Updated November 2026 · By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty
Buying in Boca Royale in 2026 starts with one fork. The original gated golf community is now a resale-only market, while every new Neal Communities home sits in Boca Royale at Wellen Park, inside a special taxing district. Over 12 months, Boca Royale resales closed at a $600,000 median (n=68) and builder closings at $398,000 (n=18).
That fork is recent. The Business Observer wrote on October 27, 2026 that Neal Communities "has closed the last home in its 1,151-unit Boca Royale community," and that the builder's next phase, Boca Royale Golf & Country Club at Wellen Park, is planned for 825 homes across roughly 500 acres, with 2029 as the target (Business Observer, October 27, 2026). Read this page alongside our Boca Royale community guide; both come from the #1 Team in Southwest Florida since 2012. For orientation: Boca Royale is gated, carries Englewood 34223 addresses, and sits on the mainland in unincorporated Sarasota County. Its course, rebuilt by Neal as a par 71, reopened to members on December 23, 2024 (Neal Communities), and on July 1, 2026 the club changed from semi-private to a non-equity private club that serves "its members and invited guests" (Neal Communities, June 26, 2026).
In practice, a 2026 Boca Royale purchase is one of two different transactions. A resale in original Boca Royale (Units 6 to 18) is a home a prior owner bought, sold under a standard Florida contract, with association paperwork and no district assessment. A new home in Boca Royale at Wellen Park (recorded as Boca Royale East Unit 20) is bought from Neal on Neal's contract, at an advertised price, on a homesite that the West Villages Improvement District says is inside its boundary. We tracked every qualified Boca Royale sale in the county record so you can weigh both before you visit a model or a resale. To start, book a Boca Royale 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 parcels with a home on the roll, 12 months October 15, 2025 to October 14, 2026; Neal Communities prices and quick move-in homes observed November 14, 2026 on Neal's Boca Royale at Wellen Park page.)
How we count, in one paragraph. Our source for every Boca Royale sale figure here is the Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026; its newest qualified Boca Royale sale closed October 13, 2026. We keep qualified sales above $1,000 where the parcel now has a home on the roll, which keeps lot-only sales out of every median. The "12 months" window is October 15, 2025 through October 14, 2026. A sale where a Neal entity is the grantor counts as a builder sale; a sale by anyone else counts as a resale. Each median prints its count (n), and any group under 10 sales is flagged as a small group, from which we draw no percentage. Calendar figures start in 2017, because the earlier Boca Royale record includes sales of lots.
Price per square foot on this page uses the county's heated (living) area for the parcel as its divisor. A builder brochure or a listing sheet may print a larger "total" figure, so do not set one against the other. Neal's figures are advertised prices as observed on November 14, 2026; they are asking prices, not values.
Work with McGreevy and Comisar in Boca Royale because the 2026 market splits two ways: Neal's sales staff sell the Wellen Park section for Neal, and original Boca Royale resales are priced by owners against Neal's new homes. We read both from the county's recorded Boca Royale 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 Boca Royale, Florida," McGreevy and Comisar represents homebuyers across Sarasota County and Charlotte County, from Englewood, Venice and North Port to Port Charlotte, Punta Gorda and the Southwest Florida coastal corridor. Whether you're relocating, investing, buying your first Florida home, or upgrading to luxury, including in Boca Royale, Boca Royale at Wellen Park, Wellen Park, Beachwalk by Manasota Key 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 town, our guide to the best real estate agents in Englewood, compared on the public record sets out how to judge one.
When Neal is the seller in Boca Royale at Wellen Park, the sales associates at 10628 Sarazen Way represent Neal, and Florida law exempts that sale from its brokerage-relationship disclosure rules. A buyer's agent is the one person in that sales office whose duties run to you, from price and homesite to deposit and lender.
Florida's brokerage statute presumes every licensee is a transaction broker unless another relationship is set up in writing, and it sets out the duties of a single agent: "Loyalty," "Confidentiality," "Obedience" and full disclosure (section 475.278, Florida Statutes). Subsection (5) then switches the statute's disclosure requirements off when an owner sells new homes it built and the setting reasonably tells the buyer that the owner's "employee or single agent is acting on behalf of the owner." A separate section exempts an entity selling "its own real property" from licensing, unless it pays commissioned salespeople on a per-sale basis (section 475.011, Florida Statutes). Put plainly, the Boca Royale sales center is set up to sell Neal's homes at Neal's terms.
On a new Boca Royale home, our work covers the parts of a Neal purchase that the website does not explain. Neal publishes no deposit amount, sample purchase agreement or construction schedule for Boca Royale (Neal Communities, observed November 14, 2026), so we ask for them in writing before you sign. We check the deposit paragraph against Florida's escrow law, which gives the buyer of a new one- or two-family home the right to have deposits "UP TO 10 PERCENT OF THE PURCHASE PRICE" held in escrow unless the buyer waives it in writing (section 501.1375, Florida Statutes). We set the homesite premium and design options beside the base price, because Neal's plan pages state that "Base price does not include the homesite premium or design options" (Neal Tidewinds 2 plan page). And we put the district assessment and the association paperwork in front of you before the contract, not after it.
On a resale in original Boca Royale, the job changes. We price the home against the recorded resales in its unit and size band, against Neal's current quick move-in homes a short drive east, and against what the seller paid. We order the association estoppel, read the governing documents with you, and run the inspection period. If you are deciding whether to buy here at all, our Englewood buyer guide covers the rest of town.
Bring your agent to your first visit to the Boca Royale sales center. Neal's published realtor terms say the agent "must be present during prospective buyer's first visit and registration," that registration is per community and lasts 90 days, and that a buyer who visited or registered alone first may not qualify, observed November 14, 2026.
