 and $51,000 | None from the builder; anything else is negotiated with the owner |
| Warranty clock | Starts at your closing: 1 year workmanship, 2 years systems, 5 years water infiltration, 10 years structural (DiVosta warranty book) | Whatever is left from the first owner’s closing; it transfers to a later owner who takes title within the period (DiVosta) |
| Inspection access | DiVosta’s quality reviews are done by its own employees; whether your inspector may attend is not stated, so get it in writing (DiVosta Build Quality sheet) | The standard Florida AS IS contract gives a 15-day default inspection period and a cancel right in the buyer’s sole discretion (Florida Realtors and Florida Bar forms) |
| Negotiation room | The incentive’s form, the quick move-in price, options and homesite; acceptance is “in the sole and absolute discretion of DiVosta” | 37 of 58 resales sold below the price paid to the builder for the same parcel |
| Deposit | Paid at signing and sometimes again at option selection; most PulteGroup contracts let the builder keep it on cancellation (PulteGroup 10-K) | Held under the contract; refundable if you cancel inside the inspection period |
| First-year property tax | A home not substantially complete on January 1 carries no improvement value that year (s. 192.042), so the next bill can jump | Reassessed at just value as of the January 1 after your purchase (s. 193.155) |
| Association charges at closing | The 2026 fee summary lists $2,000 and $4,000 under “Initial Contribution” and “Amenity Fee” (DiVosta fee summary) | $2,000 Resale Assessment paid by the buyer (Declaration 4.10, Beachwalk governing documents) |
| Owner’s title policy | Buyer customarily pays in Sarasota County; the contract controls and your closing agent confirms | Same custom; the contract controls and your closing agent confirms |
Two rows deserve a second look. The tax row matters more on a new home than most buyers expect: for builder closings in the 12-month window, the 2026 roll’s just value was a median 19.6 percent of the sale price, against 72.4 percent for resales, because many new homes were not complete on January 1, 2026. Your lender’s escrow should be built on a full-home tax estimate, not on the lot bill. The title row follows Chicago Title’s Florida customs sheet, which lists Sarasota among the counties where the buyer pays (Chicago Title, Florida laws and customs). In Sarasota County the buyer customarily pays the owner’s title policy, the contract controls, and your closing agent confirms.
The second table compares builder and resale prices inside the same size band over 24 months, which gives the resale side enough sales to read. Size is the county’s heated area.
| Heated area | Builder: n, median, per sq ft | Resale: n, median, per sq ft |
|---|---|---|
| Under 1,500 sq ft | 76, $425,000, $301 | 11, $440,000, $316 |
| 1,500 to 1,799 sq ft | 73, $452,400, $278 | 11, $550,000, $328 |
| 1,800 to 2,099 sq ft | 33, $692,800, $337 | 8 (small group), $747,500, $358 |
| 2,100 to 2,399 sq ft | 58, $719,750, $322 | 11, $710,000, $328 |
| 2,400 sq ft and up | 104, $929,650, $338 | 6 (small group), $930,000, $361 |
| All sizes | 344, $649,450, $318 | 47, $640,000, $338 |
Window: October 15, 2024 to October 14, 2026. Source: Sarasota County Property Appraiser. Builder closings were cheaper per heated square foot in every band. The gap was widest from 1,500 to 1,799 square feet, $278 against $328, and narrowest from 2,100 to 2,399, where the resale median ($710,000) sat below the builder median ($719,750). A builder closing price is a finished, closed price, so it already includes the options and homesite premiums each buyer chose; it is not the advertised base price.
A new DiVosta home wins in Beachwalk when you can wait for construction, want to pick the plan, homesite and finishes, and value a warranty that starts on your own closing date. It also wins on price per square foot: builder closings undercut resales in every size band over the last 24 months.
The builder’s own homesite map, read on November 14, 2026, showed 20 released homesites available to build on and 137 not yet released, out of 764 mapped (DiVosta homesite map data). The available sites were in the Echelon (8), Distinctive (7) and Scenic (5) collections. That is the inventory a to-be-built buyer chooses from today, and the new-home section below walks through it street by street.
New also wins when the month’s incentive fits your plan. DiVosta’s November 2026 offer is either a standard pool valued at $69,500 on select to-be-built homesites, or a $77,000 credit that it applies “as a reduction to the total purchase price of the home” toward closing costs, rate buydown, design options or quick move-in homes (DiVosta Beachwalk page). Both apply to agreements DiVosta accepts from November 2 to November 30, 2026. If you read this after November 30, 2026, ask the sales center what replaced it. A buyer who wants a pool anyway and plans to build gets the most out of the pool version; a buyer taking a quick move-in home or paying for a rate buydown gets more from the credit.
Finally, new wins on the warranty clock. The 2024 DiVosta warranty book, which applies to agreements on or after September 1, 2024, starts every coverage period on the closing date to the first buyer: one year for materials and workmanship, two years for plumbing, electrical and mechanical systems, five years for certain water infiltration and leaks, and ten years for structural elements (DiVosta National Warranty Book). Buy new and you get every year of it. Florida also requires a one-year statutory warranty on new homes under section 553.837, which the new-home protections section below explains.
A Beachwalk resale wins when you need to move in within weeks, want a pool, screen enclosure and landscaping already finished, or want a home in a part of Beachwalk where the builder has nothing left to sell. It can also win on price, because 37 of 58 resales so far sold below what the first owner paid the builder.
Timing is the clearest case. On a resale the closing date is whatever you and the owner agree, subject to the association receiving the Sales Application and a copy of the contract at least 20 days before closing (Beachwalk Sales Application, revised July 22, 2026). The Declaration does not let the association refuse a sale (section 12.3), so that application works as notice and registration rather than an approval hurdle. On a to-be-built DiVosta home, construction time is not published, and the only dates DiVosta states are the ready months on its quick move-in homes.
Location inside Beachwalk is the second case. The earliest streets are largely built out: in the 12-month window, Phases 1A-1B-1E and Phase 1F recorded resales and no builder closings at all, and Phases 1C-1D recorded 15 resales against 2 builder closings. If you want one of those streets, a resale is almost always the way in. The same applies to the Vista villas for now: on November 14, 2026 the builder’s map showed no released Vista homesites available and 28 not yet released (DiVosta homesite map data), so a villa buyer chooses between a Vista quick move-in home on Clam Shell Court and a resale.
The contract is the third case. On the standard Florida AS IS contract, a resale buyer gets a 15-day default inspection period and may cancel “in Buyer’s sole discretion” with the deposit returned (Florida Realtors and Florida Bar contract forms). PulteGroup’s annual report says that if a contract is cancelled, “the majority of our sales contracts stipulate that we have the right to retain the customer’s deposit,” and that its contracts “typically include a financing contingency” (PulteGroup 10-K). A resale buyer pays the $2,000 Resale Assessment at closing, but not the new-home contributions DiVosta buyers pay. The resale section below covers those steps in full.
Most Beachwalk resales so far have sold below the price paid to the builder. Of 58 resales with an earlier qualified sale on the same parcel, 37 sold below that earlier price, which was almost always DiVosta’s. The median change was minus 4.1 percent after a median 660 days of ownership, ranging from minus 33.2 to plus 26.0 percent.
This is the single most useful fact a Beachwalk buyer can bring to a resale negotiation, and it comes straight from public deed prices on the Sarasota County Property Appraiser file. It covers every resale since the first in 2023 through the newest sale in the October 21, 2026 file.
| Home type (county land use) | Resales with an earlier sale | Median change from the earlier price | Sold below the earlier price |
|---|---|---|---|
| Single-family detached | 45 | minus 4.2 percent | 30 |
| Attached end unit (villa) | 4 (small group) | minus 18.3 percent | 3 |
| Attached interior unit | 9 (small group) | plus 1.5 percent | 4 |
| All | 58 | minus 4.1 percent | 37 |
The 12-month window shows when the first owner bought matters. Among resales recorded October 15, 2025 to October 14, 2026, owners who had bought from the builder in 2023 (n=12) resold at a median 10.2 percent below their purchase price, and 10 of the 12 sold for less. Owners who bought in 2024 (n=15) resold at a median 7.6 percent below, and 14 of the 15 sold for less. Owners who bought in 2022 (n=2) and 2025 (n=5) are small groups. Those 2023 buyers paid at the top of the Beachwalk record: builder closings that year had a $721,750 median (n=208), against $643,050 in 2025 (n=180).
Read the pattern with care. A builder deed price includes options, homesite premiums and sometimes a pool the builder installed, and not every one of those carries full value into a resale. Some resales include furniture, and some owners added a pool after closing. So “sold below the price paid to the builder” does not mean the home lost value in a simple sense. It does mean a Beachwalk resale owner is often already pricing below their own purchase, and a well-supported offer can start from that record.
The right path in Beachwalk depends on the home type you want, when you need it, and your budget. Villas and early-phase streets lean resale; homes over $1,000,000 and a chosen homesite lean new; the $500,000 to $800,000 range is where both paths compete most closely and comparing the two pays off.
By home type:
By timing:
By budget, the next section shows what each price band bought in the last 12 months and since 2021, and which DiVosta collections start inside it. For new construction across the wider area, see our new construction in Englewood guide.
In Beachwalk, a budget under $500,000 bought a median 1,442-square-foot, 2-bedroom, 2-bath home with no pool over the last 12 months (70 sales, $420,000 median). From $700,000 to $800,000 it bought a median 2,124 square feet with 3 bedrooms, 3 baths and, in 91 percent of sales, a pool.
Data updated: November 2026 (Sarasota County Property Appraiser bulk file dated October 21, 2026, qualified sales above $1,000 on improved parcels; 12 months October 15, 2025 to October 14, 2026, and all years October 18, 2021 to October 5, 2026; DiVosta advertised from-prices observed November 14, 2026.)
Everything in the first three tables below is a recorded, closed sale from the Sarasota County Property Appraiser, not a listing or an asking price. Heated square feet, bedrooms, bathrooms and the pool flag are the county’s current roll values for each parcel. “Builder share” is the percentage of sales in the band where a Pulte entity was the seller. The fourth table is different: it is DiVosta’s advertised starting price for each plan, which is where a to-be-built conversation begins, not where it ends.
Over the last 12 months, the step from 2 to 3 bedrooms in Beachwalk came at about $600,000, and the step to a pool home came at about $700,000. Under $500,000, 87 percent of sales were builder closings with no pools; at $1,000,000 and up, the median home had 2,974 heated square feet and 95 percent had pools.
| Price band | n | Share of sales | Median heated sq ft | Median beds | Median baths | Pool share | Builder share | Resales (n) | Median price |
|---|---|---|---|---|---|---|---|---|---|
| Under $500,000 | 70 | 34% | 1,442 | 2 | 2 | 0% | 87% | 9 | $420,000 |
| $500,000 to $600,000 | 21 | 10% | 1,656 | 2 | 2 | 48% | 76% | 5 | $539,000 |
| $600,000 to $700,000 | 22 | 11% | 2,098 | 3 | 2 | 36% | 73% | 6 | $660,000 |
| $700,000 to $800,000 | 34 | 17% | 2,124 | 3 | 3 | 91% | 76% | 8 | $745,000 |
| $800,000 to $1,000,000 | 38 | 18% | 2,514 | 3 | 3 | 74% | 82% | 7 | $895,150 |
| $1,000,000 and up | 21 | 10% | 2,974 | 3 | 3 | 95% | 95% | 1 | $1,050,000 |
Window: October 15, 2025 to October 14, 2026, 206 qualified sales. Source: Sarasota County Property Appraiser. Every resale count in the right-hand columns is a small group, so read them as counts, not shares.
Three things stand out. First, the two middle bands are close in size but not in features: $600,000 to $700,000 bought a median 2,098 square feet with a 36 percent pool share, while $700,000 to $800,000 bought 2,124 square feet with 91 percent pools and a third bath. In Beachwalk, the roughly $85,000 between those two medians mostly buys a pool and a bathroom, not space. Second, the $500,000 to $600,000 band is thin (21 sales) and mixed: half its homes have pools, but the median is still 2 bedrooms on 1,656 square feet. Third, almost every Beachwalk sale over $1,000,000 was a new home.
Bedroom counts tell the same story from another side. In the 12-month window, 2-bedroom homes sold at a $434,900 median (n=86, median 1,442 square feet), 3-bedroom homes at $782,500 (n=112, median 2,251 square feet), and 4-bedroom homes at $756,250 (n=8, a small group). The median homesite under those sales was 6,778 square feet of land, with the middle half between 5,303 and 8,476 square feet.
Since the first Beachwalk closings in October 2021, the county has recorded 923 qualified sales, and the pattern by budget matches the last 12 months. Under $500,000 still means a median 1,442-square-foot, 2-bedroom home, and builder closings made up 90 to 97 percent of every band because resales only began in 2023.
| Price band | n | Share of sales | Median heated sq ft | Median beds | Median baths | Pool share | Builder share | Resales (n) | Median price |
|---|---|---|---|---|---|---|---|---|---|
| Under $500,000 | 245 | 27% | 1,442 | 2 | 2 | 1% | 93% | 18 | $430,000 |
| $500,000 to $600,000 | 115 | 12% | 1,645 | 2 | 2 | 25% | 90% | 12 | $553,700 |
| $600,000 to $700,000 | 142 | 15% | 2,067 | 3 | 2 | 42% | 94% | 9 | $652,700 |
| $700,000 to $800,000 | 174 | 19% | 2,118 | 3 | 2 | 62% | 94% | 11 | $745,000 |
| $800,000 to $1,000,000 | 181 | 20% | 2,484 | 3 | 3 | 88% | 96% | 8 | $881,000 |
| $1,000,000 and up | 66 | 7% | 2,796 | 3 | 3 | 98% | 97% | 2 | $1,070,400 |
Window: October 18, 2021 to October 5, 2026, the first and newest qualified Beachwalk sales in the file, 923 sales. Source: Sarasota County Property Appraiser. Only 2 of the 66 sales at $1,000,000 or more in Beachwalk’s whole history were resales.
Compare the two tables and the last 12 months look busier at the top. The $1,000,000-and-up band was 7 percent of all sales since 2021 but 10 percent of the last 12 months, and its median home grew from 2,796 to 2,974 heated square feet. That fits what the plats show: the newest recorded phase with homes, Phases 3A-3B, had a $873,300 median over 84 sales in the window, 83 of them builder closings, in a phase whose 85 built homes have a median 2,485 heated square feet. The larger Echelon plans are being built now, and the smaller plans are mostly in the earlier phases.
Few. In the last 12 months Beachwalk recorded 36 resales across all budgets: 9 under $500,000, 5 from $500,000 to $600,000, 6 from $600,000 to $700,000, 8 from $700,000 to $800,000, 7 from $800,000 to $1,000,000 and 1 above $1,000,000. A resale buyer in any one band is choosing from a handful of closed comparables a year.
| Price band | Resales, 12 months: n, median sq ft, beds, pool share | Resales, all years: n, median sq ft, beds, pool share |
|---|---|---|
| Under $500,000 | 9 (small group), 1,442, 2, 0% | 18, 1,442, 2, 0% |
| $500,000 to $600,000 | 5 (small group), 1,640, 2, 60% | 12, 1,648, 2, 33% |
| $600,000 to $700,000 | 6 (small group), 2,108, 3, 33% | 9 (small group), 2,105, 3, 33% |
| $700,000 to $800,000 | 8 (small group), 2,108, 3, 100% | 11, 2,098, 3, 91% |
| $800,000 to $1,000,000 | 7 (small group), 2,485, 3, 86% | 8 (small group), 2,485, 3, 88% |
| $1,000,000 and up | 1, 2,471, 3, 100% | 2 (small group), 2,490, 3, 100% |
Windows as in the tables above; 36 resales in 12 months and 60 in all years. Source: Sarasota County Property Appraiser. Every 12-month row is a small group, so the percentages describe those few homes only.
The practical result is that a Beachwalk resale is priced against two things at once: the few resales that closed in its band, and the builder’s current price for a similar plan. Resale volume is rising, from 6 in 2023 and 8 in 2024 to 15 in 2025 and 31 in 2026 through early October, but it is still a small market inside a large builder market. We track both sides for you, so an offer on a resale reflects the builder’s quick move-in homes and incentive as well as the recorded resales.
DiVosta sells four collections in Beachwalk, each with its own advertised from-price on November 14, 2026: Vista villas and garden homes from $349,990, Scenic single-family homes from $419,990, Distinctive from $501,990 and Echelon from $662,990. These are advertised base prices on a standard homesite, before options and homesite premiums.
| Collection | Home type | Advertised from-price | From size (sq ft) | Mapped homesites in the collection |
|---|---|---|---|---|
| Vista | Attached villas and garden homes (four-unit “Quads” on the builder map) | $349,990 | 1,448 | 132 |
| Scenic | Single-family | $419,990 | 1,405 | 166 |
| Distinctive | Single-family | $501,990 | 1,670 | 245 |
| Echelon | Single-family | $662,990 | 2,269 | 221 |
Advertised prices observed November 14, 2026 on DiVosta’s Beachwalk page; homesite counts from the builder’s homesite map data the same day. Square footage is DiVosta’s published minimum, which options can raise.
The plan list below is the full set DiVosta showed for Beachwalk on November 14, 2026, with its advertised “Starting From” price. We list it so you can match a plan name on a resale listing or a county record to the builder’s current base price for the same plan.
| Plan | Collection | Home type | From sq ft | Beds | Baths | Garage | Stories | Advertised from-price |
|---|---|---|---|---|---|---|---|---|
| Seagrove | Vista | Villa | 1,448 | 2 to 3 | 2 | 2 | 1 | $349,990 |
| Cascadia | Vista | Garden home | 1,602 | 2 to 3 | 2 | 2 | 1 | $379,990 |
| Contour | Scenic | Single-family | 1,405 | 2 | 2 | 2 | 1 | $419,990 |
| Flagstone | Scenic | Single-family | 1,518 | 2 to 3 | 2 | 2 | 1 | $439,990 |
| Hallmark | Scenic | Single-family | 1,655 | 2 to 3 | 2 | 2 | 1 | $439,990 |
| Prosperity | Distinctive | Single-family | 1,670 | 2 to 3 | 2 | 2 | 1 | $501,990 |
| Mystique | Distinctive | Single-family | 1,889 | 2 to 4 | 2 to 3 | 2 | 1 | $541,990 |
| Palmary | Distinctive | Single-family | 1,943 | 2 to 3 | 2 | 2 | 1 | $557,990 |
| Prestige | Distinctive | Single-family | 2,080 | 2 to 3 | 2 | 2 | 1 | $571,990 |
| Concord | Distinctive | Single-family, multi-generational suite | 2,397 | 4 | 3 | 2 | 2 | $604,990 |
| Mystique Grande | Distinctive | Single-family | 2,870 | 3 to 5 | 3 to 4 | 2 | 2 | $671,990 |
| Stardom | Echelon | Single-family | 2,269 | 2 to 3 | 2 to 3 | 2 to 3 | 1 | $662,990 |
| Stellar | Echelon | Single-family | 2,483 | 3 | 3 to 4 | 2 to 3 | 1 | $707,990 |
| Reverence | Echelon | Single-family | 2,669 | 3 | 2 to 3 | 2 | 1 | $714,990 |
| Renown | Echelon | Single-family | 2,808 | 3 | 3 | 3 | 1 | $722,990 |
| Stellar Grande | Echelon | Single-family | 3,492 | 4 | 4 to 5 | 2 to 3 | 2 | $829,990 |
| Layton | Echelon | Single-family | 2,970 | 3 to 4 | 3 | 3 | 1 | $848,990 |
| Layton Grande | Echelon | Single-family | 3,970 | 4 to 5 | 4 | 3 | 2 | $1,048,990 |
Advertised prices and specifications observed November 14, 2026 on each plan’s DiVosta page. They are advertised prices, not values, and they change.
Matched to the recorded budget bands, the plan list reads like this. Under $500,000, a buyer is looking at the Vista and Scenic plans, the band where the county’s median closed home had 1,442 heated square feet. From $500,000 to $700,000, the Distinctive plans start, but a recorded closed price in that band often reflects a Scenic plan with options, or a Distinctive base plan with few. From $700,000 up, the Echelon plans start, and the recorded closings in those bands mostly carry pools. The builder held these base prices steady through 2026 rather than cutting them: the Vista and Scenic floors were the same in January, June and November 2026, the Distinctive floor rose $2,000 and the Echelon floor rose $18,000, from $644,990 to $662,990 (Wayback Machine capture of DiVosta’s page, January 24, 2026).
Beachwalk homes close above the advertised from-price because the base price covers a standard homesite and standard features only. Options, homesite premiums and pools are added at contract. On November 14, 2026, DiVosta’s nine quick move-in homes were priced 17 to 47 percent above the base price of their plans.
The clearest example is the smallest plan. The Seagrove villa is advertised from $349,990 for 1,448 square feet, yet Beachwalk sales under $500,000 over the last 12 months closed at a $420,000 median on a median 1,442 heated square feet. The two Seagrove quick move-in homes on Clam Shell Court were listed at $419,630 and $464,120 on November 14, 2026, about 20 and 33 percent above the Seagrove base, with features such as an enclosed flex room, a patio extension and tile throughout listed on DiVosta’s pages (DiVosta Seagrove quick move-in, 27120 Clam Shell Court). At the top, the Stardom quick move-in home on Bering Drive was listed at $975,240 with a pool and spa, about 47 percent above the $662,990 Stardom base.
Homesite premiums add to that, and DiVosta does not publish them. The builder’s map data labels Beachwalk lots as Standard, Base View, Wedge, Corner and one Extra Wide and Deep, but carries no premium amounts (DiVosta homesite map data). PulteGroup tells investors that “Lot premiums and options help drive higher gross margins” (PulteGroup Q2 2026 webcast slides). So ask for the premium on each homesite you consider, in writing, and compare the total contract price, not the base price, with the recorded closings in the tables above. That total is also the number to compare with a resale of the same plan.
Beachwalk buyers who tour with us start from the record, where 37 of 58 resales so far closed below the price paid to the builder. Start with a Beachwalk buyer consultation or see how we work on our buying page, then Call Marc at (239) 287-5873. We are Top 1% Real Estate Agents Nationally Since 2008.
Already own a Beachwalk home and want a number before you move up or across? Our Beachwalk home valuation page gives you a county-record price opinion, and you can Call Jesse direct at (239) 898-6072.
Late 2026 gives a Beachwalk buyer two kinds of leverage: a builder advertising a $69,500 pool or a $77,000 credit through November 30, 2026, and a resale record where most owners sold below the builder price. Against that, the 30-year mortgage rate averaged 7.11 percent in mid-November, so monthly cost is the constraint.
Data updated: November 2026 (Sarasota County Property Appraiser bulk file dated October 21, 2026, qualified sales above $1,000 on improved parcels, all years to October 5, 2026; PulteGroup Q3 2026 Form 10-Q and slides, October 22, 2026; RASM and Florida Realtors Sarasota County data released October 16, 2026; Freddie Mac PMMS, week of November 12, 2026; U.S. Census Bureau new residential sales released October 27, 2026; NAHB/Wells Fargo HMI released October 19, 2026.)
Deed prices show what Beachwalk buyers actually paid; they say nothing about today’s asking prices, so treat the tables below as history. The figures most useful for timing a Beachwalk resale (days on market, sale-to-list ratio, months of supply, active resale listings and rents) come only from the multiple listing service: Information not available at time of publishing (checked November 14, 2026). County-level figures for Sarasota County are printed below with their month and source.
Start with the Beachwalk price path. Builder closing medians peaked in 2023 and have eased since, while resale medians have risen as larger homes began to resell.
| Calendar year | Builder closings: n, median, per heated sq ft | Resales: n, median, per heated sq ft |
|---|---|---|
| 2021 | 9 (small group), $468,700, $297 | none recorded |
| 2022 | 103, $588,800, $317 | none recorded |
| 2023 | 208, $721,750, $360 | 6 (small group), $514,250, $314 |
| 2024 | 235, $677,000, $343 | 8 (small group), $572,500, $359 |
| 2025 | 180, $643,050, $304 | 15, $575,000, $328 |
| 2026, to October 5 | 128, $634,600, $327 | 31, $695,000, $346 |
Source: Sarasota County Property Appraiser, qualified sales on improved parcels by sale year. Medians move with the mix of plans that closed each year, so a year’s median is not a price index. The builder median in 2025 was $78,700 below 2023, our subtraction of the two medians.
The last four three-month blocks of the 12-month window show the same mix effect within a single year.
| Three-month block | Builder closings: n, median, per heated sq ft | Resales: n, median, per heated sq ft |
|---|---|---|
| Oct 16, 2025 to Jan 14, 2026 | 45, $674,600, $316 | 5 (small group), $550,000, $308 |
| Jan 15 to Apr 15, 2026 | 42, $518,900, $324 | 10, $675,000, $333 |
| Apr 16 to July 15, 2026 | 43, $618,900, $327 | 8 (small group), $635,000, $334 |
| July 16 to Oct 14, 2026 | 40, $775,000, $347 | 13, $715,000, $350 |
Source: Sarasota County Property Appraiser. Builder per-square-foot medians rose from $316 to $347 across the four blocks, while the builder median swung between $518,900 and $775,000 as smaller villas or larger Echelon homes dominated a quarter’s closings. Per square foot is the steadier read. Use the blocks as direction, not a forecast.
Beachwalk builder closings record in every month, from 49 in all Januaries to 102 in all Augusts since 2021. Resales cluster from April to August and are fewest from November to January, with 2, 3 and 1 recorded in those months across all years. A late-year resale search has the fewest recent comparables.
| Month of recording, all years | Total | Builder | Resale | Median price, builder | Median price, resale |
|---|---|---|---|---|---|
| January | 50 | 49 | 1 | $662,200 | $660,000 (one sale) |
| February | 57 | 53 | 4 | $618,200 | $568,000 (small group) |
| March | 82 | 75 | 7 | $686,600 | $570,000 (small group) |
| April | 90 | 81 | 9 | $631,600 | $670,000 (small group) |
| May | 84 | 78 | 6 | $679,000 | $442,500 (small group) |
| June | 93 | 87 | 6 | $605,600 | $686,000 (small group) |
| July | 94 | 86 | 8 | $653,800 | $711,000 (small group) |
| August | 107 | 102 | 5 | $697,400 | $745,000 (small group) |
| September | 60 | 56 | 4 | $719,750 | $695,000 (small group) |
| October | 63 | 58 | 5 | $673,700 | $435,000 (small group) |
| November | 60 | 58 | 2 | $687,450 | $558,000 (small group) |
| December | 83 | 80 | 3 | $707,100 | $550,000 (small group) |
Source: Sarasota County Property Appraiser, recorded sale month, October 18, 2021 to October 5, 2026. November and December 2026 are not yet in the file, and October 2026 is partial. By quarter, builder closings were 177, 246, 244 and 196 and resales 12, 21, 17 and 10. A builder closing is recorded months after the contract was signed, so these months describe closings, not the best month to sign. Monthly medians reflect which plans closed and are not a price signal on their own.