Neal's realtor pages offer "up to 3% Commission every sale, all year," payable "to your office for a sale provided that you are the Procuring Cause" (Neal Communities, Realtors, observed November 14, 2026). The same terms say the agent "must be present during prospective buyer's first visit and registration at the related Neal community," and that "Each realtor/client registration is per community and valid for 90 days within that same community" (Neal Communities, For Realtor). A buyer can be ineligible if the buyer previously visited that community's sales office, "previously registered with Neal Communities at the same community," or said they had no representation. Commission "will be paid on the base home and home site premium," and on completed inventory it is paid on the "net contract price," leaving out merchandising and furniture. Neal adds that it "reserves the right to change this information without notice," and no effective date is printed.
Three practical steps follow for Boca Royale. First, if you want representation, sign a written buyer agreement before touring. Since August 17, 2024, NAR's rules have required that agreement before an agent works with a buyer on tours, and buyer-broker compensation can no longer be offered on the MLS; the agreement must state the compensation and that it is negotiable (NAR settlement FAQ, October 29, 2024; NAR, August 17 practice changes). Second, do not fill in Neal's online form or walk into the Sarazen Way sales center (open Monday to Saturday 10am to 6pm and Sunday 12pm to 5pm) until your agent can come with you. Third, ask the sales associate to confirm the registration in writing at that first visit, and note the date, because the 90-day clock starts then. If you have already been to the sales center on your own, tell us before we go back together so we can raise it with Neal in writing.
Before a Boca Royale offer we pull the county's qualified sales for the same unit, the same heated-area band and the same pool status, then the home's own sale history. That shows what similar homes closed for, what this seller paid, and how a resale compares with Neal's new homes nearby.
The steps run in a fixed order. We start by confirming the parcel and its recorded unit on the Sarasota County Property Appraiser roll, because Boca Royale's units differ sharply. In the file we pulled, the estate units whose first homes went up from 1999 onward (Units 6 to 10) carry median heated areas from 2,720 to 3,403 square feet on lots with medians from 10,803 to 16,901 square feet, while Unit 16, built from 2019 to 2025, has a median of 1,845 heated square feet on 5,480-square-foot lots. Next we match the size band, using the tables further down this page. Then we split pool from non-pool homes, since over the last 12 months that one feature separated a $790,000 median (n=45) from a $394,000 median (n=41).
The fourth step is the parcel's own history, which tells us how the seller is likely to think about price. Among the 12-month resales whose earlier sale was from 2022 to 2024, the median owner paid $712,500 and resold for $607,500, a median change of minus 13.5 percent (n=20, 15 of them below the earlier price). Owners who bought from 2019 to 2021 resold at a median 20.5 percent above their purchase (n=24). The two groups face very different numbers at the closing table, and their pricing usually shows it. Finally, for a new home in Boca Royale at Wellen Park we lay Neal's contract price, homesite premium and options beside the closest recorded resale of a similar size, because no home in that section has yet closed on the county record: the file lists all 266 Boca Royale East Unit 20 parcels as vacant, 248 of them held by Neal Communities of Southwest Florida LLC.
On a Boca Royale purchase you work directly with the two partners, Jesse McGreevy and Marc Comisar, brokered by Domain Realty. For buyer questions Call Marc at (239) 287-5873; to reach Jesse, call (239) 898-6072. Both work from 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and both read the Boca Royale record.
Each partner's background is on the Jesse McGreevy profile and the Marc Comisar profile, and the team's history is on our about page. To start in writing, send a note from the contact page or fill in the Boca Royale consultation form lower on this guide. Many Boca Royale buyers are selling a Florida home at the same time, and we run both sides: the Boca Royale seller guide explains how original-section resales compete with Neal's new section, and the Boca Royale home valuation page is where an owner gets a price opinion from the same county record. Need to sell before you buy? Call Jesse direct at (239) 898-6072.
Choose new at Boca Royale at Wellen Park if you want Neal's warranty from your own closing date and can wait into 2027; choose a resale in original Boca Royale for a finished home, a wider choice of sizes and no district assessment. Over 24 months, resales closed at $268 per heated square foot (n=116).
Data updated: November 2026 (Sarasota County Property Appraiser bulk file dated October 21, 2026, qualified sales above $1,000 on parcels with a home on the roll, 12 months October 15, 2025 to October 14, 2026 and 24 months October 15, 2024 to October 14, 2026; Neal prices, plans and quick move-in homes observed November 14, 2026; West Villages Improvement District Final Budget FY 2026/2027.)
Both paths carry the Boca Royale name, and since July 30, 2026 both sit under the same recorded Boca Royale declaration: the Fifteenth Amendment added Unit 20 and the "Wellen Park Expansion," with a recreational area "designated only for the use of the Owners of Lots in the Wellen Park Expansion" (Boca Royale Golf POA, Governing Documents). Past that shared declaration, the two purchases have little in common. The table lines them up on cost, timing, paperwork and risk; unless a row cites another source, its figures are from the Sarasota County Property Appraiser.
| What you are comparing | New from Neal: Boca Royale at Wellen Park | Resale: original Boca Royale (Units 6 to 18) |
|---|---|---|
| Where | Boca Royale East Unit 20; all nine quick move-in homes are on Royale Dornoch Avenue or Whistling Straits Road; sales center at 10628 Sarazen Way (Neal) | The built-out units west of the new section, from the 1999-onward estate units (6 to 10) to the Neal-built units (11 to 18) |
| District assessment | Inside the West Villages Improvement District (WVID FAQ); the district's FY 2026/2027 budget line that appears to cover this section lists $3,355.03 (villa) to $5,580.95 (72-foot homesite) a year (WVID budget); confirm with the district | Not in the district: the WVID FAQ says "Sarasota National, Grand Palm and Boca Royale are not part of the WVID" (WVID FAQ) |
| Price evidence | Advertised prices only; all 266 Unit 20 parcels were still vacant on the county file, so no closed home sale exists there yet | 68 resales in 12 months at a $600,000 median; 116 in 24 months at $268 per heated sq ft |
| Size | Neal plans from 1,533 to 3,677 sq ft as Neal measures them (Neal); not comparable with county heated area | 24-month resale median 2,236 heated sq ft; resales spread across every band in the size table below |
| Pools | 8 of the 9 quick move-in homes list a pool | 56 percent of 24-month resales had a pool; 38 of 68 in the last 12 months |
| Wait to move in | Quick move-in completions dated Q4 2026 to June 2027; a to-be-built timeline is not published | Set by the contract you negotiate with the owner |
| Incentives | Posted cuts on three quick move-in homes ($7,000 to $32,000); no rate buydown, closing credit or design credit advertised on November 14, 2026 | Whatever you negotiate with the owner |
| Warranty clock | Neal's 1-year workmanship, 2-year systems and 10-year structural tiers, with service requests at 1, 6 and 11 months (Neal warranty) | Florida's 1-year builder warranty follows a home closed by the builder on or after July 1, 2025 to a later owner (s. 553.837); whether Neal's longer tiers transfer is not stated |
| Inspection access | Neal's public pages neither allow nor bar your own inspector during construction, so get it in writing | The Florida Realtors/Florida Bar AS IS form text (Rev. 6/10) sets a 15-day inspection period if the blank is empty, with a cancel right in "Buyer's sole discretion"; confirm on the current form (AS IS form text) |
| Negotiation room | Price cuts on finished homes, homesite premium, design options and lender choice; quick move-in homes ran $87,000 to $378,000 above their plan's base price | Seller's own purchase price matters: of 20 recent resales bought from 2022 to 2024, 15 sold below the earlier price |
| First-year property tax | A home not substantially complete on January 1 has "no value placed thereon" for that year (s. 192.042), so the first full bill comes later and is larger | The seller's capped homestead assessment resets to just value as of the January 1 after the sale (s. 193.155) |
| Closing items | The s. 720.401 disclosure summary before you sign (s. 720.401), the district assessment for your homesite, Neal's purchase agreement terms for the closing agent, and whether the declaration's Transfer Contribution applies to your purchase | Association estoppel certificate, capped at $299 plus $119 for rush and up to $179 more if the account is delinquent (DBPR); a Transfer Contribution in Units 11 and later |
| Club and HOA documents | Fifteenth Amendment (July 30, 2026), the declaration, Article 28 on the district, and the Wellen Park recreational area rules | The 2013 declaration and amendments for Units 11 and later; separate recorded restrictions for Units 6 to 10 |
| Owner's title policy | Chicago Title's customs chart lists Sarasota among the counties where the buyer pays the owner's policy in some sales; your contract decides and the closing agent confirms (Chicago Title customs) | Same county custom applies; your contract decides and the closing agent confirms |
Three rows need a closer look. The district row is the largest fixed-cost difference between the two paths at a similar price: the same WVID budget shows that line at $657.39 per unit in FY 2025/2026, and most of the FY 2026/2027 figure is debt service on bonds that the budget shows maturing in May 2055. The tax row cuts the other way for a resale: in the 12-month window the county's 2026 just value ran a median 76.2 percent of the resale price, so expect your first full bill to reflect a higher value than the seller's. And the closing-items row is where the recorded documents matter. The Fifteenth Amendment adds a Transfer Contribution, described in the recorded text as one year's Annual Assessment less the Community Membership Assessment, paid "by or on behalf of the purchaser" (Boca Royale Golf POA, Governing Documents). Its dollar figure for a given lot appears on the estoppel certificate, so ask for it early.
The second table compares builder and resale closings inside the same heated-area band over 24 months, which gives each side enough sales to read. Every builder closing here was in original Boca Royale, recorded before Neal moved its sales to the Wellen Park section, so read the builder column as history and as a guide to how Neal priced finished homes by size.
| Heated area | Builder: n, median, per sq ft | Resale: n, median, per sq ft |
|---|---|---|
| Under 1,800 sq ft | 13, $390,000, $238 | 22, $352,500, $230 |
| 1,800 to 2,099 sq ft | 20, $547,250, $283 | 27, $475,000, $254 |
| 2,100 to 2,399 sq ft | 10, $686,250, $301 | 24, $607,500, $270 |
| 2,400 to 2,799 sq ft | 14, $956,050, $356 | 26, $767,250, $309 |
| 2,800 sq ft and up | 12, $983,950, $330 | 17, $1,250,000, $389 |
| All sizes | 69, $682,300, $309 (median 2,206 sq ft, 59% pools) | 116, $600,000, $268 (median 2,236 sq ft, 56% pools) |
Window: October 15, 2024 to October 14, 2026. Source: Sarasota County Property Appraiser. In four of the five bands, the median Boca Royale resale closed for less per heated square foot than Neal's own closings of the same size. The gap was widest from 2,400 to 2,799 square feet, $309 against $356, about $189,000 between the two medians. The one exception was the top band: resales of 2,800 square feet and up closed at $389 against $330, in a band that includes the estate homes on the largest lots in Units 7 to 9. Builder and resale sales differ in plan mix, so compare inside a band, not across the "All sizes" row. Note also the gap between the 12-month and 24-month builder medians ($398,000 against $682,300): a median follows whichever plans happened to close.