DiVosta’s incentives signal a builder holding its advertised prices and moving value through credits instead. PulteGroup reported incentives of 10.4 percent of gross sales price in the third quarter of 2026, up from 8.9 percent a year earlier, and wrote that it expects “our sales incentives to remain elevated.” Beachwalk base prices did not fall in 2026.
The company figures come from PulteGroup’s own filings. Its Q3 2026 webcast slides report “Current period incentives of 10.4%, up from 8.9% in Q3 2025,” with home sale gross margin at 24.8 percent against 26.2 percent a year earlier (PulteGroup Q3 2026 slides). The quarterly report says “Demand conditions further weakened during the third quarter of 2026,” that the company is “focusing sales incentives on discounts, closing cost incentives, and mortgage interest rate buydowns,” and that “we expect our sales incentives to remain elevated” (PulteGroup Form 10-Q, quarter ended September 30, 2026). Company-wide, net new orders fell 6 percent to 6,208 homes and the average closing price was $561,000 (PulteGroup Q3 2026 earnings release).
Florida, the segment that includes Beachwalk, was PulteGroup’s strongest in that quarter.
| PulteGroup Florida segment | Q3 2026 | Q3 2025 | Change |
|---|---|---|---|
| Net new orders, homes | 1,823 | 1,721 | up 6% |
| Net new orders, dollars | $1.071 billion | $956 million | up 12% |
| Closings, homes | 1,904 | 1,932 | down 1% |
| Average closing price | $579,000 | $569,000 | up 2% |
| Cancellation rate (of gross orders) | 13% | 16% | lower |
| Backlog, homes at September 30 | 3,097 | 2,694 | up 15% |
Source: PulteGroup Form 10-Q, quarter ended September 30, 2026, segment tables. PulteGroup does not report incentives, prices or spec counts by community, so the 10.4 percent figure is company-wide.
For a Beachwalk buyer, that combination means two things. First, do not read the incentive as distress: the $77,000 credit is about 11.9 percent of the 12-month Beachwalk builder median of $644,550, in line with the company-wide 10.4 percent, and it sits on base prices that were flat to slightly higher through 2026. Second, the incentive is a real negotiating currency, and its best use depends on how you pay. The builder’s sharpest visible cuts on November 14, 2026 were on finished homes: two Vista quick move-in homes on Clam Shell Court were marked down $44,000 and $51,000, from $463,630 to $419,630 and from $496,570 to $445,570 (DiVosta Beachwalk page). PulteGroup’s 10-Q says it is “leveraging sales incentives as needed” to manage spec inventory, and it held 1,696 unsold completed homes company-wide at September 30, 2026, against 2,027 a year earlier.
The national builder picture points the same way. The National Association of Home Builders’ index fell to 29 in October 2026, the lowest since June 2012 (NAHB), and its survey found “43% of builders cut prices in October,” with “The average price cut” at “6%,” and “65% of builders reported using sales incentives” (NAHB Eye on Housing). The U.S. Census Bureau put September 2026 new single-family sales at a 676,000 annual rate, 5.3 percent below a year earlier, with 8.4 months’ supply of new homes for sale; completed new homes for sale had been on the market a median 3.0 months, up from 2.4 (U.S. Census Bureau, New Residential Sales). A finished home a builder is carrying is where a buyer usually has the most room, and in Beachwalk that means the quick move-in list, which this guide prints in full below.
Around Beachwalk, existing-home supply is tighter than a year ago. Sarasota County single-family inventory was 2,629 homes in September 2026, down 16.2 percent, for 3.7 months of supply against 4.8. Homes went under contract in a median 51 days and sold for a median 94.3 percent of original list price.
| Sarasota County single-family | September 2026 | September 2025 | Change |
|---|---|---|---|
| Closed sales | 681 | 646 | up 5.4% |
| Median sale price | $485,000 | $450,000 | up 7.8% |
| Median percent of original list price received | 94.3% | 92.2% | up 2.3% |
| Median time to contract | 51 days | 64 days | down 20.3% |
| New listings | 803 | 754 | up 6.5% |
| New pending sales | 619 | 637 | down 2.8% |
| Active inventory | 2,629 | 3,137 | down 16.2% |
| Months supply of inventory | 3.7 | 4.8 | down 22.9% |
Source: RASM and Florida Realtors, Sarasota County Single Family Homes, September 2026, released October 16, 2026. These are countywide existing-home figures, not Beachwalk figures. The October 2026 release was scheduled for November 16, 2026.
The price bands most Beachwalk homes fall into were not loose either. In the third quarter of 2026, Sarasota County single-family active inventory was down from a year earlier in every band from $400,000 to $1,000,000, and median time to contract ran 42 to 55 days.
| Sarasota County price band, Q3 2026 | Closed sales (change) | Median time to contract | Active inventory, end of Q3 (change) |
|---|---|---|---|
| $400,000 to $499,999 | 337 (up 3.1%) | 46 days | 429 (down 13.9%) |
| $500,000 to $599,999 | 221 (up 2.3%) | 49 days | 271 (down 27.9%) |
| $600,000 to $699,999 | 183 (up 3.4%) | 53 days | 189 (down 31.8%) |
| $700,000 to $799,999 | 130 (up 14.0%) | 50 days | 151 (down 20.5%) |
| $800,000 to $899,999 | 90 (up 9.8%) | 55 days | 91 (down 14.2%) |
| $900,000 to $999,999 | 63 (up 8.6%) | 42 days | 80 (down 13.0%) |
Source: RASM and Florida Realtors, Sarasota County Single Family Homes, Q3 2026 detail. Statewide, Florida’s single-family median was $415,000 in September 2026 with 4.4 months of supply (Florida Realtors), and nationally existing-home supply was 4.8 months at a $417,500 median (National Association of Realtors).
Put together, a Beachwalk buyer’s leverage does not come from a county-wide glut of resales. It comes from the builder next door. Every Beachwalk resale competes with DiVosta’s advertised plans, its quick move-in homes and its monthly incentive, and with the deed record of what the first owner paid. That is why we price a Beachwalk resale offer against the builder’s current offer as well as the recorded resales. As holders of the 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine), we explain each comparison before you sign.
At 7.11 percent on a 30-year fixed loan, principal and interest on Beachwalk’s 12-month builder median of $644,550 is $3,469 a month with 20 percent down and $3,902 with 10 percent down. At the resale median of $677,500 it is $3,646 and $4,102. Each $100,000 borrowed costs $673 a month.
Freddie Mac’s Primary Mortgage Market Survey reported the 30-year fixed average at 7.11 percent for the week of November 12, 2026, down from 7.18 percent the week before and up from 6.24 percent a year earlier; the 15-year average was 6.45 percent (Freddie Mac PMMS). Treat it as a weekly national benchmark; your own lender quote will differ. The payments below are principal and interest only, at 7.11 percent for a 30-year fixed loan, before property taxes, homeowner and flood insurance, association dues and any mortgage insurance.
| Purchase price (12-month median) | Down payment | Loan | Principal and interest a month |
|---|---|---|---|
| Builder median, $644,550 (n=170) | 20%, $128,910 | $515,640 | $3,469 |
| Builder median, $644,550 (n=170) | 10%, $64,455 | $580,095 | $3,902 |
| Resale median, $677,500 (n=36) | 20%, $135,500 | $542,000 | $3,646 |
| Resale median, $677,500 (n=36) | 10%, $67,750 | $609,750 | $4,102 |
| All sales median, $672,300 (n=206) | 20%, $134,460 | $537,840 | $3,618 |
| All sales median, $672,300 (n=206) | 10%, $67,230 | $605,070 | $4,070 |
Medians from the Sarasota County Property Appraiser, October 15, 2025 to October 14, 2026; rate from Freddie Mac PMMS, week of November 12, 2026. Principal and interest only, before taxes, insurance and dues. A 10 percent down conventional loan normally also carries mortgage insurance, which is not included.
Rate moves matter more than most price moves at these numbers. On the builder median with 20 percent down, principal and interest would be $3,128 at 6.11 percent, $341 a month less than at 7.11 percent, and $2,803 at 5.11 percent, $666 less. That is the arithmetic behind a builder rate buydown. DiVosta’s rate offers run through a Builder Forward Commitment with Pulte Mortgage, which the fine print says assumes “application of all incentives toward closing costs, including any discount points, based on a FICO Score of 780,” requires the sale to close by a specified date, and adds: “You are not required to finance through Pulte Mortgage to purchase a home from seller; but use of Pulte Mortgage is necessary to receive BFC-related rate offers” (DiVosta Beachwalk page). The day’s rate is not printed in the page text, so ask for it and its close-by date in writing. PulteGroup reported a Pulte Mortgage capture rate of 84.9 percent for the first nine months of 2026, with an average FICO score of 750 (PulteGroup 10-Q).
Now compare the same incentive dollars two ways. Taken as a price reduction, $77,000 lowers a 20 percent down loan by $61,600, which at $673 per $100,000 is about $415 a month less in principal and interest for the life of the loan. Spent on a rate buydown, it could be worth more per month while you keep that loan, but only through Pulte Mortgage, and only within lender limits on seller-paid help. Fannie Mae caps “interested party contributions” for a principal residence or second home at 6 percent of the price when the loan-to-value ratio is between 75.01 and 90 percent, and 9 percent at 75 percent or less (Fannie Mae Selling Guide B3-4.1-02). On the $644,550 builder median those caps are $38,673 and $58,010, so a buyer using a large credit with 10 to 20 percent down should ask the lender how much can go to costs and points before the rest must count as a price reduction. One discount point is one percent of the loan, $5,156 on the 20 percent down builder-median loan, and the Consumer Financial Protection Bureau suggests asking for loan options “with and without points or credits” side by side (CFPB). It also warns that with a temporary buydown “the mortgage payment is lowered for the first year or two” only (CFPB). Cash buyers and buyers who expect to refinance usually get more from price or options than from a buydown.
For a buyer who prices from the record, late 2026 is a workable time to buy in Beachwalk. Builder prices are steady but carry a large dated incentive, resales have mostly closed below the price paid to the builder, and county resale supply is tight. The constraint is the 7.11 percent rate, so compare price cuts and buydowns.
Three things stay outside the county file: a Beachwalk resale’s asking price, its time on the market and how far its owner will bend. Those are MLS measures: Information not available at time of publishing (checked November 14, 2026). We bring those for the specific homes you are considering when you call. What the record can tell you, we have printed here: a builder median of $644,550 (n=170), a resale median of $677,500 (n=36), and 37 of 58 resales below the earlier builder price. The next parts of this guide cover buying new step by step, the quick move-in list and November offer fine print, the resale process and association rules, flood and insurance, taxes, closing costs and financing.
If you are weighing Beachwalk against the rest of town, our Englewood buyer guide covers both sides of the county line, and our new construction in Englewood guide compares the builders. If you are selling to buy, our Beachwalk seller guide shows the other side of this market, and the Beachwalk community guide covers amenities, the association and the location. When you are ready to tour, book a Beachwalk buyer consultation or Call Marc at (239) 287-5873.
Buying new in Beachwalk by Manasota Key runs in six steps: a sales center visit with your agent named, a homesite choice from the builder’s map, a purchase agreement with deposits, design center selections, four construction meetings with DiVosta’s construction manager, and closing. A to-be-built home takes months; a quick move-in can close in weeks.
Data updated: November 2026 (DiVosta Beachwalk by Manasota Key community page and homesite map data feed, observed November 14, 2026; PulteGroup Form 10-K filed February 4, 2026; Florida Statutes 2026 text, checked November 14, 2026)
Beachwalk is still a selling builder community, so the new-home path is the one most buyers take: we tracked 206 qualified sales from October 15, 2025 to October 14, 2026, and 170 of them had a Pulte entity as the seller (Sarasota County Property Appraiser). The builder’s own steps are published in pieces across its site: an online floor plan tool, an interactive homesite map, a design center and a “Build Quality Experience” of field visits (DiVosta, Buying a New Home Online; DiVosta Build Quality Experience). What the site does not publish is the deposit schedule, a sample agreement, lot premiums or a construction timeline. Those are the four items a buyer should get in writing before signing, and they are where our work for you starts.
| Step | What happens | What to get in writing |
|---|---|---|
| 1. Visit and registration | Tour the models on Seastone Drive with your agent named on the first contact | That your agent is registered with DiVosta |
| 2. Homesite | Pick from the released lots on the builder’s map | The lot premium and the facing of the home |
| 3. Agreement and deposits | Sign DiVosta’s agreement; deposits at signing and at option selection | Deposit amounts, escrow status, cancellation terms |
| 4. Design center | Structural options and finishes | A priced option sheet before you commit |
| 5. Construction meetings | Introduction, Pre-Drywall Orientation, Pre-Closing Orientation, Celebration | Whether your own inspector may attend |
| 6. Closing | Final walk, signing, keys | The closing agent, the credit, the warranty start date |
Sources for the table: DiVosta’s community page and process pages above, and PulteGroup’s annual report on deposits (PulteGroup Form 10-K for 2025).
Your first Beachwalk visit is a model tour at the DiVosta sales center, 26061 Seastone Drive, with a DiVosta sales consultant who works for the builder. Bring your own agent or name them on the first web form or call, because DiVosta records the agent at first contact. Leave with plan prices, the current offer and a homesite list.
The sales center is open Monday to Saturday 9:00 a.m. to 5:00 p.m. and Sunday noon to 5:00 p.m., per the community page observed November 14, 2026 (DiVosta Beachwalk by Manasota Key). The model homes sit on Seastone Drive, with a Layton model on Beachwalk Drive, according to the builder’s homesite map data (builder homesite map feed). DiVosta’s online buying page says to call or text the community’s New Home Specialist to book a tour and to call ahead about walk-in availability (DiVosta, Buying a New Home Online).
Two things are worth knowing before you walk in. First, the consultant across the desk represents DiVosta: Florida’s brokerage statute exempts a builder’s own sales staff from the usual relationship disclosures when the setting makes clear they act for the owner (s. 475.278, Florida Statutes). Second, the Beachwalk web form has an “I am a Realtor” box with fields for the agent’s name and license number, which is how DiVosta records a cooperating agent; we cover registration in full in the section on working with us above. If you are still comparing builders across the area, our new construction guide for Englewood lays out the other communities.
Beachwalk homesites are chosen from DiVosta’s interactive map, which on November 14, 2026 drew 764 homesites: 591 sold, 137 unreleased, 20 available to build on, 9 quick move-in homes and 7 models. The builder lists lot types (Standard, Base View, Wedge, Corner) but publishes no lot premium amounts, so ask for each one in writing.
Homesite counts: builder homesite map data feed, generated November 14, 2026 (builder homesite map feed); a marketing map supplied by the builder, not a recorded plat.
| Collection on the map | Mapped homesites | Available to build, Nov 14, 2026 | Unreleased |
|---|---|---|---|
| Echelon | 221 | 8 | 35 |
| Distinctive | 245 | 7 | 45 |
| Scenic | 166 | 5 | 29 |
| Vista (“Quads”, attached villas) | 132 | 0 | 28 |
| All mapped homesites | 764 | 20 | 137 |
Read three things from that table. A Vista villa buyer had no released, unbuilt lot to choose on November 14, 2026, so the choice was the quick move-in villas on Clam Shell Court or a wait for the 28 unreleased Vista lots. The 20 available lots were spread across Blue Runner Drive, Coral Harbour Drive, Sandy Hill Drive, Bering Drive, Capri Shores Circle, Pelican View Court and Beachwalk Drive. And the map covers 764 homesites while DiVosta’s community page describes “Approximately 1,500+ Single and Multi-Family Homes,” so the map shows the platted and mapped sections, not the full build-out (DiVosta Beachwalk by Manasota Key).
Lot types across all 764 mapped homesites were Standard (398), Base View (291), Wedge (non cul de sac) (18), Corner (1), Extra Wide and Deep (1), with 55 carrying no type. Of the 20 available lots, 17 were Standard and 3 were Wedge. DiVosta does not define “Base View” publicly, and no lot premium dollar figure appears on the map feed or on any DiVosta page we checked. The builder’s 2026 investor slides say “Lot premiums and options help drive higher gross margins,” which tells you premiums exist and are priced to matter (PulteGroup Q2 2026 webcast slides).
The map also records which way each home faces. A home’s lanai faces the opposite direction, so a west-facing home on the map has an east-facing lanai, which decides when the pool deck gets sun. Ask the sales consultant to show the facing for every lot you are weighing, and treat the plan label the map pairs with a lot as an example only: on November 14, 2026 the map showed one Blue Runner Drive quick move-in as a Concord while the DiVosta listing sold it as a Prestige.
A Beachwalk purchase agreement with DiVosta takes a deposit at signing and, per PulteGroup’s annual report, sometimes more when you select options. Florida law lets you have deposits up to 10 percent of the price held in escrow unless you waive that right in writing, so read the escrow paragraph before you sign it.
DiVosta does not publish its deposit amounts, due dates or a sample agreement; we checked the sitemap, the legal disclaimers and the buying pages on November 14, 2026 (DiVosta sitemap; DiVosta legal disclaimers). The parent company describes the pattern in its 2025 annual report: “Our sales contracts with customers generally require payment of a deposit at the time of contract signing and sometimes additional deposits upon selection of certain options or upgrade features for their homes.” The same filing says “the majority of our sales contracts stipulate that we have the right to retain the customer’s deposit” if a contract is cancelled, and that contracts “typically include a financing contingency that provides customers with the right to cancel if they cannot obtain mortgage financing at specified interest rates within a specified period” (PulteGroup Form 10-K for 2025).
Florida’s builder deposit statute sets the floor. Under s. 501.1375, Florida Statutes, a builder selling one- or two-family homes must tell the buyer in the contract that deposits up to 10 percent of the purchase price go into escrow, and the legend ends with the words “THIS RIGHT MAY BE WAIVED, IN WRITING, BY THE BUYER.” Withdrawals normally need both signatures. If the builder wants to spend escrowed deposits on construction, it must notify you and post a surety bond payable to you, or borrow an equal amount for construction and pass up to 12 months of that loan’s interest to you at closing. Willful failure to escrow is a third-degree felony.
Here is what that means on a Beachwalk agreement:
Several Florida disclosures arrive with or before the agreement, and we list them in the protections section below. #1 Team in Southwest Florida since 2012, and every builder agreement we review gets the same line-by-line deposit check.
In Beachwalk the base price is a starting point, not the contract price. DiVosta’s to-be-built price is the plan’s base, plus the lot premium, plus structural options chosen with the floor plan tool, plus design center finishes. The nine quick move-in homes listed November 14, 2026 ran 17 to 47 percent above their plan’s base price.
The collection floors on November 14, 2026 were Vista $349,990+, Scenic $419,990+, Distinctive $501,990+ and Echelon $662,990+, as advertised on the community page (DiVosta Beachwalk by Manasota Key). The builder’s tools let you add space and features before construction: “From an extra bedroom to an extended lanai, explore layout and design options using the interactive floor plan tool” (DiVosta, Buying a New Home Online), and its design center offers tools to “personalize floor plans, choose between different elevations and even visualize the layout of furniture” (DiVosta Design Center).
The quick move-in homes show what options cost in practice, because each one is a finished configuration with a price. Measured against the same plan’s base price on November 14, 2026:
| Quick move-in (plan) | Advertised price | Plan base | Above base | Notable features on the listing |
|---|---|---|---|---|
| 27117 Clam Shell Court (Cascadia) | $445,570 | $379,990 | 17.3% | Enclosed flex room, patio extension, quartz |
| 27125 Clam Shell Court (Seagrove) | $419,630 | $349,990 | 19.9% | Patio extension, tile throughout, quartz |
| 27517 Pelican View Court (Flagstone) | $554,780 | $439,990 | 26.1% | 4’ garage extension, lanai extension |
| 10513 Sea Breeze Ridge Drive (Contour) | $533,835 | $419,990 | 27.1% | Extended covered lanai, flex room |
| 27120 Clam Shell Court (Seagrove) | $464,120 | $349,990 | 32.6% | Flex room, patio extension, garage sink |
| 26500 Sandy Hill Drive (Layton) | $1,191,994 | $848,990 | 40.4% | Custom pool and spa |
| 10374 Blue Runner Drive (Prestige) | $822,450 | $571,990 | 43.8% | Pool and spa, gourmet kitchen |
| 26212 Coral Harbour Drive (Layton) | $1,234,435 | $848,990 | 45.4% | Custom pool and spa |
| 26617 Bering Drive (Stardom) | $975,240 | $662,990 | 47.1% | Pool and spa, 3-car garage |
Advertised prices and features as DiVosta listed them, observed November 14, 2026; percentages are our arithmetic (DiVosta Beachwalk by Manasota Key). These are advertised prices, not values.
A pool is the largest single jump. DiVosta itself values a standard pool at $69,500 in its November 2026 offer, and the four quick move-ins with a pool or pool and spa are the four highest above base. DiVosta does not publish an option price list for Beachwalk, so ask for a priced option sheet before the design appointment, and ask whether option deposits are refundable. A November 2026 buyer can also point the $77,000 credit at “design options” instead of closing costs, which we weigh in the offer section below.
A to-be-built Beachwalk buyer meets DiVosta’s construction manager four times: an Introduction before work starts, a Pre-Drywall Orientation to see the systems before walls close, a Pre-Closing Orientation on products, maintenance and warranty, and a Celebration when the home is complete. Between them sit the builder’s own internal inspections.
DiVosta’s Build Quality Experience page names the four meetings and describes each (DiVosta Build Quality Experience), and the Beachwalk community book describes the same four with the Pre-Closing Orientation confirming options are installed and issues addressed before the Celebration (DiVosta Beachwalk community book). The builder’s longer printed version lists ten steps, three of them meetings with the field manager (DiVosta Build Quality Experience sheet):
| Step | Builder’s name | Who is involved | What the builder says happens |
|---|---|---|---|
| 1 | Introduction | You and the field manager | Plan selections, options and a communication plan |
| 2 | Foundation Inspection | Field manager, then the county | Foundation checked, then the local code inspection |
| 3 | Frame Inspection | Field manager | Framing checked “for bulges, bows or any irregularities” |
| 4 | Pre-Drywall Inspection | Field manager | Insulation, plumbing, electrical, mechanical and options confirmed |
| 5 | Orientation | You and the field manager | Guided walk-through of systems “that will soon be enclosed” |
| 6 | Final Inspection | Field manager | Verification of the nearly completed home |
| 7 | Confirmation | DiVosta service representative | An additional quality review |
| 8 | Celebration | You | “the most important inspection: yours” |
| 9 | Living | You | Feedback 90 days after move-in |
| 10 | Built to Last | You | Feedback after one year |
The sheet’s footer is plain about who does the checking: “Quality review is performed on-site by DiVosta employees, and not outside consultants.” That describes the builder’s review. It neither grants nor bars an inspector you hire, which is why the inspection section below starts with getting DiVosta’s answer in writing. The Pre-Drywall Orientation is the meeting that matters most to schedule around, because it is the last time framing straps, window flashing, duct runs and wiring are visible.
DiVosta does not publish a construction time for a Beachwalk to-be-built home. The only builder-stated dates are the ready months on its quick move-in listings: Nov 2026, Dec 2026, Feb 2027 and Mar 2027 on November 14, 2026 (DiVosta Beachwalk by Manasota Key). PulteGroup’s annual report explains that “Many of our homes are sold on a built-to-order basis where we do not begin construction of the home until we have a signed contract with a customer,” and that it builds speculative homes for buyers “that require a home within a short time frame” (PulteGroup Form 10-K for 2025). Ask the sales consultant for an estimated closing window in writing and expect it to move.
The final 60 days of a Beachwalk new-home purchase follow DiVosta’s closing checklist: decide when to lock your rate, bind homeowners insurance, confirm the Pre-Closing Orientation two weeks out, sign the preliminary closing disclosure three business days before closing, verify wiring instructions by phone, then attend the Celebration and sign.
DiVosta’s closing checklist (dated March 2023, still hosted on the builder’s site) sets out the order (DiVosta closing checklist):
Two Beachwalk-specific notes. The warranty clock starts on the closing date, so that date goes on your calendar with the one-year and two-year ends (2024 DiVosta National Warranty Book). And the first property tax bill on a newly finished home can understate what the next one will be, which our tax section in this guide explains. If you want us beside you for the orientation walk and the closing review, book your Beachwalk buyer consultation or Call Marc at (239) 287-5873.
On November 14, 2026 DiVosta listed nine quick move-in homes in Beachwalk, advertised from $419,630 for a Seagrove villa on Clam Shell Court to $1,234,435 for a Layton on Coral Harbour Drive. Three were marked “Available Now,” two November 2026, two December 2026, and two Layton homes early 2027.