A new Neal home wins in Boca Royale when you want to choose the plan, homesite and finishes, can wait for construction into 2027, and want Neal's 1-year, 2-year and 10-year warranty tiers to start at your own closing. It also wins if you want the Wellen Park section's own amenity center and newer streets.
Start with choice. Neal's Boca Royale at Wellen Park line-up on November 14, 2026 ran across four series, from the Coral villas at $352,990 to the two-story Santa Catalina at $690,990 base (Neal Communities), and Neal's Design Gallery covers selections "from cabinetry and flooring to lighting and fixtures" (Neal Design Gallery). In original Boca Royale, the plan, lot and finishes are whatever the first owner chose. With 825 homes planned for the new section through 2029, the homesite list will keep changing, and we check it each time you are ready to look.
Then the warranty. Neal's warranty page lists "1 Year: Protects against defects in materials and workmanship," "2 Year: Covers plumbing, electrical, and other mechanical systems," and "10 Year: Structural Warranty," with service request forms for 1-month, 6-month and 11-month visits and an emergency line at 941-713-8014 (Neal Warranty). Buy new and every month of those tiers is yours. Florida also requires a one-year builder warranty against defects that cause a material violation of the Florida Building Code (s. 553.837).
New can also win on the amenity side. Neal's June 9, 2025 release described a new amenity center for the Wellen Park section "with a resort-style swimming pool, spa and clubroom facilities, along with a poolside bar and grill" (Neal Communities), and the recorded Fifteenth Amendment reserves the Unit 20 recreational area for owners of lots in that expansion. Finally, the Business Observer reports a planned east-west connector to the southern extension of Preto Boulevard, which Neal plans to complete in 2028 (Business Observer). The trade-off is cost: the district assessment and a first full tax bill that arrives after completion, both covered in the cost sections of this guide.
A resale in original Boca Royale wins when you need a finished home within weeks, want a size or lot Neal is not building, or want to avoid the West Villages district assessment. In four of five size bands over 24 months, the median resale also closed for less per heated square foot than Neal's own closings.
Timing comes first. Every Neal home listed in Boca Royale on November 14, 2026 was still marked "under construction," with the earliest dated Q4 2026 and six of the nine dated April to June 2027 (Neal Communities). A resale closes on the date you and the owner write into the contract.
Size and lot come second. Neal's current plans top out at 3,677 square feet as Neal measures them, while original Boca Royale holds estate homes in Units 7, 8 and 9 with median heated areas near 3,400 square feet on lots with medians from 13,936 to 16,901 square feet. Over the last 12 months, the 10 Boca Royale sales at $1,000,000 and up had a median 3,361 heated square feet, and 7 of them were resales. At the other end, the 12-month resales under $400,000 (n=15) had a median 1,632 heated square feet with no pools, which is below the price of any Neal quick move-in home listed that day.
The third case is cost over time. A resale in original Boca Royale carries no WVID line, so at the same price the annual carrying cost runs lower by the district assessment, $3,355.03 to $5,580.95 a year at the figures in the district's budget line that appears to cover the new section. The resale path does carry its own paperwork: the estoppel certificate, the Transfer Contribution in Units 11 and later, and a reading of the club and association documents before your inspection period ends. Part three of this guide walks through each.
Original Boca Royale resales come in two ages: estate homes in Units 6 to 10 built mostly in the 2000s, and Neal homes in Units 11 to 18 built from 2013 on. Of the 68 resales in the last 12 months, 8 were built before 2012, all in Units 6 to 10, and 50 were built 2012 to 2022.
The county's year-built field splits the 68 resales cleanly. Two were built before 2002 (median price $1,087,500), 6 from 2002 to 2011 ($1,300,000), 16 from 2012 to 2017 ($550,000), 34 from 2018 to 2022 ($545,000) and 10 in 2023 or later ($605,000). The median year built was 2019, and the oldest was 2001 (Sarasota County Property Appraiser). Every one of the 8 pre-2012 resales was in Units 6 to 10: three in Unit 8, two in Unit 7, and one each in Units 6, 9 and 10.
The age tells you where to look hardest. Seven of the 68 were built in 2006 or earlier, so an original roof on one of them would be 20 years old or more in 2026, the age at which insurers commonly ask for roof and system records. For those estate homes, plan for a full inspection with a 4-point and wind mitigation report, and ask for the roof, HVAC, water heater and pool-equipment permits. The Neal homes in Units 11 to 18 are mostly 2 to 13 years old; the 10 built in 2023 or later may still be inside a Neal warranty tier, and Florida's 1-year statutory warranty follows any home Neal closed on or after July 1, 2025 to the next owner (s. 553.837; HB 623 (2024)). Ask the seller for Neal's warranty booklet and closing date, and confirm transfer with Neal.
The two ages also follow two sets of recorded rules. Units 11 and later sit under the 2013 declaration as amended, and Units 6 to 10 under separate recorded restrictions listed in that declaration (Boca Royale Golf POA, Governing Documents). A buyer reads the set that governs the specific lot.
Choose in Boca Royale by the home, not the label. Villas and smaller single-family homes under about $500,000 compete hardest between Neal's Coral and Cruise plans and the Unit 13 and Unit 16 resales; estate-size homes over $1,000,000 lean resale; and buyers who must close in 2026 have three Neal candidates.
By home type:
By timing:
For budget, the next section sets each price band's recorded homes, over 12 months and since 2017, beside the Neal series whose base prices fall in it. If you are open to other builders in town, our new construction in Englewood guide compares them.
In Boca Royale, under $400,000 bought a median 1,636-square-foot, 2-bedroom, 2-bath home without a pool over the last 12 months (24 sales, $371,000 median). From $600,000 to $750,000 it bought a median 2,236 square feet with 3 bedrooms, and 88 percent of those 16 homes had a pool.