Data updated: November 2026 (DiVosta Beachwalk by Manasota Key quick move-in listings, observed November 14, 2026; Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026, qualified improved sales above $1,000, October 15, 2025 to October 14, 2026)
These are the builder’s advertised prices and ready months as listed on DiVosta’s Beachwalk by Manasota Key page, observed November 14, 2026. Square feet are the builder’s listed figure, not the county’s heated area. If you read this after November 2026, expect the list to have changed; we keep the current one for buyers we represent.
| Address (Englewood 34223) | Plan, collection | Sq ft (builder) | Beds / baths | Garage | Ready | Advertised price | Was | Card payment shown |
|---|---|---|---|---|---|---|---|---|
| 27125 Clam Shell Court | Seagrove, Vista villa | 1,448 | 2 / 2 | 2 | Nov 2026 | $419,630 | $463,630 | $2,585/mo |
| 27117 Clam Shell Court | Cascadia, Vista garden home | 1,602 | 2 / 2 | 2 | Nov 2026 | $445,570 | $496,570 | $2,744/mo |
| 27120 Clam Shell Court | Seagrove, Vista villa | 1,448 | 2 / 2 | 2 | Available Now | $464,120 | none shown | $2,858/mo |
| 10513 Sea Breeze Ridge Drive | Contour, Scenic | 1,405 | 2 / 2 | 2 | Dec 2026 | $533,835 | none shown | $3,285/mo |
| 27517 Pelican View Court | Flagstone, Scenic | 1,577 | 2 / 2 | 2 | Available Now | $554,780 | $564,035 | $3,414/mo |
| 10374 Blue Runner Drive | Prestige, Distinctive | 2,080 | 2 / 2.5 | 2 | Dec 2026 | $822,450 | none shown | $5,056/mo |
| 26617 Bering Drive | Stardom, Echelon | 2,269 | 3 / 2.5 | 3 | Available Now | $975,240 | $990,240 | $5,993/mo |
| 26500 Sandy Hill Drive | Layton, Echelon | 3,020 | 3 / 3.5 | 3 | Feb 2027 | $1,191,994 | none shown | $7,323/mo |
| 26212 Coral Harbour Drive | Layton, Echelon | 3,020 | 3 / 3.5 | 3 | Mar 2027 | $1,234,435 | none shown | $7,583/mo |
The published reductions were $44,000 on 27125 Clam Shell Court (9.5 percent off the prior price), $51,000 on 27117 Clam Shell Court (10.3 percent), $15,000 on 26617 Bering Drive and $9,255 on 27517 Pelican View Court. The two largest cuts were both on Vista collection homes, which is also the one collection with no released lot left to build on. Top 1% Real Estate Agents Nationally Since 2008, and the first thing we check on a quick move-in is how long the builder has carried it.
The monthly figure on each Beachwalk quick move-in card is an illustration, not a quote. DiVosta’s calculator assumes an average 30-year Pulte Mortgage rate locked October 26 to November 8, 2026, a 20 percent down payment on a conventional loan, and builder estimates of taxes and insurance, and it leaves out the Beachwalk HOA dues entirely.
The calculator disclaimer on the community page reads: “The prepopulated interest rate and APR in the calculator are illustrative only, based on an average of 30-year conventional or FHA loans, respectively, locked with Pulte Mortgage LLC from 10/26/2026 to 11/08/2026. Illustrative loan rates also are based on 20% down payment for conventional loans and 3.5% down for FHA loans.” It adds that “Property taxes and home insurance are estimates based on community where the property is located” and that “Estimated payments do not include monthly homeowners’ association dues” (DiVosta Beachwalk by Manasota Key).
Three practical consequences for a Beachwalk buyer:
DiVosta also states on the same page: “Seller is not a lender and does not offer financing.” The forward-commitment rate itself was loaded by script and was not in the page text on November 14, 2026, so ask the sales center and Pulte Mortgage for the day’s rate and the close-by date tied to it.
Beachwalk quick move-in prices sit close to what the county recorded for builder closings of similar size. The two Seagrove villas at $419,630 and $464,120 bracket the $420,000 median of the 70 Beachwalk sales under $500,000 in the last 12 months, and most larger quick move-ins carry pools that push them above the size-band medians.
We tracked the county record for the same comparison. In the 12 months from October 15, 2025 to October 14, 2026, Beachwalk’s 70 sales under $500,000 had a median of $420,000 at a median 1,442 heated square feet, none with a pool and 87 percent from the builder (Sarasota County Property Appraiser). The 21 sales of $1 million and up had a median of $1,050,000, a median 2,974 heated square feet and a pool on 95 percent, with one resale among them. The two Layton quick move-ins, at $1,191,994 and $1,234,435 with custom pools and spas, sit above that median.
On price per square foot, the comparison needs a caution. The county measures heated (living) area; DiVosta lists its own square footage. With that caveat, here are the quick move-ins against the 24-month builder medians for the same size band:
| Size band (county heated sq ft) | Builder closings, 24 months | Builder median $/heated sq ft | Quick move-ins in that size range, $/listed sq ft |
|---|---|---|---|
| Under 1,500 | 76 | $301 | Seagrove $289.80 and $320.52; Contour $379.95 |
| 1,500 to 1,799 | 73 | $278 | Cascadia $278.13; Flagstone $351.79 |
| 2,000 to 2,399 (county bands 1,800 to 2,099 and 2,100 to 2,399) | 33 and 58 | $337 and $322 | Prestige $395.41 (pool and spa); Stardom $429.81 (pool and spa) |
| 2,400 and up | 104 | $338 | Layton $394.70 and $408.75 (custom pool and spa) |
County medians: Sarasota County Property Appraiser file dated October 21, 2026, builder-direct qualified sales October 15, 2024 to October 14, 2026, per square foot of county heated area. Quick move-in figures: advertised price divided by DiVosta’s listed square feet, observed November 14, 2026 (DiVosta Beachwalk by Manasota Key).
The pattern is useful in a negotiation. The villas and the Cascadia were listed at or near the recorded builder rate for their size, after their price cuts. The Contour, Flagstone and the pool homes were listed well above it, which is the option and pool load showing. That gap is where we ask what the builder will move: price, closing costs, or an upgrade already in the home.
Choose a Beachwalk quick move-in when you need to close within a few months, want a fixed price today and can live with the builder’s selections. Choose a to-be-built homesite when you want your own plan, lot and options, can wait for construction, and want the November 2026 pool offer, which applies only to select to-be-built homesites.
| Question | Quick move-in, Beachwalk, Nov 14, 2026 | To-be-built homesite, Beachwalk, Nov 14, 2026 |
|---|---|---|
| How many to choose from | 9 homes | 20 available lots, none in the Vista collection |
| Price known today | Yes, advertised price includes options | Base plus lot premium plus options, priced at contract |
| Published reductions | $9,255 to $51,000 on four homes | None published on base prices |
| November offer | $77,000 credit can apply to “quick move-ins” | Pool valued at $69,500 on select homesites, or the $77,000 credit |
| Your own inspector before drywall | Only on homes not yet drywalled (the two early-2027 Laytons may be) | Yes, if DiVosta agrees in writing |
| Structural changes | No | Yes, through the floor plan tool |
| Rate lock fit | A builder forward-commitment rate needs closing “by a specified date” | Long builds may outrun a rate lock |
| Warranty | Starts at your closing | Starts at your closing |
Sources: DiVosta community page and offer fine print (DiVosta Beachwalk by Manasota Key); builder homesite map data (builder homesite map feed); warranty start date (2024 DiVosta National Warranty Book).
PulteGroup tells its investors why the quick move-in list exists: it builds speculative homes “which allow us to compete more effectively with existing homes” (PulteGroup Form 10-K for 2025). That means a finished Beachwalk quick move-in is also competing with Beachwalk resales, so compare both before you choose. Our Englewood buyer guide sets the same choice against the wider town, and the Beachwalk community guide covers the amenities each homesite shares. To walk the quick move-ins with a buyer’s agent who has the county numbers in hand, book your Beachwalk buyer consultation or Call Marc at (239) 287-5873.
DiVosta’s November 2026 Beachwalk offer gives a buyer either a standard pool valued at $69,500 on select to-be-built homesites, or a $77,000 credit toward closing costs, a rate buydown, design options or a quick move-in, on agreements DiVosta accepts November 2 to 30, 2026. If you read this after November 30, 2026, ask the sales center what replaced it.
Data updated: November 2026 (DiVosta Beachwalk by Manasota Key offer banner and disclaimers dated 10/28/26, observed November 14, 2026; Freddie Mac PMMS week of November 12, 2026; Fannie Mae Selling Guide B3-4.1-02, published November 4, 2026; Sarasota County Property Appraiser file dated October 21, 2026)
The banner on the community page read “BLACK FRIDAY OFFER | Nov 9-30,” while the two disclaimers under it set the acceptance window at 11/2/2026 to 11/30/2026 (DiVosta Beachwalk by Manasota Key). We read both disclaimers in full. Here is what each clause means for a Beachwalk buyer:
| Term in the fine print | What it says | What it means for you |
|---|---|---|
| Choice | A standard pool “valued at $69,500” OR a $77,000 credit | One or the other, never both |
| Pool eligibility | “select homesites for select to-be-built homes” | Not available on quick move-ins; ask which homesites qualify |
| Pool upgrades | “Buyer is responsible for all costs in excess of any credit or incentive received” | A bigger pool, spa or heater is your cost |
| How the credit is applied | “as a reduction to the total purchase price of the home” | It lowers the contract price; it is not cash |
| Credit uses | “closing costs, rate buy down, design options, and quick move-ins” | You decide the mix, within lender limits |
| Leftovers | “Any unused credit is the property of the builder” | Plan to use all of it |
| Stacking | “Offer cannot be combined with other offers or incentives” | Ask in writing whether it stacks on a quick move-in’s published reduction |
| Acceptance | “in the sole and absolute discretion of DiVosta” | Signing does not guarantee the offer |
| Changes | “subject to change or withdrawal at any time without notice” | Lock it into your agreement |
| Your loan | “Offer may affect the amount of loan for which a buyer may be eligible” | Tell your lender about the credit before the appraisal |
The pool option also says “Any credit received may not be used to decrease the base price of the home.” Both disclaimers end with DiVosta’s Florida contractor license and the date code “CBC057850 10/28/26.” Measured against the county record, the $77,000 credit equals 11.9 percent of the 12-month Beachwalk builder median of $644,550 on 170 sales, and 22.0 percent of the lowest advertised base price, the $349,990 Seagrove.
DiVosta decides. The Beachwalk offer fine print says a buyer’s submitted agreement “does not constitute acceptance by DiVosta and does not entitle buyer to the offer,” and that eligibility is DiVosta’s call, “final and conclusive.” Until DiVosta countersigns an agreement that names the pool or the credit, the incentive is not yours.
The full sentence reads: “Any acceptance of a purchase agreement is in the sole and absolute discretion of DiVosta. DiVosta’s decision about whether a purchase agreement is eligible is final and conclusive” (DiVosta Beachwalk by Manasota Key). The banner also says “Opportunities are limited,” and the credit disclaimer says “Maximum credit amounts vary by community; see a sales consultant for details.” In practice that means three steps. Get the offer written into the purchase agreement with the dollar amount and the uses. Submit before November 30, 2026, with time for DiVosta to accept inside the window, because acceptance, not your signature, is the date that counts. And keep a copy of the disclaimer text as it stood on the day you signed.
No. DiVosta’s Beachwalk fine print says “You are not required to finance through Pulte Mortgage to purchase a home from seller,” but it also says use of Pulte Mortgage “is necessary to receive BFC-related rate offers.” So an outside lender keeps your right to buy the home, while the builder’s forward-commitment rate goes only to Pulte Mortgage borrowers.
The forward-commitment rate comes with conditions, all printed on the Beachwalk page (DiVosta Beachwalk by Manasota Key). It is “limited to new home agreements only and the sale must close by a specified date.” It is available “until the pool of funds is depleted or the rate lock period expires.” And the advertised rates assume “application of all incentives toward closing costs, including any discount points, based on a FICO Score of 780.” Pulte Mortgage is licensed as NMLS 1791 (DiVosta, Easy Process).
The builder’s lender is the usual choice. PulteGroup reported a mortgage capture rate of 84.9 percent and an average borrower FICO of 750 for the first nine months of 2026 (PulteGroup Form 10-Q, Q3 2026). That is a reason to get a competing loan estimate, not a reason to avoid Pulte Mortgage. The page does not say whether any part of the $77,000 credit still applies to closing costs with an outside lender, so ask for that answer in writing. The Consumer Financial Protection Bureau suggests asking a loan officer “to show you two different options (with and without points or credits)” and comparing them over several time frames (CFPB on points and lender credits).
It depends how long you keep the loan. On the Beachwalk builder median of $644,550 with 20 percent down, $77,000 taken as a price cut lowers principal and interest by about $415 a month for the life of the loan; a buydown to 5.11 percent would lower it by $666, but only while that loan lasts.
Our arithmetic uses the county median and Freddie Mac’s 30-year fixed rate of 7.11 percent for the week of November 12, 2026 (Freddie Mac PMMS; Sarasota County Property Appraiser). Figures are principal and interest only, before taxes, insurance and dues.
| Scenario on the $644,550 builder median, 20% down | Loan | Rate | Principal and interest | Change per month |
|---|---|---|---|---|
| No incentive | $515,640 | 7.11% | $3,469 | none |
| $77,000 taken as a price reduction | $61,600 less borrowed | 7.11% | about $415 below $3,469 | about $415 lower |
| Rate 1 percentage point lower | $515,640 | 6.11% | $3,128 | $341 lower |
| Rate 2 percentage points lower | $515,640 | 5.11% | $2,803 | $666 lower |
Three cautions sit under that table. One discount point costs 1 percent of the loan, which is $5,156 on this loan, according to the CFPB’s definition (CFPB on points and lender credits); the table does not show what the $77,000 would buy, because DiVosta does not publish that, and the forward-commitment rate is a separate builder program. A temporary buydown is different again: the CFPB notes the payment “is lowered for the first year or two” and that “the long-term rate and payments may be higher than a fixed-rate mortgage without the buydown feature” (CFPB on financing in a higher-rate market). And a buyer who expects to refinance, or who pays cash, gets more from the price or the options than from a lower rate.
A conventional lender caps what a seller may pay toward a buyer’s costs. Under Fannie Mae’s interested party contribution rule, the limit is 6 percent of the price when you put down 10 to 24.99 percent, which on the $644,550 Beachwalk builder median is $38,673, well under the $77,000 credit.
Fannie Mae’s Selling Guide sets the caps for a principal residence or second home by loan-to-value: above 90 percent, 3 percent; 75.01 to 90 percent, 6 percent; 75 percent or less, 9 percent; and 2 percent on an investment property. Contributions above the limit “must be deducted from the property’s sales price,” and the loan-to-value is recalculated (Fannie Mae Selling Guide B3-4.1-02). At the Beachwalk builder median, a 9 percent cap (25 percent or more down) is $58,010.
DiVosta’s credit is written “as a reduction to the total purchase price,” and part of it can go to design options, which are part of the home rather than a closing cost. How your lender classifies each dollar is your lender’s decision, so before you allocate the credit, ask the loan officer in writing how much can go to closing costs and points and how much must be treated as a price reduction. The answer can change your cash to close.
No, not if you finance a Beachwalk home. Section 9 of the federal Real Estate Settlement Procedures Act bars a seller from requiring, as a condition of sale, that a financed buyer buy title insurance from a particular title company; a seller who does is liable for three times the title charges. DiVosta’s affiliate is PGP Title.
The statute’s words: no seller of property bought with a federally related mortgage loan “shall require directly or indirectly, as a condition to selling the property,” that title insurance “be purchased by the buyer from any particular title company” (12 U.S.C. 2608). The Beachwalk community book names the affiliate: “Our partners at PGP Title work closely with Pulte Mortgage to ensure your closing is a seamless transaction” (DiVosta Beachwalk community book). Regulation X makes affiliated referrals lawful only with a written disclosure “on a separate piece of paper no later than the time of each referral,” and only if no one is required to use the affiliate (12 CFR 1024.15).
On a Beachwalk agreement, ask for the Affiliated Business Arrangement disclosure for Pulte Mortgage, PGP Title and Pulte Insurance Agency, and ask whether any part of the November credit depends on using them. On who pays the owner’s title policy: in Sarasota County the buyer customarily pays the owner’s title policy, per Chicago Title’s August 2026 Florida customs sheet, but the contract controls and your closing agent confirms (Chicago Title Florida laws and customs). Platinum Sales Production Award Winners, and we read the builder’s title and lender paragraphs with you before you sign. To have us review a DiVosta agreement, book your Beachwalk buyer consultation or visit our buying page and Call Marc at (239) 287-5873.
A new Beachwalk buyer is covered by Florida’s HOA disclosure law with its 3-day cancel right, the developer turnover rules, a one-year statutory warranty against material code violations, the Chapter 558 defect process, and DiVosta’s own warranty of 1, 2, 5 and 10 years from closing. Each comes with deadlines that are easy to miss.
None of these protections works automatically. The disclosure right ends at closing, the warranty claims window closes 30 days after each coverage period, and the defect statute requires written notice before a lawsuit. The sections below set out what each one gives you, the deadline, and the source. This is general information, not legal advice; for a dispute, talk to a Florida real estate or construction attorney.
Before you sign for a Beachwalk home, Florida law requires the HOA disclosure summary. If it arrives late, you may cancel within 3 days of receiving it or before closing, whichever comes first. A radon notice, energy rating information, a property tax disclosure and a flood disclosure also arrive at or before contract.
Beachwalk is a chapter 720 homeowners’ association community with no CDD, so s. 720.401, Florida Statutes applies to every Beachwalk purchase, new or resale. The summary tells you membership is mandatory, covenants are recorded, assessments are owed and may change, nonpayment can lead to a lien, and the developer may be able to amend the covenants without member approval. If the summary is not provided before you sign, the contract is voidable by written notice “within 3 days after receipt of the disclosure summary or prior to closing, whichever occurs first,” and any waiver of that right has no effect.
| Disclosure | Statute | When | What it tells a Beachwalk buyer |
|---|---|---|---|
| HOA disclosure summary | s. 720.401 | Before signing | Mandatory HOA, assessments, liens, developer amendment rights |
| Radon gas notice | s. 404.056(5) | At or before contract | Radon “may present health risks”; testing information from the county health department |
| Energy efficiency rating information | s. 553.996 | At or before contract | Your option to get an energy rating and how it may help an energy-efficient mortgage |
| Property tax disclosure summary | s. 689.261 | At or before contract | Do not rely on the seller’s current taxes; ownership change and improvements trigger reassessment |
| Flood disclosure | s. 689.302 | At or before contract | Known flood damage, claims and assistance; standard policies do not cover flood |
| Chapter 558 notice | s. 558.005 | In the contract | Defect claims are subject to notice and cure |
On energy, DiVosta publishes a HERS-based estimate on its Beachwalk plan pages and explains that the HERS Index compares a home with “a reference home built to the 2006 International Energy Conservation Code, which scores 100” (DiVosta legal disclaimers). On tax, the disclosure matters more for a new home than a resale: the bill you see during construction often reflects land or a partial-year value, so do not budget from it. Our tax section in this guide explains the first-year rule.
The developer does. Florida’s turnover statute lets owners other than the developer elect a board majority three months after 90 percent of the parcels in all phases have been conveyed to them, or on earlier triggers such as developer abandonment or bankruptcy. On November 10, 2026 the Beachwalk board signing association actions was the developer’s officer slate.
The rule is in s. 720.307, Florida Statutes. Builders who buy parcels to build and resell do not count as “members other than the developer.” At 50 percent conveyed, owners may elect at least one director, and the developer keeps at least one seat while it holds 5 percent of the parcels for sale. Within 90 days after owners are entitled to elect a majority, the developer must hand over common property deeds, records, funds, insurance policies, permits, “all warranties in effect” and audited financial statements. A companion statute, s. 720.308, governs when a developer may be excused from assessments on its own lots by funding deficits instead.
The Beachwalk evidence is on the association’s own site: a board action dated November 10, 2026 on open houses and sale signs was signed by the three officers who also appear on the state corporate filing at Pulte’s Bonita Springs office (Beachwalk association, Sales and Leasing). With 137 homesites still unreleased on the builder’s map on November 14, 2026, a 2026 buyer is joining an association whose board the developer appoints until the 90 percent trigger. Practically, that means rule changes, budgets and amenity timing are set by the builder for now. Amenities still under construction are part of that: the community page announced “Our Social Clubhouse and Waterline Restaurant are officially underway” (DiVosta Beachwalk by Manasota Key). Ask what is promised, by when, and where it is written in the association documents.
For a new Beachwalk home, Florida requires the builder to warrant it for one year against defects in equipment, materials or workmanship that cause a material violation of the Florida Building Code. The year runs from the first conveyance of title or first occupancy, whichever comes first, and it stays with the home through a resale inside that year.
Section 553.837, Florida Statutes, excludes normal wear and tear, normal settling, later work by others, acts of God and appliances covered by a manufacturer’s warranty, and it lets a builder substitute its own written warranty if it is at least as broad. A separate statute, s. 553.84, gives anyone damaged by a “material violation” of the building code a civil action, but where the work was permitted, had approved plans and passed every required inspection, the claim is available only if the builder “knew or should have known” of the violation (or there was personal injury or damage to other property). A material violation is one that “may reasonably result, or has resulted, in physical harm to a person or significant damage to the performance of a building or its systems.”
For a Beachwalk agreement signed on or after September 1, 2024, DiVosta’s 2024 warranty book covers materials and workmanship for 1 year, mechanical systems for 2 years, certain water infiltration and leaks for 5 years, and structural elements for 10 years, all from your closing date. Claims must reach DiVosta within 30 days after a period ends.
| Coverage tier | Length from closing | What the book covers |
|---|---|---|
| Materials and workmanship | 1 year | Items measured against the book’s Performance Standards |
| Systems | 2 years | “workability of the plumbing, electrical, heating, ventilating, air conditioning, and other mechanical systems” |
| Water infiltration | 5 years | “certain types of water infiltration and internal leaks” |
| Structural | 10 years | Load-bearing walls, beams, trusses, footings, roof sheathing and other listed structural elements |
Source: 2024 DiVosta National Warranty Book. The warranty passes to later owners who take title inside a coverage period, and the clock does not restart (DiVosta 10-year warranty).
The claim process is where owners lose coverage, so read these rules before you move in:
Put the closing date, the one-year end, the two-year end and each 30-day claim deadline on your calendar the day you close.
The DiVosta warranty book sets numbers an inspector can measure on a Beachwalk home: stucco cracks wider than 1/8 inch, slab cracks of 1/4 inch, roof tiles more than 2 inches out of line, rooms more than 4 degrees apart, and standing water near the foundation after 24 hours. Below those limits, DiVosta calls it normal.
| Item | Builder repairs when | For how long |
|---|---|---|
| Exterior stucco cracks | Wider than 1/8 inch (hairline cracks “are normal”) | 1 year |
| Slab-on-grade floor cracks | 1/4 inch in width or vertical displacement | 2 years |
| Roof tile alignment | Tiles in a course more than 2 inches out of line | 1 year |
| Loose, cracked or chipped roof tiles | Damage exceeding 1/2 inch (not from foot traffic or storms) | 1 year |
| Cooling | Above 78 degrees indoors when it is 95 or less outside; rooms more than 4 degrees apart | 2 years |
| Clogged condensate lines | Builder corrects; owner cleans the lines yearly | 1 year |
| Site drainage | Standing water within 10 feet of the foundation past 24 hours (48 on swales) | 1 year |
| Pool deck cracks | Over 1/4 inch in width or displacement | 2 years |
| Pools and equipment | Not warranted by the builder | none |
| Landscaping | Not warranted | none |
Source: 2024 DiVosta National Warranty Book, sections 1.4, 3.9, 3.14, 5.1, 8.1, 12.1, 12.3, 20.1, 22.1 and 22.2.
Two of those lines matter more in Beachwalk than they would elsewhere. Pools are common here: 91 percent of the 34 Beachwalk sales between $700,000 and $800,000 in the last 12 months had one (Sarasota County Property Appraiser), and DiVosta says “Pools have many parts and components and are not warranted by the Builder,” so get the pool contractor’s warranty paper at closing. And drainage responsibility moves to you when you change the yard: “If the Homeowner adds a pool, the Builder will no longer be responsible for drainage.” If you plan a pool after closing, have the drainage inspected first.
Florida’s Chapter 558 comes first. A Beachwalk owner must serve written notice of each defect at least 60 days before filing suit; the builder may inspect within 30 days and must answer in writing within 45 days. Lawsuits must also beat a 7-year statute of repose from the certificate of occupancy.
Under s. 558.004, Florida Statutes, the notice must describe each defect “in reasonable detail” with its location; the builder may forward it to subcontractors within 10 days; and the owner must accept or reject a timely offer in writing within 45 days. An association representing more than 20 parcels gets longer periods (120 days’ notice, 50 days to inspect, 75 days to respond). Serving notice tolls the statute of limitations but not the statute of repose. Every contract for improvement of real property entered after October 1, 2009 must carry the notice “ANY CLAIMS FOR CONSTRUCTION DEFECTS ARE SUBJECT TO THE NOTICE AND CURE PROVISIONS OF CHAPTER 558, FLORIDA STATUTES” unless the parties agree in writing that the chapter does not apply (s. 558.005).
The time limits are in s. 95.11(3)(b): four years for actions founded on design, planning or construction, starting from the certificate of occupancy or completion (latent defects run from discovery), and “in any event” no later than 7 years after the certificate of occupancy or completion. DiVosta’s structural warranty runs 10 years, past that 7-year repose, but it routes unresolved disputes to arbitration, and its section 6.3 recognises state pre-suit steps, which in Florida means the Chapter 558 notice. An owner with a serious defect would normally follow the warranty steps and the Chapter 558 notice side by side, with an attorney’s help.
Before Beachwalk opened, in a complaint filed December 28, 2018 in Leon County, the Florida Attorney General alleged that PulteGroup and Pulte Home Company failed to disclose code issues to certain Florida buyers, improperly denied some warranty claims and in some cases withheld deposits. Under the 2019 settlement, Pulte paid $4.7 million in restitution.
The complaint was brought under the Florida Deceptive and Unfair Trade Practices Act and states that Pulte sold more than 23,000 homes in Florida from 2008 through 2016 (Florida Attorney General complaint). The Attorney General’s release dated February 18, 2019 reported the $4.7 million in restitution for current and former homeowners’ out-of-pocket expenses (Florida Attorney General release). The Attorney General’s FAQ describes it as “not a construction defect case” but one about alleged failures to disclose and alleged improper denials of warranty coverage, with claim deadlines in 2020, and lists continuing commitments, including that after a stucco or water intrusion warranty claim “Pulte must perform a visual, in-person inspection of the home” and must give “a written reason for the denial” if it denies one (Florida Attorney General FAQ). Beachwalk homes were built from 2021 onward, after those claim windows closed; the warranty-handling commitments are the part a current buyer can cite.