Data updated: November 2026 (Sarasota County Property Appraiser bulk file dated October 21, 2026, qualified sales above $1,000 on parcels with a home on the roll; 12 months October 15, 2025 to October 14, 2026, and calendar 2017 to October 14, 2026; Neal Communities advertised base prices observed November 14, 2026.)
The first three tables count recorded, closed sales from the Sarasota County Property Appraiser; none of them is a listing or an asking price. Heated area, bedroom and bathroom counts and the pool flag come from each parcel's 2026 roll record, and "builder share" means the percentage of a band's sales with a Neal entity as seller of record. The fourth table is a different kind of number: Neal's advertised starting price for each plan at Boca Royale at Wellen Park, which is where a to-be-built negotiation opens.
Over the last 12 months, a third bedroom in Boca Royale arrived at about $400,000, a pool became the norm at about $600,000, and a third bath at about $750,000. Of the 86 sales, 24 closed under $400,000; 10 closed at $1,000,000 or more, with a median 3,361 heated square feet.
| Price band | n | Share of sales | Median heated sq ft | Median beds | Median baths | Pool share | Builder share | Resales (n) | Median price |
|---|---|---|---|---|---|---|---|---|---|
| Under $400,000 | 24 | 28% | 1,636 | 2 | 2 | 0% | 38% | 15 | $371,000 |
| $400,000 to $500,000 | 10 | 12% | 1,845 | 3 | 2 | 10% | 20% | 8 | $432,500 |
| $500,000 to $600,000 | 11 | 13% | 2,066 | 3 | 2 | 45% | 9% | 10 | $535,000 |
| $600,000 to $750,000 | 16 | 19% | 2,236 | 3 | 2 | 88% | 0% | 16 | $630,000 |
| $750,000 to $1,000,000 | 15 | 17% | 2,703 | 3 | 3 | 100% | 20% | 12 | $863,800 |
| $1,000,000 and up | 10 | 12% | 3,361 | 3 | 3.5 | 100% | 30% | 7 | $1,297,500 |
Window: October 15, 2025 to October 14, 2026, 86 qualified sales. Source: Sarasota County Property Appraiser. Every band holds fewer than 25 sales, so treat each row as a description of those homes, not a forecast.
Three patterns stand out for a Boca Royale budget. The jump from the $500,000 band to the $600,000 to $750,000 band buys only about 170 more heated square feet at the medians (2,066 to 2,236), but the pool share leaps from 45 to 88 percent; in Boca Royale that $95,000 step between the band medians mostly buys a pool. Second, every one of the 16 sales from $600,000 to $750,000 was a resale, so in that range the recorded evidence is entirely owner-to-owner. Third, the under-$400,000 band was the only one where Neal's closings made up more than a third of sales (9 of 24); with the original section sold out, a buyer in that band now chooses between resales and Neal's Wellen Park villas, whose lowest listed quick move-in price on November 14, 2026 was $449,990.
Bedroom counts show the same ladder from another side. In the 12 months, 2-bedroom homes closed at a $375,000 median (n=20, median 1,632 heated square feet), 3-bedroom homes at $625,000 (n=57, median 2,289 square feet), and 4-bedroom homes at $900,000 (n=8, a small group). The median Boca Royale lot under those sales was 8,499 square feet, with the middle half between 6,152 and 10,944.
Since 2017, the county has recorded 884 qualified Boca Royale sales, and 35 percent closed under $400,000. Over that longer record the share of sales at $1,000,000 and up was 6 percent, against 12 percent in the last 12 months, and builder closings were the majority in three of six bands.
| Price band | n | Share of sales | Median heated sq ft | Median beds | Median baths | Pool share | Builder share | Resales (n) | Median price |
|---|---|---|---|---|---|---|---|---|---|
| Under $400,000 | 307 | 35% | 1,845 | 2 | 2 | 14% | 69% | 94 | $311,700 |
| $400,000 to $500,000 | 151 | 17% | 1,914 | 3 | 2 | 42% | 52% | 72 | $456,200 |
| $500,000 to $600,000 | 120 | 14% | 2,236 | 3 | 2 | 49% | 61% | 47 | $547,950 |
| $600,000 to $750,000 | 121 | 14% | 2,289 | 3 | 2 | 79% | 44% | 68 | $665,200 |
| $750,000 to $1,000,000 | 132 | 15% | 2,563 | 3 | 3 | 98% | 43% | 75 | $845,250 |
| $1,000,000 and up | 53 | 6% | 3,064 | 3 | 3 | 100% | 26% | 39 | $1,176,400 |
Window: calendar 2017 to October 14, 2026, 884 qualified sales. Source: Sarasota County Property Appraiser. We start at 2017 because the earlier Boca Royale record includes lot sales.
Set beside the 12-month table, the longer record shows how far the market has moved up. The median home under $400,000 since 2017 had 1,845 heated square feet and a 14 percent pool share; in the last 12 months the same band bought a smaller median home, 1,636 square feet, with no pools at all. The $750,000 to $1,000,000 band bought about 2,563 square feet since 2017 and 2,703 in the last 12 months. In other words, a fixed dollar budget has bought somewhat less house in Boca Royale lately at the lower end, and the top band has grown in the same years that Units 14 Phase 2 and 17, whose homes have median heated areas of 2,642 and 3,035 square feet, were built out. The calendar-year medians in the timing section below show the same path.
In the last 12 months, Boca Royale recorded 68 resales: 15 under $400,000, 8 from $400,000 to $500,000, 10 from $500,000 to $600,000, 16 from $600,000 to $750,000, 12 from $750,000 to $1,000,000 and 7 at $1,000,000 and up. Since 2017 there have been 395.
| Price band | Resales, 12 months: n, median sq ft, beds, pool share | Resales, 2017 on: n, median sq ft, beds, pool share |
|---|---|---|
| Under $400,000 | 15, 1,632, 2, 0% | 94, 1,532, 2, 6% |
| $400,000 to $500,000 | 8 (small group), 1,845, 3, 12% | 72, 1,845, 2.5, 32% |
| $500,000 to $600,000 | 10, 2,178, 3, 40% | 47, 2,236, 3, 49% |
| $600,000 to $750,000 | 16, 2,236, 3, 88% | 68, 2,348, 3, 79% |
| $750,000 to $1,000,000 | 12, 2,671, 3, 100% | 75, 2,563, 3, 100% |
| $1,000,000 and up | 7 (small group), 3,396, 3, 100% | 39, 3,193, 4, 100% |
Windows as above: 68 resales in 12 months and 395 since 2017. Source: Sarasota County Property Appraiser.
For a resale buyer this table is the comparable pool. Between $600,000 and $750,000, 16 resales closed in a year, which is enough to price a 3-bedroom pool home with some confidence. Above $1,000,000, the 7 resales in 12 months spread across estate homes in several units, so each one needs to be read on its own: lot size, golf frontage, roof age and pool equipment move those prices more than a band median does. Under $400,000, the 15 resales had no pools and a median 1,632 heated square feet, so a buyer there is weighing condition, location inside the gate and association costs more than features.
On November 14, 2026, Neal advertised four series at Boca Royale at Wellen Park: Coral villas from $352,990, Cruise single-family homes from $353,990, Cove from $501,990 and Coastal from $550,990. These are base prices on a standard homesite; Neal states they exclude "the homesite premium or design options."
| Series | Plan | Type | Beds/Baths/Garage | Sq ft (Neal) | Advertised base price |
|---|---|---|---|---|---|
| Coral | Tidewinds 2 | Villa | 2/2/2 | 1,638 | $352,990 |
| Coral | Sandcastle 2 | Villa | 3/2/2 | 1,848 | $371,990 |
| Cruise | Liberty 4 | Single-family | 3/2/2 | 1,533 | $353,990 |
| Cruise | Patriot | Single-family | 3/2/2 | 1,682 | $367,990 |
| Cruise | Imagination 2 | Single-family | 3/2/2 | 1,778 | $375,990 |
| Cruise | Dream 2 | Single-family | 3/2/2 | 1,860 | $383,990 |
| Cove | Endless Summer 4 | Single-family | 3/2/2 | 2,207 | $501,990 |
| Cove | Bright Meadow 2 | Single-family | 3/2/3 | 2,309 | $506,990 |
| Cove | Sea Star | Single-family | 3/2/3 | 2,379 | $511,990 |
| Cove | Sea Mist | Single-family | 3/2/3 | 2,427 | $520,990 |
| Cove | Ocean Front | Two-story | 4/3.5/3 | 3,156 | $598,990 |
| Coastal | Sanibel 2 | Single-family | 3/3/3 | 2,559 | $550,990 |
| Coastal | Captiva | Single-family | 3/3/3 | 2,698 | $590,990 |
| Coastal | Savannah 2 | Single-family | 4/3/3 | 2,868 | $611,990 |
| Coastal | Kiawah 2 | Single-family | 4/3/3 | 2,908 | $621,990 |
| Coastal | Santa Catalina | Two-story | 5/4/3 | 3,677 | $690,990 |
Advertised prices and specifications observed November 14, 2026 on Neal's Boca Royale at Wellen Park page. They are advertised prices, not values, and Neal's square footage is its own measure, not the county's heated area.
Matched to the recorded bands, the list reads like this. The Coral and Cruise plans all start under $400,000, the band where the median recorded Boca Royale sale had 1,636 heated square feet. The Cove plans start just above $500,000 and the Coastal plans from $550,990 to $690,990, which places their base prices in the bands where the median recorded resale had 3 bedrooms and 40 to 88 percent of 12-month resales had pools. None of those base prices include a pool, a homesite premium or design options, which is why the finished-home prices in the next answer run well above them. Neal's own payment estimate also leaves out "Applicable HOA or CDD Fees" (Neal quick move-in page), so add the district line from the West Villages budget when you build your monthly number.
Finished Neal homes in Boca Royale cost more than the base price because the base excludes the homesite premium, design options and pool. On November 14, 2026, the nine quick move-in homes were listed $87,000 to $378,000 above the base price of their plans, from the Imagination at $462,990 to the Kiawah 2 at $999,990.
The plan-by-plan gaps make the point. Tidewinds 2 homesite 01 was listed at $449,990 against a $352,990 base, $97,000 more. The two Dream 2 homes were $508,990 and $510,990 against a $383,990 base, $125,000 and $127,000 more. At the top, the Kiawah 2 on homesite 196 was $999,990 against $621,990, $378,000 more, and the Savannah 2 on homesite 195 lists a "Pool & Spa (by Waterscapes)," a Neal-affiliated pool builder (Neal Savannah 2 listing; Neal family of companies). Eight of the nine homes list a pool.
Neal publishes no homesite premiums for Boca Royale at Wellen Park. Get the premium for each homesite on your list in writing, add the options you want, and set that total contract price beside recorded Boca Royale resales of a similar size and pool status in the tables above; a base price is the wrong number for that comparison. Then add one more line the original-section resale does not carry: the district assessment for your homesite.