Yes. On a new Beachwalk home, hire your own licensed inspector three times: before drywall, before the Pre-Closing Orientation, and around month 11 of ownership. DiVosta’s own quality review is done by its employees, and county code inspections check minimum code, so only an inspector you hire reports to you alone. Get DiVosta’s site-access terms in writing first.
| Inspection | When | What it can see that later visits cannot | Deadline it serves |
|---|---|---|---|
| Pre-drywall | At or before DiVosta’s Pre-Drywall Orientation | Framing straps, truss connections, window flashing, duct runs, plumbing and wiring rough-in | Items DiVosta fixes before the walls close |
| Pre-closing | Before the Pre-Closing Orientation (DiVosta asks you to confirm its date two weeks out) | Full finished-home inspection plus pool, cage, shutters and irrigation add-ons | The orientation punch list, before you sign |
| 11-month | About month 11 after closing | Stucco cracks, tile alignment, drainage, condensate, settling | The 1-year workmanship tier and its 30-day claim window |
| 23-month (optional) | About month 23 | Plumbing, electrical, HVAC, ductwork, pool deck cracks | The 2-year systems tier |
Timing sources: DiVosta’s build steps and closing checklist (DiVosta Build Quality Experience; DiVosta closing checklist) and the warranty book’s claim deadline (2024 DiVosta National Warranty Book).
The builder inspects too, and so does the county. DiVosta’s sheet says its review is “performed on-site by DiVosta employees, and not outside consultants” (DiVosta Build Quality Experience sheet). Sarasota County, or a licensed private provider the builder hires under s. 553.791, Florida Statutes, inspects foundation, framing, rough-in, insulation and final for code. Those inspections show up in the county permit record in Sarasota County’s Accela Citizen Access, where a free account opens the building search. Code inspections confirm the minimum; your inspector reports workmanship issues the code does not address, and the private-provider route means the only inspections paid for by you are your own.
DiVosta does not say. No public DiVosta or PulteGroup document we found states whether a buyer’s licensed inspector may attend the Pre-Drywall or Pre-Closing Orientation at Beachwalk, or on what terms, and the 2024 warranty book has no clause on it. Ask before you sign, and put the answer in an addendum or e-mail.
The warranty book gives DiVosta the right to inspect and test a reported item, but it is silent on your inspector during construction (2024 DiVosta National Warranty Book). Ask the sales consultant four questions in writing:
If the answer to the first question is no, you still have the pre-closing walk with your own eyes, the Celebration walk that DiVosta itself calls “the most important inspection: yours,” and the 11-month inspection, which needs no permission because you will own the home. On a quick move-in already past drywall, the pre-drywall visit is gone; that is one reason to favor the two Layton homes listed for early 2027 if you want to see the framing, and to ask their construction stage before you commit.
A standard Florida home inspection is a limited visual exam. Under the state’s standards of practice, the inspector is not required to inspect swimming pools, screen enclosures, shutters, irrigation systems, or to judge whether the air conditioning is correctly sized. Most Beachwalk homes have at least one of those, so order the add-ons in writing.
Florida defines home inspection services as “a limited visual examination” of the structure, electrical, HVAC, roof covering, plumbing, interior, exterior and site conditions that affect the structure (s. 468.8311, Florida Statutes). The standards of practice in Rule 61-30 of the Florida Administrative Code spell out the gaps (Rule 61-30.810, exterior; Rule 61-30.804, HVAC; Rule 61-30.806, plumbing):
| Beachwalk feature | What the state standard says | Add-on to order |
|---|---|---|
| Pool, spa and equipment | Inspector not required to inspect “Swimming pools” | Pool inspection: pump, filter, heater, salt cell, lights, bonding, leaks |
| Screen enclosure (lanai cage) | Not required to inspect “Window and door screening” | Ask in writing for screen panels, fasteners and kick plates |
| Storm shutters | Not required to inspect “shutters, awnings, and similar seasonal or protective accessories” | Confirm opening protection and product labels; order a wind mitigation inspection |
| Irrigation | Not required to inspect “Irrigation system(s)” | Note dry or flooded zones and heads spraying the stucco; the association maintains Beachwalk lawn irrigation |
| AC sizing | Not required to “Determine cooling supply adequacy, distribution balance” | Ask for the Manual J sizing calculation from the permit; an HVAC contractor check |
| Tile roof | May decline to walk the roof if it may damage the covering | Ask whether it was viewed from a ladder or by drone |
The rules also let an inspector exclude systems “if agreed upon in writing by the inspector and client,” so read the pre-inspection agreement for anything struck out (Rule 61-30.801, general). For a pool home, also confirm the pool permit was finaled and which safety feature it passed with: Florida requires a new residential pool to have at least one of five, such as a barrier, an approved safety cover, door and window exit alarms, self-closing and self-latching doors, or a certified pool alarm, to receive its certificate of completion (s. 515.27, Florida Statutes).
Before any Beachwalk inspection, look the inspector up on the Florida Department of Business and Professional Regulation’s license search by name or license number, and ask for a certificate of insurance. Florida licenses home inspectors, requires at least $300,000 of general liability coverage, and bars them from repairing what they inspect or paying agents for referrals.
DBPR’s home inspector program says “Users can verify licenses by name or license number,” and that licenses “expire July 31st every even year,” so a license that lapsed after July 31, 2026 is a warning sign (DBPR home inspectors; DBPR license search). Renewal requires continuing education with a minimum of 2 hours on wind mitigation, which matters because most inspectors also complete the insurance wind mitigation form. The insurance floor is in s. 468.8322. Under s. 468.8319, an inspector may not repair a home they inspected, may not inspect a property they have a financial interest in, may not pay a broker or agent for a referral, and may not take a job where the fee depends on the report’s conclusions. On a Beachwalk purchase you hire and pay the inspector, and the inspector works for you, not for DiVosta, a seller or either agent.
The 11-month inspection on a Beachwalk home should catch the one-year warranty items before they expire: stucco cracks wider than 1/8 inch, misaligned or chipped roof tiles, drainage ponding near the slab, clogged condensate lines and settled fill. File one written list through the DiVosta portal before day 365, because claims must arrive within 30 days after the year ends.
Use the warranty book’s measurable limits from the table above as the checklist, and photograph each item with a ruler in frame. DiVosta’s portal serves original buyers who purchased on or after January 1, 2021, and service requests “can also be submitted without registering,” which is the route for a later owner (DiVosta warranty request). Repeat at about month 23 for the two-year tier: plumbing, electrical, HVAC performance, detached ductwork and pool deck cracks over 1/4 inch. DiVosta’s own steps 9 and 10, “Living” at 90 days and “Built to Last” at one year, are feedback surveys, not inspections (DiVosta Build Quality Experience sheet).
Nationally Recognized Top Producing Realtors, and our buyers leave the closing table with the warranty dates already on their calendar. If you are comparing Beachwalk with other builder communities, our Englewood new construction guide and Englewood buyer guide carry the same checks for each. To plan your inspections around DiVosta’s schedule, book your Beachwalk buyer consultation or Call Marc at (239) 287-5873. Already own a home you need to sell first? See selling your Beachwalk home, check what a Beachwalk home is worth today, or Call Jesse direct at (239) 898-6072.
Buying a resale home in Beachwalk by Manasota Key runs on the standard Florida contract plus three Beachwalk steps: the association’s Sales Application at least 20 days before closing, a $2,000 Resale Assessment paid by the buyer, and an estoppel certificate from Castle Management. The association cannot refuse the sale, and the inspection period decides everything else.
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026, qualified sales over $1,000 on improved parcels, 12 months October 15, 2025 to October 14, 2026; Beachwalk Declaration and Sales Application Rev. 7-22-2026 on the association site; Florida Statutes 2026; FR/BAR-7 Rev. 12/24 and Rider CR-6 Rev. 10/21. All checked November 14, 2026.)
On a resale the seller is an owner, not the builder, so the Florida Realtors and Florida Bar forms govern and the seller owes you Florida’s disclosure duties. The builder path is covered in the new-construction section above. For the community itself (amenities, location, the gate and the clubhouse), see our Beachwalk by Manasota Key community guide.
Resales are still the smaller side of the Beachwalk market. We tracked 36 qualified resales in the 12 months to October 14, 2026, at a median of $677,500, against 170 builder-direct sales at a median of $644,550. That is about one sale in six, so a buyer who wants an existing Beachwalk home often waits for the right one.
The resale count has grown each year as the earliest DiVosta owners move on. These are qualified resales on the county roll (a seller other than a Pulte entity), by year of sale (Sarasota County Property Appraiser data downloads):
| Year of sale | Qualified Beachwalk resales (n) | Median resale price |
|---|---|---|
| 2023 | 6 (a small group) | $514,250 |
| 2024 | 8 (a small group) | $572,500 |
| 2025 | 15 | $575,000 |
| 2026, through early October | 31 | $695,000 |
| 12 months to October 14, 2026 | 36 | $677,500 |
| Builder-direct, same 12 months | 170 | $644,550 |
Data updated: November 2026 (Sarasota County Property Appraiser bulk file of October 21, 2026; qualified sales; builder-direct means a Pulte entity is the seller of record).
The resale median sits above the builder median partly because of mix: 61 of the 70 Beachwalk sales under $500,000 in the same 12 months were builder closings of villas and smaller plans. The 2023 and 2024 counts are small groups, a description rather than a trend. The new-versus-resale comparison by size band is in the decision table near the top of this page.
The Beachwalk Sales Application is a four-page form the association asks for at least 20 days before closing, with a copy of the signed contract. It collects the buyer’s intended use, up to two vehicles, pets and closing agent. It prints no fee, and the recorded Declaration says the association cannot disapprove a sale.
The 2026 form (revised July 22, 2026) quotes the Declaration: the owner must notify the association in writing “Not less than 20 days prior to (i) the date of any closing of a sale, or (ii) the effective date of any lease,” with a copy of the contract (Beachwalk association, Sales and Leasing). The packet is the “Fully Completed Application” and the “Copy of Executed Sales Contract,” returned to the on-site office at 9818 Beachwalk Drive or emailed to the Castle property manager named on the form.
What the form asks:
What the form does not contain is just as useful: no application fee amount, no background or credit authorization, no interview and no gate credential section. The lease application, by contrast, prints a $100 fee (Beachwalk association, Sales and Leasing).
The form carries an “APPROVED / DISAPPROVED” board block, but the recorded Declaration, Section 12.3, says the association “shall not have the authority to disapprove a proposed conveyance or other transfer” (Beachwalk association, Governing Documents). In practice it works as notice for a sale; a lease does need board approval. Use the July 2026 form, and send the packet the day the contract is signed so the 20-day clock never sets the closing date.
The buyer does. Beachwalk’s Declaration, Section 4.10, makes the Resale Assessment “due and payable to the Association by the transferee” on every sale after the first sale from the builder, and the 2026 fee summary lists it at $2,000. It is collected at closing and goes into the association’s common expenses.
The text of Section 4.10 adds three details a buyer should know (Beachwalk association, Governing Documents):
The $2,000 figure is “currently $2,000.00” on the Beachwalk 2026 fee summary revised November 10, 2025 (DiVosta Beachwalk community book, page 69). Buyers from DiVosta do not pay it; they pay the Initial Contribution instead. The Florida Realtors HOA rider agrees: under Rider B, paragraph 2(a), the buyer pays fees “charged by Association pursuant to its governing documents” (The Fund, Florida contract forms reprint, August 2025). Put the $2,000 in your cash-to-close from the first estimate.
The estoppel certificate is the association’s signed statement of what the seller owes, and Florida law lets you rely on it. The fee is capped at $299 on a current account, plus $119 for delivery within 3 business days and up to $179 more if delinquent, and the seller customarily pays it under the Florida contract.
Under section 720.30851, the association must issue the certificate “Within 10 business days after receiving a written or electronic request” (Fla. Stat. 720.30851). Beachwalk’s own Declaration, Section 4.7, repeats the 10-business-day rule. It must list the assessment, the paid-through date, amounts owed and coming due, any resale fee, open violations and any other associations. It is valid 30 days if emailed or hand delivered, 35 days if mailed.
The fee figures are Florida DBPR’s adjusted amounts; the statute’s base figures are $250, $100 and $150, and DBPR’s adjusted caps are $299, $119 and $179, with the next update due by July 1, 2027 (Florida DBPR, Estoppel Certificate Fees). If the association misses the 10-business-day deadline, it may not charge for that certificate at all, and if the sale does not close the fee is refundable on written request.
The protection is in one sentence of the statute: the association “waives the right to collect any moneys owed in excess of the amounts specified in the estoppel certificate” from a person who relies on it in good faith. That is why the title agent closes a Beachwalk resale off the estoppel figures. On cost, the Florida contract lists “HOA/Condominium Association estoppel fees” among seller costs, and Rider B, paragraph 2(c), has the seller pay existing fines (The Fund, contract forms reprint).
Yes, unless the closing pays them. Under section 720.3085, a new owner “is jointly and severally liable with the previous parcel owner for all unpaid assessments that came due up to the time of transfer of title.” In Beachwalk the association’s lien relates back to February 11, 2021, the date the Declaration was recorded.
The rule is in Fla. Stat. 720.3085, subsection (2)(b), and it keeps the buyer’s right to recover from the seller. The Beachwalk Declaration was recorded as Sarasota County Instrument #2021023812 on February 11, 2021, and the statute says the association’s lien relates back to the recording of the original declaration. In plain terms: if the seller’s quarterly Beachwalk assessment is behind at closing and nobody pays it, the association can collect it from you.
The fix is procedural, and it is the estoppel certificate above. The title agent orders it, the closing statement pays every listed amount from the seller’s proceeds, and the good-faith reliance rule caps what the association can later claim. Two Beachwalk items to look for on it: the $480 Annual Food and Beverage Minimum, which the Declaration (Section 4.12) bills with the first quarterly installment each year, and any open architectural violation, which the buyer inherits the duty to cure if the closing goes ahead without a fix (Beachwalk association, Governing Documents).
Yes, but the clock does not restart. DiVosta’s limited warranty covers “all subsequent owners of the home who take title during the applicable warranty coverage periods,” and every period runs from the date the builder first closed the home. On a 2023 Beachwalk home, the one-year and two-year tiers are gone; the longer tiers may remain.
The 2024 DiVosta National Warranty Book, Section 1, extends coverage “to the original purchaser of the home and to all subsequent owners of the home who take title during the applicable warranty coverage periods” (DiVosta National Warranty Book, 2024 edition). The earlier edition, used for agreements before September 1, 2024, covers later owners who take title within the warranty period “and use the home for their residence only” (DiVosta National Warranty Book, edition 032820F). Coverage “commences on the ‘closing date’, which is the date the Builder closed the sale of the home to the initial purchaser.”
A worked example from the warranty terms: a Beachwalk home first closed in March 2023 and resold in November 2026 has no one-year or two-year coverage left, keeps the five-year water-infiltration tier until March 2028 and the ten-year structural tier until March 2033. A home first closed in December 2025 and resold in November 2026 still has about a month of one-year coverage, and claims must be received “no later than 30 days after the expiration of the applicable warranty coverage period,” so the inspection report should go to DiVosta immediately.
How to date the warranty: the Property Appraiser’s sales history shows the deed from the Pulte entity and its date (Sarasota County Property Appraiser, parcel search). Ask the seller for the warranty book edition, open service tickets and any repair DiVosta declined. The full warranty schedule and its measurable limits are covered in the new-home protections section above.
Most Beachwalk resales are written on the Florida Realtors and Florida Bar AS IS contract, which gives the buyer a 15-day default inspection period and the right to cancel “in Buyer’s sole discretion.” The Standard contract instead makes the seller pay for repairs, up to three separate caps that each default to 1.5 percent of the price.
Here is how the two forms compare, from the FR/BAR-7 Rev. 12/24 text and Rider K of the Comprehensive Rider CR-6 Rev. 10/21 (The Fund, contract forms reprint, August 2025):
| Term | AS IS contract (or Rider K) | Standard FR/BAR-7 |
|---|---|---|
| Inspection period if left blank | 15 days | 15 days |
| Buyer’s remedy | Cancel in sole discretion before the period ends, deposit refunded | Seller repairs up to the caps; cancel only if the caps are exceeded and no one pays the excess |
| General Repair Limit | Deleted | 1.5% of price if left blank |
| WDO (termite) Repair Limit | Deleted | 1.5% of price if left blank |
| Permit Limit (open or unpermitted work) | Deleted | 1.5% of price if left blank |
| Lender-required repairs | Buyer’s responsibility | Within the caps |
| Seller’s duty to disclose known defects | Kept (“does not relieve Seller’s disclosure obligations under Paragraph 10(j)”) | Kept |
On a $600,000 Beachwalk resale, each blank Standard cap is $9,000. Under the Standard form, cracked roof tiles and minor cracks in pool decks are not seller repairs absent a leak, but missing roof tiles, torn pool and patio screens and fogged windows are.
Which to choose in Beachwalk comes down to the home’s age. Inside its DiVosta coverage, many defects are still the builder’s to fix, so an AS IS contract with a full inspection and a prompt warranty filing is often cleaner. Past the two-year tier, with a pool, cage or later additions, the Standard contract’s Permit Limit has real value. Section 553.79(17) also protects a buyer from county penalties “solely because a building permit applied for by a previous owner of the property was not closed” (Fla. Stat. 553.79), but that does not make unfinished work insurable or financeable.
Under the Florida contract, once you give notice of loan approval, a low appraisal alone no longer protects your deposit. Rider F, the Appraisal Contingency, fixes that: it lets you cancel if a licensed Florida appraiser values the home below a stated figure, which defaults to the purchase price if left blank.
The financing paragraph, 8(b), covers loan approval within 30 days if left blank, including an appraisal “satisfactory to lender,” but its deposit protection after approval specifically excludes “the Appraisal valuation” (The Fund, contract forms reprint). Rider F makes the contract contingent on an appraisal, at the buyer’s expense, of “at least $____ (if left blank, the Purchase Price),” delivered by a set date (if left blank, at least 10 days before closing). If it comes in low, the buyer has 3 days to cancel with the deposit refunded or waive and go ahead.
In Beachwalk, with the builder selling next door, the record shows 37 of 58 Beachwalk resales sold below the price the first owner paid the builder, with a median change of minus 4.1 percent over a median hold of 660 days (Sarasota County Property Appraiser bulk file, parcel-to-parcel comparison). An appraiser will see those same sales. The blank in Rider F is also how an appraisal gap is set: write in $580,000 on a $600,000 contract and you have agreed to cover up to $20,000 of shortfall in cash.
A Beachwalk seller must disclose known facts that materially affect value and are not readily observable, under Johnson v. Davis (Florida Supreme Court, 1985), and an AS IS clause does not remove that duty. Florida law also requires a flood disclosure, a property tax disclosure, a radon notice and, for every Beachwalk home, the HOA disclosure summary before you sign.
The common-law duty. Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), holds that where “the seller of a home knows of facts materially affecting the value of the property which are not readily observable” and unknown to the buyer, the seller must disclose them. Florida courts have held that “as is” language “is not a license to fail to disclose, or worse yet, actively conceal known defects” (The Florida Bar Journal, Summary of Buyer Claims in Florida Real Estate). In Beachwalk, ask in writing about warranty claims, roof or stucco repairs, ponding after storms and open violations.
The flood disclosure, section 689.302. “A seller must complete and provide a flood disclosure to a purchaser of residential real property” at or before the contract (Fla. Stat. 689.302). Since October 1, 2025 the form asks three questions: whether the seller knows of “any flooding that has damaged the property during Seller’s ownership,” whether the seller filed a flood-damage insurance claim (including with the National Flood Insurance Program), and whether the seller received flood-damage assistance, including from FEMA. “Flooding” includes “Sustained periods of standing water resulting from rainfall,” which is the category most likely to apply on a Beachwalk lake lot. (Florida Realtors, Florida expands flood disclosures).
The property tax disclosure, section 689.261. The required text reads, in capitals, that the “BUYER SHOULD NOT RELY ON THE SELLER’S CURRENT PROPERTY TAXES AS THE AMOUNT OF PROPERTY TAXES THAT THE BUYER MAY BE OBLIGATED TO PAY IN THE YEAR SUBSEQUENT TO PURCHASE” (Fla. Stat. 689.261). In Beachwalk that warning is concrete; the tax section below shows why.
Radon and the HOA summary. Section 404.056(5) requires the radon notice on at least one document at or before the contract (Fla. Stat. 404.056). Section 720.401 requires the HOA disclosure summary “before executing the contract for sale”; if it arrives late, the buyer may void the contract by written notice “within 3 days after receipt of the disclosure summary or prior to closing, whichever occurs first,” and that right cannot be waived (Fla. Stat. 720.401). On a resale the duty falls on the selling owner.
#1 Team in Southwest Florida since 2012. If you want a Beachwalk resale search built around your plan, size and budget, book a Beachwalk buyer consultation or Call Marc at (239) 287-5873. Selling a home elsewhere in the area first? Start with our Beachwalk home valuation or Call Jesse direct at (239) 898-6072.
Beachwalk HOA dues for 2026 run from $367.29 to $400.71 a month, billed quarterly, and cover the amenities, a lifestyle director, lawn care and irrigation, common areas and lakes, the staffed gate and professional management. Internet and cable are not included. The recorded Declaration also sets leasing, pet, vehicle and architectural rules every buyer should read first.
Data updated: November 2026 (BeachWalk by Manasota Key Homeowners Association 2026 Fee Summary revised November 10, 2025, DiVosta community book page 69; recorded Declaration, ARC Guidelines revised April 10, 2026 and association policies on the association site; Florida DBPR license search; Florida Statutes 2026. All checked November 14, 2026.)
The 2026 Beachwalk fee summary lists four assessment levels by home series, from $367.29 a month ($1,101.87 a quarter) to $400.71 a month ($1,202.12 a quarter). Every owner also pays a $480 Annual Food and Beverage Minimum. Beachwalk has no Community Development District, so there is no CDD line on the tax bill.
| 2026 Beachwalk charge | Amount | Who pays |
|---|---|---|
| Regular assessment, lowest level | $367.29 a month ($1,101.87 a quarter) | Every owner, quarterly |
| Regular assessment, highest level | $400.71 a month ($1,202.12 a quarter) | Every owner, quarterly |
| Annual Food and Beverage Minimum | $480 a year | Every owner; prorated in the first year, must be used in the same calendar year, not refunded or carried over |
| Resale Assessment | $2,000 | Resale buyer, at closing |
| Initial Contribution and Amenity Fee | $2,000 and $4,000 (the summary does not say which is which) | Buyer from the builder, at closing |
| Lease application fee | $100 | Owner leasing a home |
| CDD assessment | None | Not applicable |
Data updated: November 2026 (2026 Fee Summary revised November 10, 2025, DiVosta community book page 69; lease application Rev. 26-06-03, Beachwalk association, Sales and Leasing).
The fee summary names four series (Vista, Scenic, Distinctive and Echelon) and four amounts, but the published page does not tie each amount to a series, so confirm the figure for a specific home on the estoppel certificate or with Castle. The fee summary also says the figures are estimates and subject to change. The builder’s online payment cards for Beachwalk state that “Estimated payments do not include monthly homeowners’ association dues” (DiVosta, BeachWalk by Manasota Key), so add the dues yourself when you compare a Beachwalk payment with a home outside the gate.
The fee summary lists six items inside the Beachwalk assessment: Community Amenities, a Lifestyle Director, Landscape Maintenance and Irrigation, Maintenance of Common Areas and Lakes, Staffed Vehicular Access Control, and Professional Property Management. Internet, cable, homeowners and flood insurance, utilities and your own pool service are separate costs.
The amenity line covers the builder-listed facilities: the resort-style saltwater pool with lap lanes and heated spa, the clubhouse with fitness center, movement studios and card rooms, the lakeside boardwalk with pier, 5 tennis, 10 pickleball and 6 bocce courts, a dog park and a community garden (DiVosta, BeachWalk). For the full amenity list and photos, our Beachwalk community page goes room by room.
What is not included matters to the monthly budget. The DiVosta community book says “Homeowners must obtain their own Internet service and determine their bandwidth needs” (DiVosta community book page 65). Lawn care is in, but the irrigation runs on a separate non-potable line under Declaration 9.12, private wells are barred under 9.20, and the association, not the owner, maintains the lawn system installed by the builder (Declaration 7.1). Trash is a county charge on the tax bill, not an HOA line.
Two statutes shape what the dues pay for. Section 720.303 requires an association with 100 or more parcels to post its budget, financial report and insurance policies online (an owner-only section is allowed), and an association with at least 1,000 parcels must have audited financial statements regardless of revenue (Fla. Stat. 720.303). Beachwalk has about 1,388 platted parcels, so ask the seller, who has an owner login, for the current budget and the latest audit during your inspection period. The association itself is not required to give a prospective buyer more than chapter 720 requires.
A Beachwalk villa owner carries more than a single-family owner. Villa buildings share party walls and “Shared Roofing,” and the Declaration makes each villa owner responsible for the exterior surfaces of the unit and for casualty insurance “in an amount equal to the replacement value.” The association only pressure-washes and repaints the exterior walls.
The rules are in Declaration Sections 7.2.1 and 7.2.2 (Beachwalk association, Governing Documents). Party walls are owned by the adjoining owners “as tenants in common.” “Each Villa Owner shall at all times be responsible for the maintenance and care of the exterior surfaces of his or her Villa Unit,” including exterior walls and the shared roof. The association handles “periodic pressure washing of the exterior walls and Shared Roofing, and the periodic repainting of the exterior walls,” and it may force-place insurance on an owner who does not carry it and charge the cost back. Parallel rules apply to the four-unit “Quad Units.”
For a buyer, that means three things. Quote an HO-3 style policy at full replacement cost, not a condominium-style walls-in policy. Ask the seller for the neighbor’s insurer details, because a roof claim on a shared roof involves two policies. And read the resale record before you offer: the county file shows only four villa end-unit resales and nine interior attached resales since 2023 (Sarasota County Property Appraiser bulk file, October 21, 2026). Both are small groups, too few for a percentage conclusion, which is the reason to price a Beachwalk villa from villa sales only, never from single-family sales.
Beachwalk leases must cover the entire home, run at least 90 consecutive days, and a home may be leased no more than three times in a calendar year, with prior written board approval and a $100 lease application fee. Short-term and “Airbnb” type use is barred. Owners may keep up to three household pets, excluding tropical fish.
The leasing rules are in Declaration Section 12 and Section 9.1 (Beachwalk association, Governing Documents). “Only entire Units may be leased. The minimum leasing period is ninety (90) consecutive days and no Unit may be leased more than three (3) times in any one (1) calendar year.” The board acts on a lease within 20 business days or it is deemed approved, and unapproved leases are void. Section 9.1 bars “time share” or transient use, “including without limitation, an ‘Airbnb’ type use.”
The pet rule, Section 9.6, allows dogs, cats and other usual non-exotic household pets “not to exceed a total of three (3) pets, excluding tropical fish,” leashed or carried outside the home or screened pool area, with no commercial breeding. Wolf hybrids and aggressive dogs are excluded.