Our Boca Royale tours begin with the county record, which shows 15 of 20 recent resales by 2022 to 2024 purchasers closing under the owner's own price. Reserve a Boca Royale buyer consultation, read our buyer process page, and Call Marc at (239) 287-5873. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Already a Boca Royale owner and thinking of moving to a different home inside the gate? Start with a price opinion on our Boca Royale home valuation page, drawn from recorded Boca Royale sales, or Call Jesse direct at (239) 898-6072.
Late 2026 gives a Boca Royale buyer leverage in two places: Neal's three finished-soon homes with posted cuts, and resale owners who bought at 2022 to 2024 prices, 15 of 20 of whom sold below purchase. Against that, the 30-year rate averaged 7.11 percent on November 12, 2026, and Sarasota County resale supply was 3.7 months in September.
Data updated: November 2026 (Sarasota County Property Appraiser bulk file dated October 21, 2026, qualified sales above $1,000 on parcels with a home on the roll, calendar 2017 to October 14, 2026; Neal Communities prices observed November 14, 2026; RASM and Florida Realtors Sarasota County data for September and Q3 2026, 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.)
Deeds record what Boca Royale buyers actually paid; they say nothing about today's asking prices, so treat the tables here as history. The figures that would sharpen a Boca Royale resale offer most (time on market, sale-to-list ratio, supply in months, homes listed now, rents) exist only in the multiple listing service: Information not available at time of publishing (checked November 14, 2026). Sarasota County figures, each dated and sourced, appear below.
Start with the price path by year. Resale medians rose to a 2022 to 2024 plateau and eased in 2025 and 2026, while the builder medians followed whichever Neal plans were closing.
| Calendar year | All sales: n, median, per heated sq ft | Builder closings: n, median, per heated sq ft | Resales: n, median, per heated sq ft |
|---|---|---|---|
| 2017 | 83, $372,800, $186 | 59, $339,100, $180 | 24, $480,000, $192 |
| 2018 | 80, $322,150, $182 | 58, $321,750, $177 | 22, $389,500, $194 |
| 2019 | 71, $385,000, $193 | 49, $400,200, $191 | 22, $376,200, $195 |
| 2020 | 107, $379,500, $201 | 58, $350,400, $193 | 49, $454,000, $203 |
| 2021 | 129, $455,000, $220 | 70, $357,350, $192 | 59, $599,000, $246 |
| 2022 | 71, $544,800, $322 | 32, $457,900, $212 | 39, $700,000, $331 |
| 2023 | 90, $603,500, $319 | 56, $585,100, $319 | 34, $695,000, $320 |
| 2024 | 89, $765,000, $325 | 55, $769,600, $331 | 34, $737,500, $313 |
| 2025 | 95, $650,000, $283 | 39, $682,300, $308 | 56, $617,500, $268 |
| 2026, to October 13 | 69, $568,000, $266 | 13, $395,000, $232 | 56, $600,000, $268 |
Source: Sarasota County Property Appraiser, qualified Boca Royale sales by year of sale. Each year's median reflects which homes happened to sell, so it does not work as a price index. The per-square-foot column is the steadier read: resales peaked at $331 in 2022 and stood at $268 in 2025 and again in 2026 to date, roughly 19 percent below the peak by our arithmetic.
The four three-month blocks of the latest 12 months show resales holding through mid-2026 and softening in the summer quarter.
| 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 | 6 (small group), $502,800, $262 | 15, $610,000, $273 |
| Jan 15 to Apr 15, 2026 | 7 (small group), $400,000, $238 | 23, $610,000, $274 |
| Apr 16 to July 15, 2026 | 2 (small group), $362,500, $222 | 19, $605,000, $267 |
| July 16 to Oct 14, 2026 | 2 (small group), $392,000, $240 | 11, $490,000, $245 |
Source: Sarasota County Property Appraiser. The resale median per heated square foot held between $267 and $274 for three blocks, then dropped to $245 on 11 sales from mid-July to mid-October, the hot-weather months when Boca Royale resales thin out. Eleven sales is a short sample, so treat it as direction for your offer, not a forecast.
The seller's own purchase year is the other timing signal, because it shapes how much room an owner has. This table covers 12-month resales whose earlier qualified sale on the same parcel was in 2013 or later.
| When the seller bought | Resales | Bought from Neal | Median price paid | Median resale price | Median change | Sold above / below the earlier price |
|---|---|---|---|---|---|---|
| 2013 to 2018 | 9 (small group) | 7 | $286,500 | $360,000 | small group | 9 above, 0 below |
| 2019 to 2021 | 24 | 14 | $450,700 | $550,000 | plus 20.5 percent | 21 above, 3 below |
| 2022 to 2024 | 20 | 10 | $712,500 | $607,500 | minus 13.5 percent | 5 above, 15 below |
| 2025 to 2026 | 3 (small group) | 2 | $610,000 | $600,000 | small group | 1 above, 1 below |
Source: Sarasota County Property Appraiser, 12-month resales October 15, 2025 to October 14, 2026 matched to the prior qualified sale of the same parcel. A price paid can include options, a pool or furniture, so "below the earlier price" is not a simple measure of lost value. It does tell you which sellers are already pricing under their own purchase, and a well-supported Boca Royale offer starts from that record.