If you are buying with rental income in mind, run the numbers at three leases a year at most, with each tenant approved in advance. The Declaration gives the board limited grounds to refuse a tenant (Section 12.3(C)), but the approval step adds time to every vacancy. Rent figures for Beachwalk come from the MLS, and for this page: Information not available at time of publishing (checked November 14, 2026).
Inside a closed garage. Beachwalk’s Declaration, Section 9.7, requires golf carts, recreational vehicles, trailers, watercraft, motorcycles and commercial vehicles to be “kept within an enclosed garage,” bars overnight parking on roads and common areas, and asks owners to keep garage doors closed. No community boat or RV storage lot appears in the documents.
Florida’s section 720.3045 says an association may not prohibit boats, RVs and similar items that are “not visible from the parcel’s frontage or an adjacent parcel, an adjacent common area, or a community golf course” (Fla. Stat. 720.3045). On a typical Beachwalk lot backing onto a lake, preserve or another lot, a rear-yard boat would usually be visible from a neighbor or a common area, so plan on the garage rule applying. If a boat or RV is part of your plan, buy the garage for it, and look at a three-car or extended-garage plan from the start. Driveway parking is allowed for passenger cars, vans, pickups and SUVs.
Any exterior change in Beachwalk needs written approval first, and until turnover the developer is the Architectural Reviewer. The reviewer may require a security deposit of up to $5,000 plus a contractor deposit, has 60 days to answer a complete application, and the April 10, 2026 guidelines allow only 48-inch bronze picket fences.
Declaration Section 5 sets the process (Beachwalk association, Governing Documents). The reviewer “shall have sixty (60) days to respond once a complete set of plans and specifications have been submitted,” and silence after 60 days is deemed approval. Under Section 5.3(E) the reviewer may require “a security deposit in the amount of up to Five Thousand Dollars ($5,000.00),” and unpaid review fees and costs “shall become a lien on the Owner’s Parcel.”
The ARC Guidelines revised April 10, 2026 add the specifics a pool or fence buyer needs (Beachwalk association, Architectural Review):
State law limits the reviewer in two ways. Since July 1, 2026, an association “may not require a building permit to be issued by a governmental authority” before it reviews a project, and it “may not deny an application for the installation, enhancement, or replacement of hurricane protection” that meets its adopted specifications (Fla. Stat. 720.3035). If you are buying a resale without a pool and plan to add one, build the 60-day review, the deposit and the 5-foot rear setback into your timeline and budget before you choose the lot.
No. The recorded Declaration says “The lakes shall not be available for use by Owners or the Association,” and owners acknowledge that “lake water levels may fluctuate at certain times during the year and such fluctuations may be material.” A Beachwalk lake lot buys a view and drainage, not water access.
The lake clause is in the Declaration posted on the association site (Beachwalk association, Governing Documents). Lake maintenance is a common expense inside the dues, and Beachwalk lots drain toward the community’s lakes. If you are paying a lake premium, visit at the end of the dry season as well as in summer, because the Declaration itself warns that the water line moves. The community pier and boardwalk are the shared way to enjoy the water.
Residents enter Beachwalk with a gate transponder or similar device, and guests use a separate guest entrance; “Staffed Vehicular Access Control” is inside the dues. The Declaration lets the association deactivate a transponder during a suspension but not block access to your home. How a resale buyer gets transponders, and their cost, is not published.
The bylaws portion of the posted Declaration says a suspension “may not prohibit the right of an Owner or Tenant of a Parcel from having vehicular and pedestrian ingress to and egress from the Parcel,” while the association “may deactivate an Owner’s gate transponder or other entry mechanism” and require entry through the guest entrance (Beachwalk association, Governing Documents).
Ask Castle for the transponder process, any cost and the visitor system when the Sales Application goes in, so the devices are ready at closing. The Declaration also states plainly that neither the developer nor the association is an insurer or guarantor of security inside the community; the gate is access control.
Beachwalk limits resale marketing more than most Englewood neighborhoods. Under the association’s November 10, 2026 policy, open houses run only on Sundays from 11am to 4pm, For Sale signs may stand only during an open house, and Beachwalk, DiVosta or Pulte logos are not permitted on any resale marketing.
The October 7, 2026 policy added that “Only a Florida Licensed Realtor or homeowner may hold an Open House” and that “Directional signs, balloons and/or flyers are strictly prohibited” (Beachwalk association, Governing Documents). The November 10 update, signed by the developer-appointed board, kept Sundays from 11am to 4pm with no registration required and banned flags and banners (Beachwalk association, Sales and Leasing).
For a buyer, that means two things. There is almost no yard-sign trail to follow inside the gate, so a resale comes to you through an agent’s search, not a drive-by. And outside Sunday afternoons, every resale showing runs by appointment through the gate. We set up the search so a new Beachwalk resale reaches you the day it is listed, and we book the gate access with the showing.
Pulte still controls it. The Beachwalk board that signed the November 10, 2026 open-house policy (president, vice president and secretary-treasurer) is the same slate listed on the state corporate record at Pulte’s Bonita Springs office, and the Declaration keeps the developer in control until three months after 90 percent of parcels are sold to owners.
The association is BEACHWALK BY MANASOTA KEY HOMEOWNERS ASSOCIATION, INC., filed November 5, 2020, managed by Castle Group. The management firm, Castle Management LLC, holds Florida DBPR community association management firm license CAB3838, status current, expiring September 30, 2027 (Florida DBPR license search). The on-site office is at 9818 Beachwalk Drive, (941) 584-9314.
Turnover follows section 720.307 and Declaration Section 15: owners other than the developer elect one director once 50 percent of parcels are conveyed, and a majority “three (3) months after ninety percent (90%) of all Parcels in the Community that ultimately will be operated by the Association have been conveyed to Members other than the Developer” (Fla. Stat. 720.307). Builders do not count as owners for that test. With Pulte the seller on 170 of 206 qualified Beachwalk sales in the last 12 months and Phase 4A-4B still unbuilt, Beachwalk is short of the 90 percent trigger.
What developer control means for a buyer: the developer is the Architectural Reviewer, may amend the Declaration unilaterally under Section 14.6 (Pulte has recorded at least four amendments), and before turnover may either pay assessments on its own lots or fund the operating deficit instead (Beachwalk association, Governing Documents). Fines follow section 720.305: no more than $100 per violation and $1,000 in the aggregate unless the documents say otherwise, with notice and a hearing first. Ask the seller for the latest minutes and budget so you know which way the association is heading before the handover.
Top 1% Real Estate Agents Nationally Since 2008. We read the Beachwalk documents with every buyer before the inspection period starts. To go through them for a specific home, book a Beachwalk buyer consultation or Call Marc at (239) 287-5873. If you own in Beachwalk and are thinking of selling, our Beachwalk seller guide covers the owner side.
Most Beachwalk homes sit outside the FEMA high-risk zone, but not all: about 80 percent of address points map to Zone X and about 20 percent to Zone AE. Every Beachwalk home is in Florida’s wind-borne debris region at 160 mph, and Citizens requires flood coverage on all wind policies from January 1, 2027.
Data updated: November 2026 (Sarasota County GIS flood, evacuation and wind-load layers and FEMA FIRM panels 0344G and 0363G effective March 27, 2024; Sarasota County elevation certificate folder; FEMA Community Rating System list effective October 1, 2026; OpenFEMA housing assistance data for ZIP 34223; Florida Statutes 2026; DFS mitigation guide of July 2026; form OIR-B1-1802 Rev. 04/26. All checked November 14, 2026.)
Of 1,383 Beachwalk address points on Sarasota County’s map layers, 707 (51.1 percent) are in Zone X, minimal hazard; 405 (29.3 percent) are in shaded Zone X, the 0.2 percent annual chance area; and 271 (19.6 percent) are in Zone AE, the 1 percent annual chance Special Flood Hazard Area. One lot can be split between AE and X.
Those counts come from the county’s flood layer, computed for every Beachwalk address point. The maps in force are FEMA panels 0344G and 0363G for unincorporated Sarasota County (community 125144), effective March 27, 2024, replacing maps dated November 4, 2016 (City of Sarasota, Flood Map Information). The AE areas reflect the Forked Creek and Lemon Bay drainage, not Gulf frontage; Beachwalk is on the mainland off State Road 776, not on Manasota Key.
Address points overstate the number of homes legally inside the high-risk zone, because FEMA has issued Letters of Map Change across several Beachwalk phases (Sarasota County GIS, Letter of Map Change layer):
| Beachwalk phase | Letter of Map Change | Date |
|---|---|---|
| Phases 1A-1B-1E | LOMR-F 22-04-3382A | May 13, 2022 |
| Phases 1A-1B-1E | LOMR-F 25-04-3487A | April 22, 2025 |
| Phases 1C-1D | LOMA 24-04-6155A | August 29, 2024 |
| Phases 2A-2B Replat (also touches 2C) | LOMR-F 25-04-4245A | May 21, 2025 |
| Phases 2A-2B Replat | LOMA 25-04-4221A | May 29, 2025 |
| Phases 3A-3B | LOMR-F 26-04-1675A | February 20, 2026 |
A LOMR-F covers a structure or lot “elevated by earthen fill,” which fits graded new-build lots; a LOMA covers ground that was naturally high. Once FEMA grants either one, the owner can send it to the lender and “request that the federal flood insurance requirement for the structure be removed” (FEMA, Change Your Flood Zone). The owner sends the letter, not FEMA, so ask the seller for the one that names the exact lot. The Property Appraiser’s parcel page prints each lot’s zone and warns that a LOMR or LOMC may have changed it (SCPA parcel 0479040023).
Sarasota County posts scanned elevation certificates in a public folder, and on November 14, 2026 it held 18 Beachwalk files, mostly for 2024 to 2026 homes in the newer phases. Search the folder for “Beachwalk” or the street name. Older Zone X homes from 2021 to 2023 usually have no certificate there, so ask the seller or DiVosta.
The folder is at Sarasota County, elevation certificates, with file names that start with the street or lot and end with the permit number. One sample shows what a buyer learns from a certificate. The certificate for Lot 973, Phase 3A-3B, at 26312 Coral Harbour Drive, prepared on FEMA Form FF-206-FY-22-152 and certified by a Florida land surveyor on June 29, 2026, reads (Beachwalk Lot 973 elevation certificate):
For that lot the finished floor sits 3.5 feet above the base flood elevation, and the AC pad is above it too, even though part of the lot is mapped AE. That is the number an insurance agent needs. Give the certificate to your agent on the day you go under contract, and look for the Letter of Map Change for the same lot. The Florida contract itself advises the buyer, in paragraph 10(d), to verify the flood zone by elevation certificate.
Only when the building sits in Zone AE and no LOMA or LOMR-F removes it. Federal law then requires coverage for the life of the loan at the lesser of the loan balance or the program maximum, with premiums escrowed. A Zone X Beachwalk home falls outside the federal mandate, though a lender may still ask.
The rule is 42 U.S.C. 4012a: regulated lenders may not make a loan secured by improved real estate in a special flood hazard area unless the building is insured for “an amount at least equal to the outstanding principal balance of the loan” or the maximum available, “whichever is less” (42 U.S.C. 4012a). Flood premiums “shall be paid to the regulated lending institution or servicer … with the same frequency as payments on the loan,” so they land in your monthly escrow. The same law requires lenders to “accept private flood insurance” that is “at least as broad as” the standard National Flood Insurance Program (NFIP) policy.
On a split lot, where the structure sits decides it, so the elevation certificate and any map letter matter more than the parcel page. The NFIP normally has a 30-day wait before coverage starts, with no wait when the policy is bought “while getting, increasing, extending, or renewing a mortgage” (FloodSmart, What Flood Insurance Covers). If you want voluntary flood coverage on a Zone X home, bind it at closing through that loan exception, not after you move in.
An NFIP policy covers up to $250,000 on the building and up to $100,000 on contents, with no living-expense coverage. Unincorporated Sarasota County is a Community Rating System Class 5 community, which gives every NFIP policy in Beachwalk a 25 percent discount on the full-risk premium, inside or outside the high-risk zone.
FEMA’s October 1, 2026 list shows Sarasota County (community 125144) in the Community Rating System since October 1, 1992, at Class 5 since May 1, 2007, for a 25 percent discount (FEMA, CRS Eligible Communities, October 1, 2026). FEMA applies the discount “to the full-risk premium for all NFIP Regular Program policies in a participating community, including policies outside the Special Flood Hazard Area” (FEMA, Community Rating System).
Under Risk Rating 2.0, flood zones no longer set the price; the rating uses flood frequency, storm surge, heavy rainfall, distance to water, elevation and rebuilding cost, and “most rates” may not rise more than 18 percent a year (FEMA, Risk Rating 2.0). FEMA also says “Policyholders are able to transfer their discount to a new owner by assigning their flood insurance policy.” On a Beachwalk resale, ask whether the seller’s NFIP policy can be assigned to you at closing and compare it with a new quote.
Florida’s private flood market offers four policy types (standard, preferred, customized and flexible), and before an agent moves you off a subsidized NFIP policy you must sign a notice that full-risk rates may apply if you return (Fla. Stat. 627.715). For a mortgage on an AE-zone home, check that a private policy meets the federal “at least as broad as” test before you drop the NFIP option. FloodSmart publishes no average premiums, and neither do we: the quote is “unique to your property” (FloodSmart, flood insurance cost).
From January 1, 2027, Citizens Property Insurance requires flood insurance on every personal residential policy that includes wind, in any flood zone. Citizens will not insure a home with a dwelling replacement cost of $700,000 or more, and a buyer whose private quote is within 20 percent of the Citizens premium is not eligible for Citizens at all.
The flood rule is section 627.351(6)(aa): Citizens “shall require the securing and maintaining of flood insurance as a condition” of coverage, phased in at $600,000 or more of dwelling replacement cost from January 1, 2024, $500,000 from 2025, $400,000 from 2026, and “January 1, 2027, for all other personal lines residential property” (Fla. Stat. 627.351). Homes in a Special Flood Hazard Area already needed it. Policies that exclude wind are exempt. The required flood cover must at least match the dwelling coverage available from the NFIP.
The same statute sets the eligibility limits that matter at Beachwalk prices:
Citizens’ four-point inspection applies only to homes “more than 20 years old,” so no Beachwalk home triggers it (Citizens, Inspections). For a Beachwalk buyer, Citizens is a fallback for a smaller home, not a plan, and any Citizens wind policy will need a flood policy beside it at the first renewal after January 1, 2027.
Every Beachwalk address sits in Sarasota County’s 160 mph design wind speed zone for ordinary homes (Risk Category II), above the 140 mph line that puts the whole community in the wind-borne debris region. That is why DiVosta homes were built with protected openings, impact glass or approved shutters, under the Florida Building Code.
The county’s wind-load layer places all 1,383 Beachwalk address points in the 160 mph Risk Category II zone (Sarasota County GIS, wind load layer). The Florida Building Commission’s 2024 study notes that ASCE 7 designates “as WBDR any region at or above the 140-mph contour regardless of water proximity or terrain exposure” (Florida Building Commission, Wind-borne Debris Regions report, May 2024).
Code-era homes have a track record. FEMA’s Hurricane Ian Mitigation Assessment Team “did not observe wind-related structural damage to any post-FBC homes,” and found newer roof coverings performed better than older ones (ICC Building Safety Journal, Hurricane Ian summary). For a resale buyer, the practical question is which protection the home has. Newer DiVosta feature sheets list whole-house impact windows, while an older standards page lists hurricane shutters as the standard (DiVosta community book page 60), so an early-phase resale may have shutters; confirm that every panel is present.
A home built to the 2001 Florida Building Code or later is “automatically eligible for a minimum 68% discount on the windstorm coverage of the premium,” and every Beachwalk home qualifies by age. A current wind mitigation report on form OIR-B1-1802 documents the extra features, and it is valid for up to five years.
The 68 percent line is from the Florida Department of Financial Services consumer guide dated July 2026, which adds that a hip roof, secondary water resistance and opening protection may earn more, without fixed percentages (DFS, Premium Discounts for Hurricane Loss Mitigation). Florida requires insurers to split each rate into a hurricane component and an all-other component, which is why the credit reduces only the wind part of your premium (Fla. Stat. 627.0629).
Three lines on the Rev. 04/26 form decide most of the credit on a Beachwalk home (OIR-B1-1802 Rev. 04/26):
“This verification form is valid for up to five (5) years provided no material changes have been made.” Ask the seller for the existing report and the window and door product approvals; if none exists, order one inside the inspection period. My Safe Florida Home grants are not an option here: section 215.5586 requires a home “built before January 1, 2008,” and every Beachwalk home is newer (Fla. Stat. 215.5586).
Not for years. Under section 627.7011, an insurer may not refuse to write or renew a homeowner’s policy on a home “with a roof that is less than 15 years old solely because of the age of the roof.” Every Beachwalk roof dates from 2021 or later, so roof age is not an underwriting issue until about 2036.
For a roof at least 15 years old, the statute requires the insurer to accept an inspection first and bars refusal on age alone if the roof has “5 years or more of useful life remaining” (Fla. Stat. 627.7011). Citizens’ own rule for shingle roofs (proof of five years’ remaining life past 25 years) and tile or metal roofs (50 years) is far off for Beachwalk (Citizens, Inspections). What does matter on a resale is storm repair: after Helene and Milton, ask whether tiles, hip or ridge caps were replaced and whether a roof permit was pulled. DiVosta’s warranty book treats color-mismatched replacement tiles as expected and not covered.
Florida insurers must offer hurricane deductibles of $500, 2 percent, 5 percent and 10 percent of the dwelling limit, and the hurricane deductible applies once per calendar year to all hurricane losses. On a Beachwalk home insured for $500,000, a 2 percent hurricane deductible is $10,000 for the season.
The options and the once-a-year rule are in section 627.701 (Fla. Stat. 627.701). The DFS guide adds that a home meeting the 2001 code’s mitigation requirements may also have the option to reduce its hurricane deductible. Price two or three deductibles on the same quote; the premium difference against the cash you would hold back after a storm is the real comparison.
FEMA’s own data for Beachwalk’s ZIP show three different storms. Ian (2022) produced the most homeowner registrations but low average inspected damage; Helene (2024) produced fewer registrations with higher average damage; Milton (2024) produced the most homes with inspected damage over $30,000. These figures cover all of ZIP 34223, not Beachwalk alone.
| Storm (FEMA disaster number) | Valid owner registrations | Inspected | Average FEMA-inspected damage | Inspected damage over $30,000 | Total IHP approved |
|---|---|---|---|---|---|
| Ian 2022 (DR-4673) | 3,634 | 1,369 | $3,383 | 54 | $8,413,328 |
| Helene 2024 (DR-4828) | 523 | 342 | $11,893 | 58 | $5,101,774 |
| Milton 2024 (DR-4834) | 1,636 | 708 | $7,870 | 120 | $9,184,433 |
Data updated: November 2026 (OpenFEMA Housing Assistance Owners, ZIP 34223, Sarasota County rows, queried November 14, 2026, FEMA OpenFEMA API).
ZIP 34223 covers mainland Englewood on the Sarasota side, including Beachwalk, older bayfront streets and the north end of Manasota Key, and no FEMA, county or Weather Service source we read names Beachwalk as damaged. FEMA-inspected damage counts only uninsured, habitability-related loss, so it understates total damage. Since the first Beachwalk models in 2020, Sarasota County has had five major disaster declarations with individual assistance: Ian, Idalia, Debby, Helene and Milton (FEMA, Disaster Declarations Summaries).
On evacuation, the county layer places 148 Beachwalk address points in Level B and the other 1,235 in Level C, so every Beachwalk address was inside an ordered level for Milton (Sarasota County GIS, storm evacuation layer). Check your address on the county’s Know Your Level lookup each season.
More carriers and flat-to-falling filed rates. The Florida Office of Insurance Regulation reported 20 new property insurers since the 2022 and 2023 reforms, with more than $850 million in new capital, and a 180-day average requested homeowners rate change of minus 2.9 percent as of May 2026. Citizens has shrunk to about 255,000 policies.
The OIR release of May 20, 2026 gives the entrant count and the rate averages (Florida OIR, May 20, 2026). Earlier in the year OIR announced Citizens rates with “an average reduction of 8.7%” at spring 2026 renewals (Florida OIR, January 13, 2026). Citizens had “almost 255,000” policies as of September 18, 2026, down from 1.4 million in September 2023 (Florida Trend, September 24, 2026).
These are statewide averages, not a Beachwalk quote. DiVosta’s Beachwalk payment cards assume homeowners insurance at about 0.35 percent of price a year (DiVosta, BeachWalk); get two real quotes, wind and flood, with the elevation certificate and wind mitigation report attached, before the inspection period ends.
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine). We pull the flood zone, map letter and elevation certificate for every Beachwalk home a buyer shortlists. To start that file, book a Beachwalk buyer consultation or Call Marc at (239) 287-5873. For other communities near the coast, our Englewood buyer’s guide compares flood exposure across the area.
Beachwalk taxes follow two Florida rules. A new home not substantially complete on January 1 is taxed as a lot that year, so the first escrow often runs short. A resale is reassessed at just value the January 1 after the sale, so the seller’s bill understates yours. Homestead, filed by March 1, then caps future increases.
Data updated: November 2026 (Fla. Stat. 192.042, 193.155, 196.011 and 689.261; Sarasota County Property Appraiser appraisal, homestead, Save Our Homes and Tax Estimator pages; Sarasota County Tax Collector 2026 millage; 2026 Beachwalk TRIM notices; enrolled CS/HJR 1F, 2026 Special Session F; Sarasota County Property Appraiser bulk file of October 21, 2026. All checked November 14, 2026.)
Because Florida assesses property in its January 1 condition. Section 192.042 says “Improvements or portions not substantially completed on January 1 shall have no value placed thereon.” A Beachwalk home finished during 2026 is billed in November 2026 on land value, and the first full house-and-land bill arrives in November 2027.
The statute defines “substantially completed” as the point where the improvement “can be used for the purpose for which it was constructed” (Fla. Stat. 192.042). The Property Appraiser adds: “There is no allowance for our office to prorate for events that take place during the year” (Sarasota County Property Appraiser, appraisal process).
Beachwalk’s own TRIM notices show it. A Phase 3A-3B parcel that was a vacant lot on January 1, 2026 carried only the vacant-lot fire charge of $63.95 and a stormwater line, with no solid waste charge (SCPA 2026 TRIM, parcel 0481071064).
That creates the first-year escrow trap on a DiVosta closing. The tax proration at closing covers only the lot, and if the lender sets the escrow from the lot bill, the payment jumps when the 2027 bill adds the house. Ask your lender to escrow on an estimate of the full-home bill from the start. The builder’s payment cards use about 0.95 to 0.98 percent of price for tax, which is closer to the full-home figure than the lot bill is (DiVosta, BeachWalk). The new-construction contract steps themselves are in the builder section above.
It resets. Homestead property “shall be assessed at just value as of January 1 of the year following a change of ownership,” and the seller’s exemptions and caps end with the seller. In 2026, Beachwalk resales (n=31) closed at a median of 1.39 times the roll’s just value, so expect a bill built on a much higher value.
The reset is section 193.155(3)(a) (Fla. Stat. 193.155). The Property Appraiser tells buyers not to “presume that the taxes and the exemptions, caps and discounts of the previous owner will carry over to you”; if the seller was eligible on January 1, the seller’s benefits stay for the current year and end the next (SCPA, Estimating Taxes).
The 1.39 figure is our calculation from the county file: for the 31 Beachwalk resales in 2026, the median ratio of sale price to the 2026 just value on the roll was 1.39. Just value is set as of January 1, and new homes enter the roll partly built or at mass-appraisal levels, so the roll lags the market. One resale we read shows the pattern: a Coquina Ridge Way pool home with a 2026 just value of $509,800 resold in September 2026 for $715,000 (SCPA parcel 0481040333). That is exactly what the statutory tax disclosure warns about: “A CHANGE OF OWNERSHIP OR PROPERTY IMPROVEMENTS TRIGGERS REASSESSMENTS OF THE PROPERTY THAT COULD RESULT IN HIGHER PROPERTY TAXES” (Fla. Stat. 689.261).
A second home or rental resets as well. The 10 percent non-homestead cap also restarts at just value after a sale, and from January 1, 2027 that cap is 5 percent for non-school levies under Amendment 3.
You must be a Florida resident who owns and occupies the Beachwalk home as your permanent residence on January 1, and apply with the Sarasota County Property Appraiser by March 1 of that tax year. Close and move in by December 31, 2026, and you apply by March 1, 2027 for the 2027 tax year.
The Property Appraiser accepts applications online and asks for a Florida driver’s license or ID showing the permanent address, Florida voter registration at that address (or, as one option, Florida vehicle registration), Social Security numbers for each applicant and spouse, and proof that any prior homestead was cancelled or sold (SCPA, Homestead Exemption). Under section 196.011, failure to apply by March 1 is a waiver, with a late window of 25 days after the TRIM notices are mailed for extenuating circumstances (Fla. Stat. 196.011).
Timing matters at year end. A Beachwalk closing on January 2, 2027 means 2027 is taxed without homestead and the first homestead year is 2028. If you are choosing between a December and a January closing on a DiVosta home or a resale, that date is worth a full year of exemption. In the county file, 504 of 896 improved Beachwalk parcels carried a homestead exemption on the October 2026 roll.
Once homesteaded, your assessed value can rise no more than 3 percent a year or the change in the Consumer Price Index, whichever is lower; the 2026 cap was 2.7 percent. If you are moving from another Florida homestead, portability can carry up to $500,000 of your old Save Our Homes benefit to the Beachwalk home.
The Property Appraiser publishes the cap by year: 2.7 percent for 2026, 2.9 percent for 2025, and 3.0 percent for 2024 and 2023 (SCPA, Save Our Homes and Portability). Improvements to a homestead, such as a pool added after closing, are assessed at just value when added (Fla. Stat. 193.155).
Portability is applied for with the new homestead on Florida Department of Revenue form DR-501T and the PT-112 guidance (Florida DOR, PT-112). The Property Appraiser’s FAQ says upsizing carries up to “$500,000 in Save Our Homes Cap value,” and the new homestead must be approved within three assessment years of leaving the old one (SCPA, Portability FAQ). If you are selling a Florida homestead to buy in Beachwalk, our Beachwalk home valuation page and Jesse at (239) 898-6072 can help you time the two closings so the benefit carries.
Amendment 3, approved on November 3, 2026, raises the non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028, and cuts the non-homestead cap to 5 percent. Buyers who were not Florida residents around the start of 2027 get a smaller exemption until their fifth year. School taxes keep the $25,000 exemption.
The operative constitutional text exempts a homestead “For all levies other than school district levies … Beginning on January 1, 2027, up to the assessed valuation of one hundred and fifty thousand dollars,” and “Beginning on January 1, 2028, up to the assessed valuation of two hundred and fifty thousand dollars” (enrolled CS/HJR 1F, 2026 Special Session F). For a person “who had not maintained a permanent residence in this state as of December 31, 2026,” the exemption is $25,000 for school levies and $50,000 for other levies, rising to the full tier “beginning with the fifth year of exemption.” The ballot summary described the newcomer rule as applying to residency “after January 1, 2027”; the operative text uses December 31, 2026, and implementing law is still to come. The measure passed with about 62 percent of the statewide vote (News4Jax, November 3, 2026).
For a Beachwalk buyer, that sorts into four cases:
The enrolled text says the amendment takes effect on January 1, 2027, so it shapes the bills mailed in late 2027 and after. If your residency date falls close to the line, talk to the Property Appraiser and a tax adviser before you set your closing date.
Beachwalk sits in unincorporated Sarasota County’s main tax district, where the 2026 total is 11.3068 mills: 5.9290 for schools and 5.3778 for county, hospital, water management, EMS and other levies. On top of that come non-ad valorem charges: Englewood Area Fire Control at $290.78, solid waste at $263.96 and a stormwater fee that varies by parcel.
The millage is from the Tax Collector’s 2026 list (Sarasota County Tax Collector, 2026 Millage); the 2025 total was 11.4737. The non-ad valorem lines are from 2026 Beachwalk TRIM notices (SCPA 2026 TRIM, parcel 0479140010):
| Beachwalk sample parcel (2026 TRIM) | Fire | Solid waste | Stormwater | Non-ad valorem total |
|---|---|---|---|---|
| Phases 1A-1B-1E, single-family, 2,740 sq ft living | $290.78 | $263.96 | $180.19 | $734.93 |
| Phases 1A-1B-1E, villa end unit | $290.78 | $263.96 | $131.14 | $685.88 |
| Phase 2C, single-family | $290.78 | $263.96 | $150.93 | $705.67 |
| Phases 1C-1D, single-family | $290.78 | $263.96 | $266.20 | $820.94 |
Data updated: November 2026 (2026 TRIM notices for Beachwalk parcels; Englewood Area Fire Control District 2026-2027 schedule; Sarasota County Tax Collector 2026 millage).
The fire charge matches the district’s published residential rate and is “not based on the value” of the home (Englewood Area Fire Control District, assessments). There is no CDD line on any Beachwalk bill. The Tax Collector reported that 2026 bills were mailed or emailed by October 30 (Sarasota County Tax Collector).
At 2026 rates, a Beachwalk home with a $650,000 just value and no homestead would owe about $7,349 in ad valorem tax, plus roughly $705 to $821 in non-ad valorem charges on a single-family home. With homestead under the 2026 rules, the ad valorem figure is about $6,925; the Amendment 3 tiers lower it from 2027.
These figures apply 2026 millage to two illustrative just values; they are arithmetic on published rates, not a bill for any home, and 2027 rates are not yet set:
| Case (2026 millage, ad valorem only) | Just value $500,000 | Just value $650,000 |
|---|---|---|
| No homestead (second home, or first year) | $5,653.40 | $7,349.42 |
| Homestead, 2026 rules | $5,228.70 | $6,924.72 |
| Homestead, 2027 Amendment 3 ($150,000 non-school) | $4,698.51 | $6,394.52 |
| Homestead, 2028 Amendment 3 ($250,000 non-school) | $4,160.73 | $5,856.74 |
| Homestead, newcomer after the residency date ($50,000 non-school) | $5,236.28 | $6,932.31 |
Data updated: November 2026 (2026 total 11.3068 mills, school 5.9290, non-school 5.3778, Sarasota County Tax Collector; exemption amounts from the enrolled Amendment 3 text; arithmetic ours).
The Amendment 3 rows read the new exemption as replacing the current non-school amounts, which is our reading of the enrolled text; implementing law could change the detail. Non-ad valorem charges are not in the table.
The Sarasota County Property Appraiser’s Tax Estimator is built for buyers and lenders. It sets value at 89 percent of the purchase price or the current just value, whichever is higher, uses the latest certified millage and the parcel’s last non-ad valorem charges, and assumes no new construction that year, so it suits a Beachwalk resale best.
The tool’s disclaimer says it is meant to “assist new home buyers, loan underwriters, mortgage lenders, and escrow agents,” models only full homestead or none, caps portability at $500,000, and “does not and will not provide actual taxes” (SCPA Tax Estimator). Use the exact parcel number.
On a just-completed DiVosta home still on the roll as a lot, the estimator’s “no new construction” assumption means it will understate the first full bill, so use it as a floor, not a forecast. Ask us for the parcel number of any Beachwalk home you are considering and we will run it with you.
Platinum Sales Production Award Winners. Taxes are one of the few Beachwalk costs a buyer can estimate precisely before the offer. To get that estimate for a specific address, book a Beachwalk buyer consultation or Call Marc at (239) 287-5873.
A financed Beachwalk buyer pays state taxes of 0.55 percent of the loan (0.35 percent note stamps plus 0.20 percent intangible tax), the mortgage recording fee, the lender’s title policy, and in Sarasota County customarily the owner’s title policy too. A resale adds Beachwalk’s $2,000 Resale Assessment. Lender fees, prepaids and escrow deposits come on top.
Data updated: November 2026 (Fla. Stat. 201.08 and 199.133; Sarasota County Clerk recording fee page; Florida promulgated title rates, rule 69O-186.003 and 69O-186.005; Chicago Title Florida customs sheet dated August 2026; Beachwalk 2026 fee summary; FR/BAR-7 Rev. 12/24. All checked November 14, 2026.)
On a $500,000 Beachwalk purchase with a $400,000 loan, the sourced buyer lines come to about $5,046.50 if you pay the owner’s title policy; at $650,000 with a $520,000 loan, about $6,456.50. A resale adds the $2,000 Resale Assessment. These are government and promulgated lines only, not lender charges.
| Buyer closing line | How it is set | $500,000 price, $400,000 loan | $650,000 price, $520,000 loan |
|---|---|---|---|
| Documentary stamps on the note and mortgage | $0.35 per $100 of loan, rounded up to the next $100 | $1,400.00 | $1,820.00 |
| Intangible tax on the mortgage | $0.20 per $100 (2 mills), exact amount | $800.00 | $1,040.00 |
| Record the mortgage (assumes 20 pages) | $10.00 first page, $8.50 each added page | $171.50 | $171.50 |
| Owner’s title policy, if your contract assigns it to you | Promulgated: $5.75 per $1,000 to $100,000, then $5.00 per $1,000 | $2,575.00 | $3,325.00 |
| Lender’s title policy, issued with the owner’s policy | $25.00 minimum (simultaneous issue) | $25.00 | $25.00 |
| Loan policy endorsements | $25 minimum, $100 maximum each on 1 to 4 family homes | about $75 | about $75 |
| Subtotal of sourced lines | about $5,046.50 | about $6,456.50 | |
| Beachwalk Resale Assessment (resales only) | Declaration 4.10, 2026 fee summary | $2,000.00 | $2,000.00 |
| Estoppel certificate | Seller pays under the FR/BAR contract | $0 to buyer | $0 to buyer |
Data updated: November 2026 (Sarasota County Clerk, Recording Fees and Taxes; Fla. Stat. 201.08; Fla. Stat. 199.133; rule 69O-186.003; rule 69O-186.005; 20 percent down assumed; arithmetic ours).
The Clerk’s rules are precise: mortgage stamps are “$.35 per $100 of the obligation amount” with “Round up to the nearest $100 before calculating,” and the intangible tax is “$.20 per $100 of the obligation amount,” with “Do not round.” The Florida Department of Revenue confirms that on a recorded mortgage “There is no cap on the amount of tax due,” and that “All parties to the document are liable for the tax, regardless of who agrees to pay the tax” (Florida DOR, Documentary Stamp Tax). The endorsement line is an estimate from the rule; your lender’s closing disclosure controls which endorsements apply.
Not in the table, because no primary source sets them: the lender’s origination and discount points, appraisal and credit report, the title agent’s settlement, search and lien-search fees, survey, inspections, prepaid interest, the first year’s insurance premiums and escrow deposits. If the seller or builder pays the owner’s policy, the sourced subtotal drops to about $2,471.50 at $500,000 and $3,131.50 at $650,000.
On a Beachwalk purchase the contract decides who pays the owner’s title policy. Chicago Title’s Florida customs sheet (August 2026) lists Sarasota County among the counties where the buyer customarily pays, but that is custom, not law: the contract controls, and your closing agent confirms who pays before you sign.
Chicago Title’s sheet says the owner’s policy is “Seller pays but Buyer pays in some counties (Broward, Collier, Miami-Dade, Monroe, Sarasota),” and that mortgage taxes are customarily the buyer’s in Sarasota (Chicago Title, Florida Laws and Customs, 08/26). It also lists the deed transfer tax as “Seller pays,” “Buyer pays to record Mortgage” and “Seller pays to record Deed.” On the Florida Realtors contract, the box checked in paragraph 9(c) decides whether the seller or the buyer pays for the owner’s policy.
Florida title premiums are promulgated, so every title agent charges the same premium for the same policy amount; what differs between agents is the settlement fee and other charges (rule 69O-186.003). On a DiVosta purchase the builder’s own agreement governs, and federal law (RESPA section 9) bars a seller from requiring a financed buyer to buy title insurance from a particular title company (12 U.S.C. 2608). The builder title affiliate and the offer terms are covered in the builder offer section above.
Often, yes. Florida’s reissue rate applies when the seller bought an owner’s policy less than three years earlier and the title agent has a copy. On a $500,000 Beachwalk resale fully covered by a prior policy, the owner’s premium is $1,530 instead of $2,575; at $650,000 it is $1,980 instead of $3,325.
The rule sets reissue premiums at $3.30 per $1,000 up to $100,000 and $3.00 per $1,000 from $100,000 to $1 million, for “Policies issued with an effective date of less than 3 years after the effective date of the policy” insuring the seller (rule 69O-186.003). The reissue rate applies only up to the prior policy amount; any amount above it is at the original rate.
Many Beachwalk resales qualify, because most of the homes were first sold by DiVosta from 2021 on and the median hold before resale is 660 days (n=58). Ask the seller for a copy of the prior owner’s policy on day one so the title agent can price the policy correctly.
A buyer from DiVosta pays the same loan taxes and recording as a resale buyer, plus the Beachwalk Initial Contribution and Amenity Fee ($6,000 together on the 2026 fee summary) and the prorated $480 Food and Beverage Minimum, instead of the $2,000 Resale Assessment. County impact fees are already inside the builder’s price.
The fee summary lists the $2,000, $4,000 and $480 charges as “paid at closing” for builder buyers (DiVosta community book page 69). Declaration Section 4.9 makes the Initial Contribution “a non-refundable contribution in an amount determined by the Developer” on the first sale from the developer or a builder (Beachwalk association, Governing Documents).
Impact fees are a cost the buyer does not see on the statement. Florida law says “collection of the impact fee may not be required to occur earlier than the date of issuance of the building permit” (Fla. Stat. 163.31801), and Sarasota County charges seven growth-related impact fees plus a separate mobility fee (Sarasota County, Impact Fees). DiVosta pays them at permit, so they are part of a new Beachwalk home’s price; a resale buyer pays none. Ask DiVosta for its fee sheet and the settlement statement draft early; the agreement, deposits and credit terms are covered in the new-construction sections above.
A cash buyer skips every loan line: no note stamps, no intangible tax, no mortgage recording, no lender’s policy. What remains is the owner’s title policy if the contract assigns it to the buyer, the title agent’s fees, the $2,000 Resale Assessment on a resale, prorations, and your first insurance premiums.
Cash is common in Beachwalk; the October 2026 roll shows 27 improved Beachwalk parcels held in trust names and 11 in LLC or corporate names (Sarasota County Property Appraiser bulk file). A federal reporting rule aimed at cash purchases by entities and trusts was vacated by a federal court on March 19, 2026, and FinCEN says it “is not currently being enforced” while the appeal runs (FinCEN, Residential Real Estate). If you are buying in a trust or LLC, remember that Beachwalk’s Sales Application asks for a designated primary occupant and that Declaration 4.10 treats a change of control of an owning entity as a sale for the Resale Assessment.
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate. Before you sign, we lay out the closing statement line by line for the specific Beachwalk home. Book a Beachwalk buyer consultation, see our buying guide, or Call Marc at (239) 287-5873.
At the 12-month builder median of $644,550 (n=170) with 20 percent down, principal and interest is about $3,469 a month at 7.11 percent; at the resale median of $677,500 (n=36), about $3,646. Add Beachwalk dues of $367.29 to $400.71 a month, property tax, homeowners insurance and, on some lots, flood insurance.
Data updated: November 2026 (medians from the Sarasota County Property Appraiser bulk file of October 21, 2026, qualified sales October 15, 2025 to October 14, 2026; principal and interest at the Freddie Mac PMMS 30-year fixed rate of 7.11 percent, week of November 12, 2026, before taxes, insurance and dues; 2026 Beachwalk fee summary; 2026 TRIM notices.)
Principal and interest at 7.11 percent on a 30-year fixed loan runs from about $3,469 a month (builder median, 20 percent down) to about $4,102 a month (resale median, 10 percent down). Every $100,000 borrowed costs about $673 a month at that rate. These figures leave out taxes, insurance, dues and mortgage insurance.
| Beachwalk price basis (12 months) | Down payment | Loan amount | Principal and interest per month |
|---|---|---|---|
| Builder median $644,550 (n=170) | 20%, $128,910 | $515,640 | $3,469 |
| Builder median $644,550 (n=170) | 10%, $64,455 | $580,095 | $3,902 |
| Resale median $677,500 (n=36) | 20%, $135,500 | $542,000 | $3,646 |
| Resale median $677,500 (n=36) | 10%, $67,750 | $609,750 | $4,102 |
| All sales median $672,300 (n=206) | 20%, $134,460 | $537,840 | $3,618 |
| All sales median $672,300 (n=206) | 10%, $67,230 | $605,070 | $4,070 |
Principal and interest only, Freddie Mac PMMS 30-year fixed 7.11 percent, week of November 12, 2026 (Freddie Mac PMMS); before taxes, insurance, dues and mortgage insurance. Medians from the Sarasota County Property Appraiser file of October 21, 2026.
Rate changes move these numbers fast. On the builder median with 20 percent down, the same loan at 6.11 percent would be about $3,128 a month ($341 less), and at 5.11 percent about $2,803 ($666 less). That is the arithmetic behind any builder rate offer; how to compare a rate buydown against a price reduction is covered in the builder offer section above. The 10 percent down rows will also carry private mortgage insurance, which the lender prices, so get that figure in writing on your Loan Estimate.
Four lines sit on top of principal and interest in Beachwalk: the HOA assessment of $367.29 to $400.71 a month, property tax (about $7,349 a year with no homestead at a $650,000 just value under 2026 rates), non-ad valorem charges of about $686 to $821 a year, and homeowners insurance, which the builder estimates at 0.35 percent of price.
Line by line, with the source for each:
For a first-year DiVosta home, remember the escrow point from the tax section: the 2026 tax line on a home finished during 2026 is a lot bill, and the payment rises when the house is added in 2027. For a resale, the tax line resets to the new just value the January after you buy.
The spread inside Beachwalk is wide. In the last 12 months the median Beachwalk sale under $500,000 had 1,442 heated square feet and 2 bedrooms with no pool (n=70), while the median sale over $1 million had 2,974 heated square feet and 3 bedrooms, with a pool on 95 percent (n=21). The payment follows the price band.
Using the rate of about $673 a month per $100,000 borrowed at 7.11 percent, the principal and interest gap between a villa near $420,000 and a pool home near $1,050,000 is several thousand dollars a month before dues. The dues themselves differ less: the 2026 assessment range is $33.42 a month from lowest to highest level. Insurance and tax scale with value, and the Citizens $700,000 ceiling means the larger homes shop only the private market.
| 12-month price band | Sales (n) | Median heated sq ft | Median beds | Pool share | Median price |
|---|---|---|---|---|---|
| Under $500,000 | 70 | 1,442 | 2 | 0% | $420,000 |
| $500,000 to $600,000 | 21 | 1,656 | 2 | 48% | $539,000 |
| $600,000 to $700,000 | 22 | 2,098 | 3 | 36% | $660,000 |
| $700,000 to $800,000 | 34 | 2,124 | 3 | 91% | $745,000 |
| $800,000 to $1 million | 38 | 2,514 | 3 | 74% | $895,150 |
| $1 million and up | 21 | 2,974 | 3 | 95% | $1,050,000 |
Data updated: November 2026 (Sarasota County Property Appraiser bulk file of October 21, 2026, qualified Beachwalk sales October 15, 2025 to October 14, 2026, builder and resale combined; heated square feet is the county’s living area).
Nationally Recognized Top Producing Realtors. We build a full monthly cost for each Beachwalk home on a buyer’s shortlist, including dues, tax and real insurance quotes. Book a Beachwalk buyer consultation or Call Marc at (239) 287-5873.
Most Beachwalk purchases fit a conventional loan: the 2026 conforming limit is $832,750, and the 30-year fixed average was 7.11 percent the week of November 12, 2026. FHA tops out at $547,400 in Sarasota County. Florida Housing, Hometown Heroes and Sarasota County SHIP can help qualifying first-time buyers, and you never have to use the builder’s lender.
Data updated: November 2026 (Freddie Mac PMMS week of November 12, 2026; FHFA 2026 conforming loan limits; HUD FHA mortgage limits for Sarasota County, CY2026; VA loan limit and funding fee pages; Florida Housing Finance Corporation program pages; Sarasota County HERO SHIP page; DiVosta Beachwalk page and PulteGroup Q3 2026 10-Q. All checked November 14, 2026.)
Freddie Mac’s survey for the week of November 12, 2026 put the 30-year fixed at 7.11 percent and the 15-year at 6.45 percent, the fourth straight weekly decline. A year earlier the 30-year averaged 6.24 percent. These are national averages for well-qualified borrowers, not a quote for a Beachwalk loan.
Freddie Mac’s headline was “Mortgage Rates Decline for Fourth Consecutive Week to 7.11%,” with the prior week at 7.18 percent (Freddie Mac PMMS). PulteGroup’s third-quarter 2026 report said mortgage rates “increased sharply during the third quarter of 2026, most notably during September,” and that it expects “our sales incentives to remain elevated” (PulteGroup Q3 2026 Form 10-Q). For a Beachwalk buyer, that combination (rates easing from a September spike, builder incentives still high) is the backdrop for comparing a DiVosta rate offer with an outside lender and with a resale.
On a $400,000 loan, the 15-year at 6.45 percent costs about $3,473 a month against about $2,691 for the 30-year at 7.11 percent, but total interest falls from about $568,697 to about $225,220 (arithmetic on the PMMS averages, level rate, no prepayment).
For a one-unit Beachwalk home in 2026, the conforming limit for Fannie Mae and Freddie Mac loans is $832,750, the FHA limit in Sarasota County is $547,400, and a VA borrower with full entitlement has no VA loan limit. Above $832,750 the loan is a jumbo, priced and underwritten by the lender.
FHFA set the 2026 baseline at $832,750, up $26,250 from 2025, with a high-cost ceiling of $1,249,125 (FHFA, 2026 conforming loan limits). HUD’s lookup for Sarasota County (North Port-Bradenton-Sarasota) shows a 2026 FHA one-family limit of $547,400 (HUD FHA Mortgage Limits).
What that means at Beachwalk prices: at $650,000, an FHA buyer’s base loan cannot exceed $547,400, so the down payment must be at least $102,600, not 3.5 percent; at $500,000, a 3.5 percent down FHA base loan of $482,500 fits under the limit. With 20 percent down, the conventional loan stays under $832,750 up to a price of about $1,040,000, which covers all but the top of the Beachwalk market.
VA: with full entitlement “You don’t have a loan limit” if you qualify and the appraisal supports the price (VA, Loan Limits). The VA funding fee on a first-use purchase with less than 5 percent down is 2.15 percent, and seller concessions are capped at 4 percent of reasonable value (VA, Funding Fee and Closing Costs). The DiVosta Beachwalk payment calculator offers conventional and FHA options but no VA option, so a VA buyer should confirm with the lender whether a builder credit counts toward the 4 percent concession cap.
Three programs can reach a Beachwalk purchase for a qualifying buyer: Florida Assist (up to $10,000, deferred at 0 percent), Florida Hometown Heroes (5 percent of the first mortgage, $10,000 to $35,000, for eligible occupations), and Sarasota County SHIP purchase assistance (up to $75,000 for very low and low income buyers). Each has income, price and first-time buyer rules.
Florida Housing Finance Corporation. Florida Assist provides “up to $10,000 on FHA, VA, USDA, and conventional loans” as a 0 percent, non-amortizing second mortgage due on sale, refinance, transfer or when you stop living in the home. HFA PLUS offers “3%, 4% or 5% of the total loan amount in a forgivable second mortgage,” forgiven at 20 percent a year over five years. Programs require a minimum 640 credit score, an approved lender, homebuyer education, county income and price limits, and first-time buyer status (Florida Housing, Homebuyer Programs).
Florida Hometown Heroes. The 2026 program offers “Up to 5% of the total first mortgage loan amount, with a minimum of $10,000 and a maximum of $35,000” as a 0 percent, 30-year deferred second that is not forgivable, for first-time, income-qualified buyers employed full time by a Florida employer in listed occupations (health care, school staff, first responders, public safety, court staff, child care) and for active servicemembers and full-time-employed veterans (Florida Housing, Hometown Heroes). Status to confirm: Florida Housing reported in February 2026 that it had committed all available funding for the 2025-2026 fiscal year (Florida Housing, 2026 press releases), and we found no notice either way on 2026 funds as of November 14, 2026. Ask a participating lender before you count on it.
Sarasota County SHIP. Beachwalk is in unincorporated Sarasota County, so the county’s SHIP program applies rather than the City of Sarasota’s. The county’s HERO office says purchase assistance applications “are now open” for gap financing, down payment and closing costs on new or existing single-family homes (Sarasota County HERO, SHIP). WWSB reported $1.7 million in total funding, purchase assistance up to $75,000 as a forgivable loan for very low and low income households, “first-come, first-approved,” with the buyer’s first mortgage lender applying on the buyer’s behalf, from September 1, 2026 (WWSB, August 31, 2026). The program’s purchase price limit is not on those pages; ask [email protected] before you shop.
For scale, the 12-month Beachwalk sales under $500,000 (n=70) had a median of $420,000, so the assistance programs are most likely to fit Beachwalk’s villas and smaller plans, not its pool homes.
You may use either. DiVosta’s Beachwalk page says “You are not required to finance through Pulte Mortgage to purchase a home from seller,” but its builder-rate offers require Pulte Mortgage, assume a 780 credit score and all incentives applied to closing costs and points, and require closing by a set date. A resale buyer simply chooses a lender.
The full text on the Beachwalk page: rates assume “application of all incentives toward closing costs, including any discount points, based on a FICO Score of 780. You are not required to finance through Pulte Mortgage to purchase a home from seller; but use of Pulte Mortgage is necessary to receive BFC-related rate offers where and when available” (DiVosta, BeachWalk). Pulte Mortgage LLC is licensed under NMLS #1791 (DiVosta, The DiVosta Difference). PulteGroup reported a Pulte Mortgage capture rate of 84.9 percent for the first nine months of 2026, with an average credit score of 750 (PulteGroup Q3 2026 Form 10-Q).
How we suggest comparing them on a Beachwalk home:
The offer’s dates, fine print and the buydown arithmetic are covered in the builder offer section above. On the resale side, a pre-approval from your chosen lender is what makes a Beachwalk offer competitive against the builder’s incentives next door.
Then sequence matters more than rate. A buyer who must sell first can make the purchase contingent on that sale, time a DiVosta home’s completion to the sale, or sell first and close a quick move-in home. Portability of a Florida homestead benefit depends on the new homestead being established within three assessment years.
On a resale, a sale contingency weakens an offer in a market where the builder is selling with incentives a few streets away, so most sellers will ask for a short contingency or none. On a DiVosta home, the construction schedule can do the same job: a home that completes after your sale closes needs no contingency at all. If your current home is in Southwest Florida, our Beachwalk seller guide and Englewood home valuation show how we price the sale side, and Jesse is direct at (239) 898-6072. For new-home options outside the gate, see our Englewood new construction guide.
McGreevy and Comisar alone have over $900 million in Sales. If you want a financing plan that compares the builder’s offer, an outside lender and a Beachwalk resale on the same page, book a Beachwalk buyer consultation or Call Marc at (239) 287-5873. Planning to sell first? Call Jesse direct at (239) 898-6072 or start with the Beachwalk home valuation.
Beachwalk by Manasota Key sits on the mainland in unincorporated Sarasota County, with its gate off SR 776 (Englewood Road) in Englewood ZIP 34223, not on Manasota Key itself. From 9720 Beachwalk Drive, Lemon Bay Park is about 4.0 road miles away and Stump Pass Beach State Park about 8.7.
Data updated: November 2026 (drive distances computed November 14, 2026 with the public OSRM router from 9720 Beachwalk Drive, free-flow with no traffic or work-zone delay; road projects from FDOT and Sarasota County pages read November 14, 2026)
We built this table from one fixed starting point inside Beachwalk so every row compares the same trip. Road miles and minutes are approximate free-flow figures, so add time for SR 776 lane closures and seasonal traffic. A home at the far end of a cul-de-sac adds a minute or two.
| From 9720 Beachwalk Drive to | Road miles | Minutes (no traffic) | Straight-line miles |
|---|---|---|---|
| Lemon Bay Park and Environmental Center, 570 Bay Park Blvd | 4.0 | 10 | 3.0 |
| Olde Village Publix, 55 N Indiana Ave, Englewood | 4.7 | 10 | 3.8 |
| Elsie Quirk Library, 100 W Dearborn St (Dearborn Street) | 4.9 | 10 | 3.8 |
| Englewood Elementary, 150 N McCall Rd | 4.9 | 10 | 3.6 |
| Publix Merchants Crossing, 1500 Placida Rd | 7.1 | 14 | 5.8 |
| HCA Florida Englewood Hospital, 700 Medical Blvd | 7.2 | 16 | 5.4 |
| Downtown Wellen Welcome Center, 12275 Mercado Dr | 8.2 | 15 | 4.0 |
| Stump Pass Beach State Park, 900 Gulf Blvd | 8.7 | 19 | 7.3 |
| Sarasota Memorial Hospital-Venice, 2600 Laurel Rd E | 11.7 | 23 | 8.7 |
| Wellen Park High School, 10801 Manasota Beach Rd | 12.2 | 24 | 4.6 |
| Sarasota Bradenton International Airport (SRQ) | 36.9 | 55 | 28.6 |
| Punta Gorda Airport (PGD) | 40.7 | 55 | 24.5 |
Store details come from the Olde Village Publix page (store (941) 473-5441, pharmacy (941) 473-3301) and the Merchants Crossing Publix page, which labels that store new. Destinations without a clean map match were placed with Sarasota County’s address point layer.
FDOT is milling and resurfacing about 8 miles of SR 776 from the Charlotte County line to south of US 41, which runs past the Beachwalk entrance. Project 451014-1 is in construction from mid-2026 to an estimated mid-2027, at about $15.4 million, with night lane closures and lane shifts.
The FDOT project page for 451014-1, last updated November 12, 2026, describes intermittent daytime closures for median work and nighttime closures for milling and paving, one lane at a time, with possible uneven pavement. If you tour Beachwalk this winter, expect night paving and shifted lanes on the way in. We found no SR 776 widening project on the FDOT pages we read, so this is a new surface, not more lanes.
South of the county line, FDOT project 449652-1 covers about 1.02 miles of SR 776 from Merchants Crossing to the Sarasota County line. It adds traffic separators, a protected bike lane and raised medians, with letting scheduled for March 29, 2027 and a construction estimate of $2,457,605. Raised medians change left turns into driveways, so a Beachwalk owner heading to the Merchants Crossing shops may make more U-turns once it is built.
On the east side, FDOT reported the SR 777 (River Road) widening from US 41 to I-75 complete in its October 2, 2026 release. Sarasota County also lists a South River Road and Winchester Boulevard widening on its selected county projects page; we could not read that project sheet’s schedule from a primary page, so ask the county before you plan around it.
Not as of November 14, 2026, as far as any official page we found shows. Sarasota County Schools says the county approved a public-private partnership to extend Manasota Beach Road to Keyway Road, scheduled for a few months after Wellen Park High opened in August 2026. No county page confirming a construction start was found.
The school district’s own Wellen Park High School FAQ is the source for the plan. Until the link opens, the drive from Beachwalk to Wellen Park High is about 12.2 road miles against 4.6 miles in a straight line. A Beachwalk home near the Manasota Beach Road edge may see more through traffic once the extension opens, so ask Sarasota County Public Works for the current schedule before you choose a homesite on that side.
Sarasota County’s petition records show small single-family subdivisions approved right beside Beachwalk, a neighborhood commercial corner at SR 776 and Manasota Beach Road, a cemetery expansion on SR 776, and larger approved growth at Sarasota National and Boca Royale East. None of these records changes Beachwalk’s own approvals.
We read the county’s closed, active and pre-application petition layers and measured straight-line distance from 9720 Beachwalk Drive to each petition’s nearest edge (closed petition layer; active petition layer). Outcomes are the county’s own status codes.
| Petition | Location | What was asked | County outcome | Distance from Beachwalk |
|---|---|---|---|---|
| 22-06 “MBR South Rezone” | Stoner Road | Up to 39 cluster housing units on 20 acres | Approved July 12, 2022 (Ord. 2022-034) | About 0.05 mi (adjoins) |
| 1925 “Gulf Pines Funeral Home” | 2401 Englewood Rd | Cemetery expansion, up to 9,700 sq ft office and funeral service, about 25.9 acres | Approved July 7, 2026 (Res. 2026-160) | About 0.19 mi |
| 22-07 “MBR North Rezone” | E Manasota Beach Road | Up to 46 cluster units on 23 acres | Approved July 12, 2022 (Ord. 2022-035) | About 0.34 mi |
| 23-20 “The Serenity” | Keyway Road | 11-lot cluster single-family development, 10.2 acres | Approved January 10, 2024 | About 0.41 mi |
| 24-18 “Sarasota National Parcels A and H” | Venice East Blvd and Tamiami Trail | Raise Sarasota National from 1,584 to 1,842 units (258 more) | Approved January 13, 2026 | About 0.83 mi |
| 25-01 “East Manasota Commercial” | 1407 E Manasota Beach Road | Neighborhood-serving commercial uses on 2 acres | Approved November 5, 2025 | About 0.90 mi |
| 23-16 (self storage at Englewood) | Englewood Road | Rezone for 120,975 sq ft of self storage | Approved December 13, 2023 | About 1.04 mi |
| 21-25 “Boca Royale East” | S River Road | 825 units on 505 acres | Approved January 31, 2023 | About 1.54 mi |
The same applicant’s request to allow drive-thru restaurants under the SR 776 Corridor Plan at 1407 E Manasota Beach Road was withdrawn, so the approved corner is neighborhood commercial without that change. Neal Communities is now building the Boca Royale East land as Boca Royale Golf and Country Club at Wellen Park, which the Business Observer reported on October 27, 2026 as 825 homes by the end of 2029, with an east-west connector to Preto Boulevard planned for 2028.
What this means for a buyer: the open land around Beachwalk is filling in with small cluster subdivisions and a few service uses rather than towers or big-box retail. If a homesite backs to the MBR South parcel, ask the sales consultant what the buffer is along that edge before you pay a premium for the view.
The closest public park with water access is Lemon Bay Park and Environmental Center, about 4.0 road miles from Beachwalk, open daily 8 a.m. to 6 p.m. with free admission. The nearest Gulf state park is Stump Pass Beach State Park on the south end of Manasota Key, about 8.7 road miles and 19 minutes away.
Lemon Bay Park covers about 200 acres, with a mile of coastal trail, over 2 miles of flatwoods trails and a paddling launch, per the Florida Birding Trail page. Florida State Parks lists Stump Pass at 900 Gulf Blvd, open 8 a.m. to sunset every day, $3 per vehicle paid at a kiosk at the beach entrance, with a mile of beach where shells and shark teeth wash up and shelling best in winter.
Dearborn Street, the old Englewood main street, is about 4.9 road miles away. It sits inside Sarasota County’s Englewood Community Redevelopment Area, which covers the part of Englewood west of SR 776, so Beachwalk itself, east of SR 776, is outside the CRA. Inside the gate, the lakes are not part of the recreation: the recorded Beachwalk Declaration says they “shall not be available for use by Owners or the Association” (Beachwalk governing documents). For the amenity campus and what life inside the gate looks like, see our Beachwalk by Manasota Key community guide.
HCA Florida Englewood Hospital at 700 Medical Blvd is the nearest hospital, about 7.2 road miles and 16 minutes from Beachwalk in free-flowing traffic. Sarasota Memorial Hospital-Venice, at 2600 Laurel Rd E, is about 11.7 road miles and 23 minutes away. For an emergency, call 911 rather than drive.
Some map and county layers still label 700 Medical Blvd with the older name, Englewood Community Hospital; the HCA Florida name is the one the hospital uses now. Distances come from the same OSRM router run as the table above, from 9720 Beachwalk Drive.
A Beachwalk address is zoned to Englewood Elementary (Sarasota County), L.A. Ainger Middle (a Charlotte County Public Schools campus, under a bi-county agreement) and Wellen Park High (Sarasota County), which opened in August 2026. We name the zoned schools and the district’s sources; we do not rate schools. Confirm assignment for the exact address with the district.
The Sarasota County School Board acted on a new Wellen Park High boundary on September 16, 2025. The district says the bi-county agreement with Charlotte County will be amended to end the Lemon Bay High attendance zone within Sarasota County, which covers Beachwalk, so older materials naming Lemon Bay High are out of date.
The district’s Wellen Park High School page carries the boundary timeline, the approved “Scenario D” map and the FAQ. Its answers include these points:
The district school directory lists Wellen Park High at 10801 Manasota Beach Road, Venice, FL 34293. A news report in August 2026 used a different street address, so confirm the address the district uses when you register.
The elementary school for Beachwalk is Englewood Elementary, 150 North McCall Road, Englewood, grades K to 5, with an 8:30 a.m. to 3:15 p.m. day and the phone number (941) 474-3247. The middle school is L.A. Ainger Middle, a Charlotte County campus that Sarasota County students in the zone attend under the bi-county agreement.
The Englewood Elementary page lists the school day and contact details. On the middle school, the district’s FAQ says the agreement for students zoned for L.A. Ainger “will remain in place at this time,” and that only the high school part of the agreement was amended. Confirm the middle school campus and transportation with the district before you rely on them.
The first 2027 to 2028 School Choice window runs October 22 to November 23, 2026 in the Focus Parent Portal, and the second runs February 8 to March 8, 2027. Choice is a random lottery based on capacity, results post in April, and the district does not provide transportation for choice placements.
All of that comes from the district’s School Choice (Controlled Open Enrollment) page. Applicants may rank up to three schools, and a student placed by choice may stay through the highest grade the school offers without reapplying. If you are under contract in Beachwalk now, note that the first window closes November 23, 2026.
The district directory also lists charter schools near Beachwalk, including SKY Academy Englewood at 871 S. River Road and College Preparatory at Wellen Park at 1611 Mezzo Drive in Venice. Charter schools are public schools that operate under a performance contract with district oversight, per the district’s charter school page. We list names and addresses only.
Call Sarasota County Schools at 941-927-9000 with the exact street address before you rely on any zoning, because we did not find a public address-lookup tool on the district pages. Boundaries can change, and a listing remark, a builder brochure or a ZIP code does not decide assignment.
The district’s approved Scenario D boundary map takes in the whole Sarasota County “Lemon Bay Zone,” the part of Englewood that includes the SR 776 and Manasota Beach Road area where Beachwalk sits. Treat the map as a starting point, not a guarantee, and get the district’s answer for your address in writing if a school assignment is part of why you are buying.
Beachwalk is one of several gated new-home choices within about 16 road miles. On the builder and master-developer pages we read November 14, 2026, advertised from-prices ran from the mid $200s in parts of Wellen Park to $565,990 at DiVosta’s Talon Preserve, and the biggest structural difference is HOA only versus a special district.
Data updated: November 2026 (advertised from-prices observed November 14, 2026 on the builder and developer pages linked below, base prices before lot premiums, options and incentives; special districts from the Sarasota County Tax Collector non-ad valorem list; drive distances computed from 9720 Beachwalk Drive with OSRM, no traffic)
Advertised prices are marketing figures on the day we read them, not values, and they change without notice. Read each row as “where the conversation starts,” then compare total contract prices once options and the homesite are chosen.
| Community | Builder or developer | Gated, per its own pages | HOA or special district | Advertised from-price (observed Nov 14, 2026) | Approx. drive from Beachwalk |
|---|---|---|---|---|---|
| Beachwalk by Manasota Key, Englewood | DiVosta Homes (PulteGroup) | Yes: transponder entry and staffed vehicular access control in the dues | HOA; no CDD on the Tax Collector list | $349,990 (Seagrove villa) | Baseline |
| Shores at Stillwater, 2048 Silver Shores Blvd, Englewood | Pulte Homes (PulteGroup) | “Gated, with Heated Pool & Cabana” | Not stated on the builder page | $309,990+ | 7.5 road mi, 17 min |
| Talon Preserve on Palmer Ranch, Nokomis | DiVosta Homes | Not checked | Not checked | $565,990 | 15.4 road mi, 28 min |
| Boca Royale, Englewood (marketed with Wellen Park) | Neal Communities | “A gated 1,000-acre community” | Not stated | Villas and single-family “Mid $300s” | 2.7 road mi, 7 min |
| Esplanade at Wellen Park | Taylor Morrison | Not stated | Inside the West Villages Improvement District | Villas “Mid $300s”; Monte single-family from $515,999 | 11.8 road mi, 23 min |
| Other Wellen Park neighborhoods (Sunstone Lakeside, Oakbend, Palmera, Lakespur, Wellen Park Golf and Country Club) | Mattamy, ICI, Toll Brothers, Pulte, Lennar and others | Sunstone Lakeside and Oakbend say gated | Inside the West Villages Improvement District | From the mid $200s to the low $500s by neighborhood and home type | Not computed |
| Sarasota National, Venice East Blvd and US 41 | Master plan, 1,842 approved units | Not checked | Sarasota National CDD on the Tax Collector list | No builder price page found | 7.0 road mi, 15 min |
Sources for the rows: the DiVosta Sarasota region page for Beachwalk, Talon Preserve and the Shores at Stillwater link; the Pulte Shores at Stillwater page; the Wellen Park neighborhoods page and Esplanade page; the Lennar Sarasota and Manatee index; Beachwalk’s gate terms from its recorded governing documents; and the Sarasota National unit count from the county’s closed petition layer.
A special district can levy its own assessments and issue bonds, and its charge arrives on the county tax bill rather than in the HOA statement. Beachwalk is HOA only. Wellen Park neighborhoods sit inside the West Villages Improvement District, and Sarasota National has a CDD, so add those tax-bill lines before comparing monthly cost.
The West Villages Improvement District describes itself as a special district created in 2004 by a Special Act of the Florida Legislature, covering more than 12,000 acres in North Port and unincorporated Sarasota County, able to “levy and impose special assessments, user fees and charges” and issue bonds. The Tax Collector’s list explains that non-ad valorem assessments are not based on value and are billed with property taxes. Ask for the parcel’s current district line in writing for any non-Beachwalk home on your list.
Shores at Stillwater, a Pulte Homes community in Englewood about 7.5 road miles from Beachwalk, is the closest PulteGroup alternative. It advertised plans from $309,990, below Beachwalk’s $349,990 Seagrove start, with a heated pool and cabana rather than Beachwalk’s larger amenity campus. Its November offer ran November 9 to 30.
Pulte’s page listed plans from the 1,321 square foot Colton at $309,990 to the Mystique Grande at $565,990, and a November 9 to 30 offer of a pool or up to $77,000 toward closing costs, rate buydown, design options and quick move-ins (Pulte Shores at Stillwater). Because both communities sit under the same parent company, the same mortgage affiliate and similar offer windows apply, which makes the side-by-side cleaner than most.
Fit follows the home, the budget and the carrying cost, not the buyer. Beachwalk suits a search that wants a gated HOA without a district line on the tax bill and a closer drive to Englewood. Wellen Park suits a search centered on Venice-area shopping that accepts the district. Boca Royale suits a golf-course search.
By budget, the lowest advertised entry points sit in parts of Wellen Park and at Shores at Stillwater, while Beachwalk’s villa collection starts at $349,990 and its Echelon single-family plans start at $662,990. By timing, a builder’s quick move-in list decides who can close soonest, so compare the move-in dates each builder publishes. By home type, a resale-only search near Englewood widens the field beyond any builder list.
For a wider look at what is being built across the area, see our guide to new construction in Englewood. If your search runs beyond one community, our Englewood buyer’s guide covers both counties and every home type. Call Marc at (239) 287-5873 and we will line up Beachwalk against the others on the same day.
In Beachwalk, as everywhere since August 17, 2024, you sign a written agreement with your buyer’s agent before touring, and the compensation in it is negotiable and not set by law. On a new DiVosta home, any cooperating-broker payment is set by the builder, and DiVosta does not publish its Beachwalk rate.
Under the practice changes that took effect August 17, 2024, an agent working with you must have a written agreement before you tour a home in person or virtually. The agreement must state a clear amount, flat fee, percentage or hourly rate, and offers of compensation can no longer appear on the MLS.
NAR’s consumer guide to written buyer agreements says compensation “is negotiable and not set by law” and cannot be open-ended, and that touring an open house on your own needs no agreement. Its settlement FAQs cover the MLS change. You may still ask the seller to pay some or all of your agent’s compensation, and on a Beachwalk resale that request goes in the offer.
On a builder sale, DiVosta is the seller, so any payment to your agent comes from DiVosta’s cooperating-broker program or from you under the written buyer agreement. We found no public DiVosta or PulteGroup page that states the Beachwalk rate, the registration window or any accompaniment rule as of November 14, 2026.
PulteGroup’s 2025 annual report says “the majority of our home closings also involve independent third party sales agents,” so outside agents are routine. A Pulte Homes division in the Carolinas published its own dated agent program off the MLS in 2025; that tells you PulteGroup divisions set these terms themselves, not what DiVosta pays here. The Beachwalk web form has an “I am a Realtor” box with fields for the agent’s name and number (DiVosta Beachwalk page), which is how the builder records an agent at first contact.
Settle three things in writing before you walk into the Beachwalk sales center at 26061 Seastone Drive: the buyer agreement with your agent, your agent’s registration on the builder’s first contact form or at the desk, and what DiVosta will pay your agent and whether that changes your price or incentive.
Florida law presumes licensees act as transaction brokers unless a single-agent relationship is set up in writing, and it bars dual agency (s. 475.278). The same statute exempts a builder’s own sales staff from the disclosure rules when the setting makes clear they act for the builder, which is the case at a model center. We answer for you; they answer for DiVosta. Book a Beachwalk buyer consultation before your first visit and we will handle the registration with you.
In Beachwalk we negotiate two different sellers in two different ways. With DiVosta, the levers are the form of the incentive, quick move-in markdowns, the homesite and the options list. With a resale owner, the levers are inspection findings, the appraisal and the recorded prices of nearby resales against the builder’s current offer.
Data updated: November 2026 (DiVosta offer, base prices and quick move-in prices observed November 14, 2026 on the Beachwalk page; county recorded sales from the Sarasota County Property Appraiser bulk file dated October 21, 2026, 12 months October 15, 2025 to October 14, 2026; principal and interest at the Freddie Mac PMMS 30-year rate of 7.11 percent, week of November 12, 2026)
We describe our process here, not past deals. Every figure below is public: the builder’s own page, the county deed record or a federal filing.
With DiVosta, the published offer is the floor of the conversation, not the ceiling. On November 14, 2026 the builder offered a standard pool valued at $69,500 on select to-be-built homesites or a $77,000 credit, for agreements accepted November 2 to 30, 2026, and two villa quick move-ins carried markdowns of $44,000 and $51,000.
The quick move-in list is where the builder’s visible cuts sit. The Seagrove at 27125 Clam Shell Court showed $419,630, “Was $463,630,” and the Cascadia at 27117 Clam Shell Court showed $445,570, “Was $496,570.” Smaller savings showed on the Flagstone at 27517 Pelican View Court ($9,255) and the Stardom at 26617 Bering Drive ($15,000). The offer fine print says it “cannot be combined with other offers or incentives,” so we ask in writing whether the $77,000 credit can apply to a home already marked down before you choose.
PulteGroup told investors its incentives averaged 10.4 percent of gross sales price in the third quarter of 2026, up from 8.9 percent a year earlier, and that “we expect our sales incentives to remain elevated” (Q3 2026 10-Q). The Beachwalk credit, about 11.9 percent of the builder’s 12-month median closing price of $644,550 (n=170), is in line with that company figure. If you read this after November 30, 2026, ask the sales center what replaced the offer.
The homesite and the options list are where a to-be-built price grows, so they are where we push. DiVosta publishes no lot premium amounts for Beachwalk, and its builder map listed 20 available homesites on November 14, 2026. We ask for every premium in writing and compare homesites before you commit.
The builder’s map data labels lots Standard, Base View, Wedge, Corner or Extra Wide and Deep, with no dollar figure attached (builder homesite map data). The $77,000 credit can be spent on “design options,” so a buyer who would buy options anyway can turn the credit into finishes rather than closing costs. PulteGroup’s own investor material says lot premiums and options help drive its margins, which is why we read the options list line by line with you.
It depends on how long you keep the loan and whether you pay cash. At 7.11 percent, $77,000 taken off the price lowers principal and interest by about $415 a month with 20 percent down. A rate buydown can save more each month, but only through Pulte Mortgage, only while you keep that loan.
On the 12-month builder median of $644,550 (n=170) with 20 percent down, principal and interest is $3,469 a month at 7.11 percent, $3,128 at 6.11 percent and $2,803 at 5.11 percent, before taxes, insurance and dues. DiVosta’s rate offers assume a 780 FICO score and require Pulte Mortgage, while the fine print adds that “You are not required to finance through Pulte Mortgage to purchase a home from seller.” Lenders also cap seller-paid costs: Fannie Mae allows 6 percent at 75.01 to 90 percent loan-to-value, which is $38,673 at the builder median (Fannie Mae B3-4.1-02). The CFPB advises asking for quotes with and without points; we run both.
On a Beachwalk resale, the builder’s current offer next door is the reference point, because a resale has to be worth the new-build price less whatever the incentive is worth to you. Inspection findings, the contract’s repair caps, the appraisal and the recorded price history of the home itself do the rest.
Under the Florida Realtors and Florida Bar standard contract, the seller’s general repair, wood-destroying organism and open-permit caps each default to 1.5 percent of the price if left blank, which is $9,000 each on a $600,000 home. Under the AS IS form, the buyer’s remedy is to cancel inside the inspection period, which defaults to 15 days (contract text reprinted by The Fund). Rider F, the appraisal contingency, lets you set the value below which you can cancel; without it, a low appraisal stops protecting your deposit once you confirm loan approval.
The county record shows that most Beachwalk resales so far sold below the price the first owner paid the builder. Of 58 resales with an earlier sale on the same parcel, 37 sold below that earlier price, at a median change of minus 4.1 percent after a median hold of 660 days.
Those are deed prices from the Sarasota County Property Appraiser file of October 21, 2026, and the builder price on a deed includes options and lot premiums that do not always carry full value on resale. We pull the subject home’s own builder price and any later resales on its street before you offer. One example on the live record: a villa at 25049 Pearl Lake Circle that sold from the builder for $470,400 in February 2024 resold for $365,000 in October 2026 (parcel 0479040023). Across the county, though, single-family supply is not loose: Sarasota County had 3.7 months of supply in September 2026 (RASM September 2026 summary), so the leverage in Beachwalk comes mostly from the builder next door.
If you must sell a Florida home to buy in Beachwalk, line up the two timelines first. DiVosta publishes no build time for a to-be-built home, its quick move-ins list completion dates from “Available Now” to March 2027, and a resale follows its contract dates, so your sale date decides which Beachwalk homes fit.
If the home you are selling is already in Beachwalk, start with our guide to selling your Beachwalk home, which covers competing with the builder, and the Beachwalk home valuation, which prices from the county record. Call Jesse direct at (239) 898-6072.
If your current home is elsewhere in Englewood, see Sell My Home in Englewood and the Englewood home valuation. A price built from the right slice of the county record is what lets you decide how much of your Beachwalk purchase the sale can fund.
Yes, if you had a Florida homestead on January 1 of any of the three preceding years. Portability can move up to $500,000 of your Save Our Homes benefit to a new homestead, and you file the transfer with the new homestead application to the Sarasota County Property Appraiser.
The rule is in s. 193.155, and the Sarasota County Property Appraiser homestead page lists the filing steps, with March 1 as the timely filing date. The county’s tax estimator also caps portability at $500,000. Ask the appraiser’s office to estimate your portable amount before you set a Beachwalk budget, because it changes the tax line in your monthly cost.
Sell first if the Beachwalk purchase depends on your equity and you cannot carry two homes. Buy first if you can, especially on a quick move-in with a set completion month. PulteGroup says its contracts may include a contingency for the sale of an existing home, so ask whether the Beachwalk agreement allows one.
That contingency language comes from the builder’s annual report, which also says the majority of its contracts let it keep the deposit if a contract is canceled. If you need a home sale to close, get the contingency, its deadline and the deposit terms in the signed agreement, not in a conversation. Jesse prices the home you own and Marc works the Beachwalk side, so one call covers both: (239) 898-6072 for Jesse.
Current Beachwalk resale listings come from the MLS, and the builder’s own inventory comes from DiVosta’s page, so we do not print a list of named resale listings that would be out of date within days. To see what is on the market today, see current Englewood listings on DomainRealtyGroup.com.
Data updated: November 2026 (builder inventory from the DiVosta Beachwalk page observed November 14, 2026; county-level market figures from RASM, September 2026; MLS-only Beachwalk fields checked November 14, 2026)
| Measure for Beachwalk | Figure |
|---|---|
| Active resale listings in Beachwalk | Information not available at time of publishing (checked November 14, 2026). |
| Beachwalk days on market | Information not available at time of publishing (checked November 14, 2026). |
| Beachwalk sale-to-list ratio | Information not available at time of publishing (checked November 14, 2026). |
| Beachwalk months of supply | Information not available at time of publishing (checked November 14, 2026). |
| Builder quick move-in homes listed by DiVosta | 9, from $419,630 to $1,234,435 (observed November 14, 2026) |
| Sarasota County single-family median time to contract, September 2026 | 51 days (county figure, not Beachwalk) |
The Beachwalk board’s November 10, 2026 policy limits For Sale signs to the front of the home during an open house, and open houses run Sundays from 11 a.m. to 4 p.m. only. Outside those hours, resale showings run by appointment through the gate, so an MLS search finds more than a drive does.
The policy also bars Beachwalk, DiVosta and PulteGroup logos on resale marketing and allows only a Florida licensed Realtor or the homeowner to hold an open house (Beachwalk sales and leasing documents). That is one reason we set up an alert for Beachwalk buyers rather than relying on signs.
Read the listing’s square footage and price against the county’s heated living area and the home’s own deed history. The county record shows the year built, the builder sale, any later sales, the flood zone and the extra features such as a pool or cage, and a listing can differ on any of them.
Search the address or parcel on the Sarasota County Property Appraiser site. A pool or screen cage that the listing shows but the record’s extra features do not may simply not be appraised yet, or may never have been permitted, so ask before you offer. On a Beachwalk resale we also compare the asking price with the builder’s current base price and quick move-in list for the same plan.
Set up a Beachwalk alert on the filters that separate one Beachwalk home from another: collection (Vista villa, Scenic, Distinctive or Echelon), price band, pool, heated area and flood zone. Then send the matches to us so we can read each one against the county record and the builder’s current offer.
Start with price and size, because Beachwalk prices track them closely. Over the 12 months to October 14, 2026, sales under $500,000 (n=70) had a median of 1,442 heated square feet and no pools, while sales from $700,000 to $800,000 (n=34) had a median of 2,124 square feet and 91 percent had a pool.
Those bands come from the Sarasota County Property Appraiser recorded sales (n=206 in the 12-month window). Add the collection, since a villa buyer and an Echelon buyer are shopping different plans, and add a flood-zone note, because about one in five Beachwalk address points, in early and newer phases alike, sits in a mapped AE zone.
When a Beachwalk resale matches your alert, we confirm the showing time with the listing agent, arrange gate entry and pull the parcel record and elevation certificate before you arrive. New builder homes are added from DiVosta’s published list, and we register you with the sales center at the same time.
Create the alert on our buying page, or tell us your filters at the consultation below. The person reading your alerts is the person you can call: Marc Comisar at (239) 287-5873.
A Beachwalk buyer consultation is a free conversation with Jesse McGreevy or Marc Comisar about your budget, new versus resale, the collection and homesite you are weighing, and the county-record checks this page describes. It ends with a plan for your Beachwalk search and the buyer agreement explained, with no obligation.
We bring the Beachwalk county record and the builder’s current terms side by side: the 12-month medians of $644,550 for builder sales (n=170) and $677,500 for resales (n=36), the size bands each budget buys, the quick move-in list and the November offer as published, and principal and interest for your down payment at the Freddie Mac weekly rate.
We also bring the document list we will pull on any Beachwalk home you like, from the elevation certificate in the county’s public folder to the association’s Sales Application, so you know what the inspection period has to cover before you sign anything.
We will ask your budget and down payment, your lender, villa or single-family, whether a pool or lake view matters, how soon you need to move, whether you have a home to sell, and whether it will be your homestead. Your answers decide whether we start with quick move-ins, a to-be-built homesite or a resale.
Book your Beachwalk buyer consultation or start on our buying page. Call Marc at (239) 287-5873 or call Jesse McGreevy direct at (239) 898-6072. If you also own a home to sell, begin with the Beachwalk home valuation. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. You are working with Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and there is no obligation.
Jesse McGreevy and Marc Comisar are top-reviewed Southwest Florida buyer’s agents, recognized with the Gulfshore Life 5 Star Award for customer satisfaction for 21 straight years. The reviews below are quoted exactly as clients wrote them on our Google Business Profile. We do not edit, combine or summarize client words.
★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.”
★★★★★ “Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time.”
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.”
★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.”
★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!”
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.”
Before you buy in Beachwalk, request the survey, the elevation certificate, the permit history, a tax estimate, the HOA disclosure summary and recorded documents, the estoppel, the warranty book and claim history, the wind mitigation form and written insurance quotes. Which items apply depends on whether you buy new from DiVosta or a resale.
| Document | Who issues it | New, resale or both | Why it matters in Beachwalk |
|---|---|---|---|
| Survey | A Florida licensed surveyor | Both | Shows lot lines and improvements; the ARC guidelines set a 5-foot rear setback for screen enclosures |
| Elevation certificate | The surveyor for the builder or owner; Sarasota County posts many in a public folder | Both | 18 Beachwalk certificates were posted on November 14, 2026; Lot 973 shows a finished floor of 16.5 ft against a 13.0 ft base flood elevation |
| Permit history and inspections | Sarasota County: Accela Citizen Access for current records, building.scgov.net for permits closed before August 18, 2023 | Both | Confirms the new-home permit finaled and that any later pool, cage, shutters or generator was permitted |
| Certificate of occupancy | Sarasota County building official | New | The builder’s closing depends on it, and s. 553.791 keeps it the county’s act even with a private provider |
| Property tax estimate | The Sarasota County Property Appraiser tax estimator | Both | It assumes just value at 89 percent of price and no new construction that year, so it understates a just-finished home |
| HOA disclosure summary | DiVosta on a new home; the seller on a resale | Both | Under s. 720.401 you may cancel within 3 days of a late summary or before closing |
| Declaration, amendments and rules | The association’s governing documents page or the Sarasota Clerk | Both | Declaration Instrument 2021023812 sets the Resale Assessment, leasing, villa roof duties and the lake rule |
| Estoppel certificate | The association through Castle Management, ordered by the title agent | Resale | Issued within 10 business days; good for 30 days, or 35 if mailed |
| Sales Application and contract copy | Buyer completes; filed with the association | Resale | The July 22, 2026 form asks for 20 days’ notice before closing |
| Warranty book and claim history | DiVosta, and the seller on a resale | Both | Coverage runs from the first closing and passes to later owners inside each period |
| Wind mitigation form (OIR-B1-1802) | A qualified inspector | Both | Valid up to five years if nothing material changes; drives the wind premium |
| Homeowners insurance quote | Your insurance agent, in writing | Both | Get it before the inspection period ends |
| Flood insurance quote | Your agent, NFIP or private | Both | Required by a federally backed lender only if the building is in the AE zone |
| Pool permit and pool barrier feature | Sarasota County record; the seller | Resale pool homes | A new pool must pass final with one of the features in s. 515.27 |
| WDO (termite) report | A Florida licensed pest control business on form FDACS-13645 | Resale | DiVosta’s warranty excludes termite damage |
Send us the Beachwalk address and we will pull the parcel record, the flood zone, the elevation certificate if one is posted and the permit trail the same day. For papers only DiVosta, the seller or the association can produce, we tell you whom to ask and what to look for in each one.
On a resale, the association’s on-site office is at 9818 Beachwalk Drive, 941-584-9314, and the management firm, Castle Management, holds Florida community association management license CAB3838, current to September 30, 2027 (DBPR license search). On a new home, the DiVosta sales center is at 26061 Seastone Drive, (941) 413-2031. Start with a consultation or call Marc at (239) 287-5873.
These are the questions Beachwalk buyers ask us and the questions people search about buying here, answered directly. County figures use the Sarasota County Property Appraiser file of October 21, 2026, with a 12-month window of October 15, 2025 to October 14, 2026. Builder figures are as DiVosta published them on November 14, 2026.
No. Beachwalk is on the mainland in unincorporated Sarasota County, east of SR 776 (Englewood Road) in Englewood ZIP 34223. The Manasota Key name is the builder’s. The nearest Gulf state park, Stump Pass Beach State Park on the south end of the key, is about 8.7 road miles and 19 minutes away by our OSRM route from 9720 Beachwalk Drive, and the parcel records sit on the Sarasota County Property Appraiser roll.
Residents enter with a gate transponder or similar device, and guests use a separate guest entrance, according to the recorded Beachwalk governing documents. The 2026 fee summary lists staffed vehicular access control among the items the dues pay for. The Declaration also says the association is not an insurer or guarantor of security. Arrange entry in advance for inspectors, appraisers and movers; transponder cost for a resale buyer is not published, so ask Castle Management.
You do not have to have one, but the DiVosta sales consultants work for DiVosta. Florida’s s. 475.278 exempts a builder’s sales staff from brokerage disclosures when the setting shows they act for the builder. PulteGroup’s annual report says most of its closings involve independent third-party agents. Your own agent reads the contract, the homesite and the county record on your side.
We found no published DiVosta broker policy, so the registration terms are not public. What is public is the Beachwalk web form’s “I am a Realtor” box with fields for the agent’s name and number (DiVosta Beachwalk page), which records an agent at first contact. Name your agent on your first form, call or visit, and get the builder’s registration terms confirmed in writing.
Not as a dual agent: Florida law says a licensee “may not operate as a disclosed or nondisclosed dual agent” (s. 475.278). Florida presumes licensees act as transaction brokers, a limited form of representation, unless a single-agent relationship is set up in writing. If the listing agent offers to “handle both sides,” ask in writing what relationship you would have and what duties come with it.
Bring a pre-approval or proof of funds, your agent, and a short list of plans and homesites you want to see. DiVosta’s financing page says conventional loans need 5 to 20 percent down and FHA 3.5 percent if you qualify. The sales center is at 26061 Seastone Drive, Englewood, (941) 413-2031; call ahead, since DiVosta says some centers take walk-ins and others prefer appointments.
Yes, with the steps arranged in advance: a written buyer agreement, video tours, inspections and insurance quotes inside the deadlines, and a closing agent who handles signing remotely. DiVosta’s closing checklist asks buyers to sign the preliminary Closing Disclosure at least 3 business days before closing and to confirm wiring instructions by calling a known phone number. We follow the same rule on every closing.
On November 14, 2026, DiVosta’s homesite map showed 20 available homesites, 137 unreleased, 9 quick move-ins and 7 models among 764 mapped lots, with 591 sold (builder map data). Available lots were 8 Echelon, 7 Distinctive and 5 Scenic, with no Vista villa lots released. A villa buyer that day could choose only among quick move-ins or wait for the 28 unreleased Vista lots.
No. The builder’s map labels Beachwalk lots Standard, Base View, Wedge, Corner and Extra Wide and Deep, but no premium amount appears in the map data or on the Beachwalk page. Premiums are added to the base price, so ask for the premium on each homesite you are considering, in writing, and compare it with what the lot actually backs to, since the lakes are a view and not an amenity.
PulteGroup says its contracts “typically include a financing contingency” letting buyers cancel if they cannot get financing at specified rates within a specified period, and may include other contingencies such as the sale of a home (PulteGroup annual report). DiVosta’s Beachwalk agreement is not public, so read the exact contingency, its deadline and what happens to your deposit before you sign. We read it with you.
It depends on why you cancel. PulteGroup says most of its contracts let it keep the deposit on cancellation, though it may refund in some cases. Florida’s s. 501.1375 gives you the right to have deposits up to 10 percent of the price held in escrow, waivable only in writing, and returns escrowed funds with interest if you properly terminate under the contract.
Expect the deposit escrow legend under s. 501.1375, the HOA disclosure summary, a radon notice under s. 404.056, energy-efficiency rating information under s. 553.996, the property tax disclosure summary, and the chapter 558 construction-defect notice. DiVosta’s plan pages also show a HERS energy estimate, where a lower score means a more efficient home than the reference home.
No. The pool offer, a standard pool valued at $69,500, was limited to “select homesites for select to-be-built homes” for agreements accepted November 2 to 30, 2026, and upgrades beyond the standard pool are the buyer’s cost (DiVosta Beachwalk page). The $77,000 credit, the other choice, may be used on quick move-ins. If you read this after November 30, 2026, ask the sales center what replaced it.
The offer fine print says it “cannot be combined with other offers or incentives,” and the page does not say whether a quick move-in’s “Was” price counts as one (DiVosta Beachwalk page). Two villa quick move-ins showed cuts of $44,000 and $51,000 on November 14, 2026. Ask for the combined answer in writing before you pick between a marked-down home and a to-be-built home with the credit.
DiVosta does not publish a build time for Beachwalk. The only builder-stated dates are on its quick move-in list: on November 14, 2026, three homes were “Available Now,” others showed November 2026 or December 2026, and two Layton homes showed early 2027 (DiVosta Beachwalk page). PulteGroup says it is reducing spec inventory and improving production cycle times. Ask for an estimated completion window in writing.
You can, with the association’s approval and a county permit. The Beachwalk Declaration lets the architectural reviewer require a security deposit of up to $5,000 before work starts (governing documents). DiVosta’s 2024 warranty book says pools are not warranted by the builder and that if the homeowner adds a pool, the builder is no longer responsible for drainage. Weigh that against the builder’s pool offer.
DiVosta publishes no Beachwalk option price list, but its quick move-ins show the effect. The Seagrove plan starts at $349,990 while the Seagrove quick move-in at 27120 Clam Shell Court was listed at $464,120 on November 14, 2026 (DiVosta Beachwalk page). The county record agrees: Beachwalk sales under $500,000 had a $420,000 median (n=70). Compare total contract prices, not base prices.
Yes, for whatever time is left. The 2024 DiVosta National Warranty Book covers the original purchaser and later owners who take title during the coverage periods, which run from the first closing: 1 year for workmanship, 2 for systems, 5 for certain water infiltration and 10 for structural elements. Get the first closing date from the county deed record.
Through the DiVosta Portal if you are the original buyer and bought on or after January 1, 2021, or through a form that needs no login (DiVosta warranty request). The warranty book says claims must arrive no later than 30 days after a coverage period ends, and that DiVosta will not reimburse repairs you make or pay for before notifying it, except emergency repairs reported promptly.
Pools are not warranted by the builder, and consumer products and smart-home components are excluded, per the 2024 DiVosta warranty book. Pool deck cracks over 1/4 inch are repaired for two years. DiVosta’s closing checklist tells owners to register HVAC equipment and appliances with the makers for their own warranty coverage, so keep those registrations with your closing papers.
The Florida Department of Business and Professional Regulation licenses home inspectors under chapter 468, Part XV, and defines a home inspection as “a limited visual examination” of readily accessible systems (s. 468.8311). Inspectors must carry $300,000 in general liability insurance, may not repair homes they inspect and complete 14 hours of continuing education each renewal, including 2 hours on wind mitigation. Check the license number on the DBPR home inspector page.
No. Florida’s home inspection standards exclude pools, screens, shutters, irrigation, solar, generators and cooling-capacity checks (Rule 61-30.810). On a Beachwalk pool home, add a pool inspection and confirm the pool and cage permits finaled in the county record. Under the standard resale contract, torn pool and patio screens are seller repairs, while cracked roof tiles are not unless there is evidence of a leak.
On a resale, yes, if you want the risk covered: DiVosta’s warranty excludes termite damage. A wood-destroying organism report must be made on Florida’s form FDACS-13645 by a licensed pest control business, and the form itself says it is visual only and “NOT a structural damage report.” Ask the seller for the builder’s termite pretreatment certificate and whether its warranty was renewed.
A short test is the only real answer for a specific slab-on-grade home. The Florida Department of Health’s Sarasota County radon map places the Englewood coast in the “Radon Controls Generally Unnecessary” zone, while the state says about 1 in 5 Florida homes test above the action level. Use a business certified by the Department of Health, and note that DiVosta’s warranty excludes radon.
Every Florida homeowners policy must cover catastrophic ground cover collapse, and sinkhole coverage is an optional add-on with a 1, 2, 5 or 10 percent deductible (s. 627.706). The state’s subsidence layer held 10 unverified reports for all of Sarasota County from 1981 to 2026, against 345 in Pasco County (FDEP layer). It is a price-versus-risk choice.
No, not solely for that. Under s. 553.79(17), a county may not deny a permit to, cite or penalize an arm’s-length buyer solely because a prior owner’s permit was not closed. That does not make the work insurable or financeable, so search the permit record during the inspection period. The standard resale contract caps the seller’s open-permit cost at 1.5 percent of the price if left blank.
No. Section 12.3 of the recorded Declaration bars the association from disapproving a sale, so the Sales Application works as notice and registration. The July 22, 2026 form asks the owner to notify the association at least 20 days before closing with a copy of the contract, and lists vehicles, pets and intended use, with no application fee printed (Beachwalk sales and leasing documents).
The Resale Assessment, $2,000 in 2026, is owed by the buyer under Declaration 4.10 and collected at closing (governing documents). It also applies when control of an owning company changes, and transfers to a co-owner, an heir or for estate planning are exempt. After turnover the board may raise it by no more than 10 percent over the prior year. Buyers from the builder pay an initial contribution instead.
Florida caps the estoppel fee at $299 when the account is current, plus $119 for rush delivery and up to $179 more if the account is delinquent, as adjusted by DBPR under s. 720.30851. The association must issue it within 10 business days or charge no fee, and it is good for 30 days, or 35 if mailed. The resale contract usually assigns the fee to the seller.
Yes. Under s. 720.3085, a buyer is jointly and severally liable with the seller for assessments unpaid at the time of transfer, and the association’s lien relates back to the recording of the Declaration on February 11, 2021. The estoppel certificate is your protection: the association cannot collect more than it shows from a buyer who relied on it in good faith.
Under s. 720.307, owners other than the developer elect a board majority three months after 90 percent of the parcels are conveyed to them, or earlier on certain events. On November 10, 2026, the Beachwalk board was still the developer’s slate, and the builder’s map showed 137 unreleased plus 20 available homesites. Until turnover, the developer can still amend the covenants.
Yes, within the recorded rules: the Beachwalk Declaration requires board approval of a lease, and the association’s documents set a 90-day minimum, no more than 3 leases a year and a $100 tenant application fee (sales and leasing documents). The owner must also give 20 days’ notice with a copy of the lease. Read the current lease application before you buy for rental income.
No. The recorded Declaration says the lakes “shall not be available for use by Owners or the Association,” and owners acknowledge that lake water levels may fluctuate materially during the year (governing documents). A lake-lot buyer in Beachwalk is paying for the view. DiVosta’s Beachwalk page describes a lakeside boardwalk with a pier and gazebo, so ask what the association permits there.
Water and sewer come from the Englewood Water District, 941-474-3217, with office hours Tuesday to Friday 7 a.m. to 5 p.m. (Englewood Water District). The association’s site lists Sarasota County trash and recycling pickup on Fridays and says owners pick their own internet, phone and cable (Beachwalk association site). Lawn irrigation is association-maintained on a separate non-potable line.
Federal law requires it only when the building sits in a special flood hazard area, the AE zone at Beachwalk, on a federally regulated or backed loan (42 U.S.C. 4012a). A lender may still ask for it as its own rule. Some Beachwalk parcels are split between AE and X, so check the parcel record and the elevation certificate, and ask whether a LOMA or LOMR-F covers the structure.
Yes, when bought with a mortgage. FEMA’s FloodSmart says National Flood Insurance Program coverage normally starts 30 days after purchase, with no wait when buying while getting, increasing, extending or renewing a mortgage. NFIP limits are up to $250,000 for the building and $100,000 for contents. A cash buyer who wants flood cover should apply early so the 30 days end near closing.
Often, yes. FEMA says policyholders can transfer their discount to a new owner by assigning the flood policy (FEMA Risk Rating 2.0), and most NFIP rate increases are capped at 18 percent a year. Sarasota County’s Community Rating System Class 5 gives a 25 percent discount on NFIP policies inside and outside the flood zone (FEMA CRS list).
Often not. Citizens is closed to homes with a dwelling replacement cost of $700,000 or more, and to any buyer with a private offer within 20 percent of the Citizens premium (s. 627.351). For Citizens wind policies, flood coverage is required on all homes from January 1, 2027. Several Beachwalk plans sit near or above the $700,000 line, so start with private carriers.
Florida insurers must offer hurricane deductibles of $500, 2 percent, 5 percent and 10 percent of the dwelling limit, applied once per calendar year to all hurricane losses (s. 627.701). On a $500,000 dwelling limit, a 2 percent deductible is $10,000 for the year. Ask each carrier to quote two deductible levels so you can compare the premium difference with the cash you would hold back.
No. The state grant program under s. 215.5586 requires a home built before January 1, 2008, as shown on the county property appraiser’s website (s. 215.5586), and Beachwalk homes date from the 2020s. A newer Beachwalk home earns its insurance credits through the wind mitigation form: the Department of Financial Services says homes built to the 2001 code or later are eligible for at least a 68 percent discount on the windstorm premium.
FEMA’s homeowner assistance data for the Sarasota County side of ZIP 34223 show 3,634 registrations after Ian in 2022, 523 after Helene and 1,636 after Milton, with 120 Milton homes inspected at over $30,000 of damage (OpenFEMA). The ZIP includes older bayfront streets and part of Manasota Key; no FEMA or county source we read names Beachwalk as damaged.
Because Florida assesses property in its January 1 condition, and “improvements or portions not substantially completed on January 1 shall have no value placed thereon” (s. 192.042). A Beachwalk home finished during 2026 is billed for 2026 largely as a lot, and the house arrives on the 2027 bill. Ask your lender to escrow on the full-home estimate.
Own and live in the home as your permanent residence on January 1, 2027, then file with the Sarasota County Property Appraiser by March 1, 2027 for the 2027 tax year (homestead overview). Close on January 2, 2027 instead and 2027 is taxed without homestead, with your first homestead year in 2028. Bring a Florida driver license and voter or vehicle registration at the address.
The enrolled text raises the non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028, but a buyer who was not a Florida resident around the start of 2027 gets $25,000 (school) and $50,000 (non-school) until the fifth year of exemption. The official text controls the exact date, and implementing law is pending.
Yes, but not with 3.5 percent down. HUD’s 2026 one-unit FHA limit for Sarasota County is $547,400 (HUD mortgage limits), so on a $650,000 price the base loan tops out there and the down payment must be at least $102,600, about 15.8 percent. On a $500,000 Beachwalk villa, the 3.5 percent minimum leaves a base loan of $482,500, under the limit.
Yes. The DiVosta payment calculator lists conventional and FHA loans but no VA option, so ask Pulte Mortgage or another lender directly. The VA says borrowers with full entitlement have no loan limit, the first-use funding fee is 2.15 percent with under 5 percent down, and seller concessions are capped at 4 percent of reasonable value (VA funding fee and closing costs).
A FICO score of 780, with all incentives applied to closing costs and discount points, through Pulte Mortgage, per the Beachwalk page fine print. For comparison, PulteGroup reported an average FICO of 750 and a mortgage capture rate of 84.9 percent among its financed buyers in the first nine months of 2026 (Q3 2026 10-Q). Ask for a quote at your own score.
No, not as a condition of the sale if you finance. RESPA section 9 bars a seller from requiring a buyer to buy title insurance from a particular company, with liability of three times the title charges (12 U.S.C. 2608). DiVosta’s community book names its affiliate, PGP Title. Ask for the affiliated business disclosure and whether using another title agent changes any incentive.
On an “Available Now” home, about as fast as your lender and title work allow. DiVosta’s closing checklist notes typical rate locks of 30 to 60 days and asks buyers to sign the preliminary Closing Disclosure 3 business days before closing. Three Beachwalk quick move-ins were marked “Available Now” on November 14, 2026. Line up insurance quotes in the first week.
Across all years in the county file, Beachwalk resales recorded 12 times in the first quarter, 21 in the second, 17 in the third and 10 in the fourth, with November to January the slowest months (Sarasota County Property Appraiser). Builder closings recorded in every month. These are small resale counts, so read them as a pattern, not a rule.
A Vista villa. Over the 12 months to October 14, 2026, Beachwalk sales under $500,000 had a $420,000 median (n=70), with a median of 1,442 heated square feet, 2 bedrooms and no pools; 9 of those were resales (Sarasota County Property Appraiser). On November 14, 2026 the lowest builder quick move-in was a Seagrove villa at $419,630. Villa owners maintain their exterior walls and shared roof and insure at full replacement value.
The 2026 Beachwalk assessment ranges from about $367.29 to $400.71 a month, per DiVosta’s 2026 fee summary in the Beachwalk community book. Florida law also requires associations of 1,000 or more parcels, like Beachwalk, to produce audited financial statements (s. 720.303). Ask the seller or DiVosta for the current budget and confirm the figure for the specific home type before you sign.
No CDD appears for Beachwalk on the Sarasota County Tax Collector’s non-ad valorem list, which does list Sarasota National CDD and the West Villages Improvement District. Beachwalk tax bills do carry county non-ad valorem lines such as fire and solid waste. Check the property’s own tax bill for the exact charges before closing.
Not at present. FinCEN’s residential real estate reporting rule for certain cash transfers to entities and trusts was vacated on March 19, 2026, and FinCEN says it is not being enforced while on appeal (FinCEN). Note that a Beachwalk transfer between entities can still owe the association’s Resale Assessment, since the Declaration counts a change in voting control of an owning company as a conveyance.
A Beachwalk specialist matters because the seller across the table is usually a national builder with its own lender, title agency and offer windows, and because Beachwalk’s recorded documents, flood map splits and resale history decide what a home is worth to you. Buyers need that read before the contract binds them.
It means reading the builder’s terms and the county record together. In the 12 months to October 14, 2026, 170 of 206 qualified Beachwalk sales were builder closings, so the builder’s offer is the reference point for every resale, and the resale record (37 of 58 below the earlier price) frames every builder conversation.
It also means knowing which document answers which question: the Declaration for the Resale Assessment and the lake rule, the elevation certificate for the flood quote, the warranty book for what DiVosta still owes, and the permit record for anything added after closing. Our Beachwalk by Manasota Key community guide covers the rest of life inside the gate.
You get Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, with the Beachwalk county record and the builder’s published terms in hand. Call Marc at (239) 287-5873, call Jesse direct at (239) 898-6072 or book a Beachwalk buyer consultation.
If you also own a home to sell, see Sell My Home in Beachwalk by Manasota Key, and if your search runs wider, our Englewood buyer’s guide and Englewood new construction guide cover the area around Beachwalk.
Every document behind the rules on this page is public and free. These are the ones a Beachwalk buyer actually uses, new or resale, each linked to the publishing authority, so you can read the statute, the insurer’s rule or the county record yourself before you sign a contract.
Every source below was read between October 21 and November 14, 2026, and each figure on this page carries its own date and window beside it in the text. Primary documents come first: Florida Statutes and rules, state and federal agencies, Freddie Mac, Florida Housing Finance Corporation, Citizens Property Insurance, FEMA, the National Association of REALTORS, Sarasota County and its Property Appraiser, Clerk and Tax Collector, Sarasota County Schools, the builder’s own published community pages and documents, PulteGroup’s filings, and the association’s own documents. Beachwalk sales figures come from the Sarasota County Property Appraiser’s bulk parcel and sales file dated October 21, 2026, whose newest qualified Beachwalk sale is October 5, 2026. No listing site, brokerage or valuation aggregator was used for any figure on this page.
McGreevy and Comisar are the Southwest Florida buyer’s agents Beachwalk by Manasota Key buyers call when the details decide the deal. Jesse McGreevy and Marc Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team, and guide buyers from the first tour to closing.
For this page we tracked 206 qualified Beachwalk sales on the Sarasota County roll for the 12 months to October 14, 2026, 170 from the builder and 36 resales, along with DiVosta’s published terms and the state rules a buyer meets, so the figures here come from public records rather than estimates.
Jesse McGreevy direct: (239) 898-6072 · [email protected] · Marc Comisar direct: (239) 287-5873 · Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
McGreevy and Comisar, Brokered by Domain Realty. Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
More on the team at about McGreevy and Comisar. Read our Beachwalk by Manasota Key guide, plan a sale with Sell My Home in Beachwalk by Manasota Key or the Beachwalk home valuation, and see our buying page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to buy? Call Marc at (239) 287-5873, or start with a Beachwalk buyer consultation. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated November 2026. This page is general information about buying a home in Beachwalk by Manasota Key, not legal, tax, insurance or financial advice. Recorded-sales figures change with every county file, builder offers change without notice and statutory figures change annually. Brokered by Domain Realty.