Boca Royale sales record all year, with March the busiest month since 2017 (101 sales, 52 of them resales) and September the quietest for resales (16). Across those years, 61 percent of resales recorded in the first half of the year, so a fall or early winter search has fewer fresh resale comparables.
| Month of recording, 2017 on | Total | Builder | Resale | Median price, builder | Median price, resale |
|---|---|---|---|---|---|
| January | 64 | 36 | 28 | $407,500 | $617,500 |
| February | 73 | 31 | 42 | $454,700 | $515,000 |
| March | 101 | 49 | 52 | $468,900 | $580,000 |
| April | 89 | 49 | 40 | $390,300 | $670,000 |
| May | 80 | 36 | 44 | $404,400 | $566,500 |
| June | 78 | 42 | 36 | $377,050 | $697,450 |
| July | 69 | 32 | 37 | $452,250 | $530,000 |
| August | 68 | 43 | 25 | $311,700 | $600,000 |
| September | 56 | 40 | 16 | $521,500 | $486,000 |
| October | 55 | 32 | 23 | $458,050 | $532,500 |
| November | 71 | 47 | 24 | $491,500 | $444,000 |
| December | 80 | 52 | 28 | $500,400 | $510,000 |
Source: Sarasota County Property Appraiser, month the sale was recorded, 2017 through October 14, 2026; the file has no November or December 2026 sales yet, and October 2026 is incomplete. Quarter by quarter, Neal's closings totaled 116, 127, 115 and 131 and resales 122, 120, 78 and 75. Because a deed records at closing, typically weeks after signing, the March resale peak likely reflects contracts written over the winter. A single month's median reflects the homes that closed that month, so do not read it as a price trend.
The county pattern matches. Florida Realtors' monthly series shows Sarasota County single-family closings peaking at 890 in March 2026 and bottoming at 523 in January 2026, and its economists advise comparing a month with the same month a year earlier rather than with the month before (RASM and Florida Realtors, September 2026 detail). For a Boca Royale buyer, November through January means fewer competing contracts and fewer homes to choose from at the same time.
Neal's Boca Royale price cuts signal a builder clearing the homes closest to completion, not a broad price drop. On November 14, 2026, only the three homes dated Q4 2026 or December 2026 carried cuts, of $21,000, $32,000 and $7,000; the six homes dated 2027 showed none.
| Neal quick move-in home | Was | Priced at, November 14, 2026 | Cut | Completion listed |
|---|---|---|---|---|
| Tidewinds 2 (villa), homesite 01 | $470,990 | $449,990 | $21,000 | Q4 2026 |
| Imagination, homesite 124 | $494,990 | $462,990 | $32,000 | December 2026 |
| Sandcastle 2 (villa), homesite 019 | $512,990 | $505,990 | $7,000 | Q4 2026 |
Source: Neal Communities, Boca Royale at Wellen Park, observed November 14, 2026; cuts are our subtraction. Neal's region-wide page advertises "Huge Savings on These Quick Move-In Homes!" with no end date, and lists only the Imagination from Boca Royale (Neal quick move-in homes).
Set beside builders nationally, those cuts are ordinary. By our arithmetic the Imagination cut is about 6.5 percent of its earlier price, the Tidewinds 2 cut about 4.5 percent and the Sandcastle 2 cut about 1.4 percent. In NAHB's October 2026 survey, "43% of builders cut prices in October," "The average price cut remained at 6% for the seventh consecutive month," and "65% of builders reported using sales incentives," as the builder index slipped three points to 29 (NAHB). Census data for September 2026 showed new single-family homes selling at a 676,000 seasonally adjusted annual rate, 5.3 percent under September 2025, with 8.4 months of new-home supply (U.S. Census Bureau). Against 3.7 months for Sarasota County resales, that gap helps explain why a builder near completion bends on price before a resale owner does.
Two more points for a Boca Royale buyer. Neal's payment estimate on the Imagination, "Est. $2,197/mo," assumes "a 5.9% Rate (APR), a 30-year Loan Term, and a 20% Down Payment" and says it "does not represent an current offer" (Neal quick move-in homes); at the 7.11 percent national average the same loan is about $2,492 a month, about $295 more. And no rate buydown, closing cost credit or design credit was advertised for Boca Royale on November 14, 2026, while Neal's financing page listed none either (Neal Communities Funding). If the sales center offers one, ask whether it is in addition to the posted cut or instead of it, and get the answer in the contract. Part two of this guide covers Neal's lender and closing-agent terms.
Countywide, resale supply near Boca Royale was thinner in September 2026 than a year before. Sarasota County listed 2,629 active single-family homes, 16.2 percent fewer, which works out to 3.7 months of supply where September 2025 had 4.8. The median seller got 94.3 percent of original asking price, and the median home went under contract in 51 days.
| 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; the October release was scheduled for November 16, 2026. These are countywide figures for existing homes, not Boca Royale figures.
The full third quarter, with more sales behind it, points the same way. Sarasota County closed 2,071 single-family sales in Q3 2026, 3.0 percent more than in Q3 2025, and the median price rose 3.7 percent to $485,000. The median seller received 94.4 percent of original list price (91.9 percent in Q3 2025), median days to contract fell from 68 to 52, and 778 of the closings were cash (RASM and Florida Realtors, Q3 2026). Across Florida the September 2026 single-family median was $415,000, supply stood at 4.4 months, and the Florida Realtors chief economist observed that "Higher mortgage rates are weighing on sales, particularly in the single-family market" (Florida Realtors).
Watch one line in the September table. New listings grew 6.5 percent while new pending sales shrank 2.8 percent, so the county wrote roughly 0.77 contracts per new listing against 0.84 a year earlier, by our division. That is the first softening sign in the county figures, and it matches the summer dip in Boca Royale's own latest resale block. So the Boca Royale buyer's edge is not a flood of listings. It comes from Neal's nearly finished homes a few minutes east, from owners whose purchase price was set in 2022 to 2024, and from a county where contract signings have slowed. McGreevy and Comisar hold the 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine), and we lay out every one of those comparisons with you before an offer goes in.
On a 30-year fixed loan at 7.11 percent, Boca Royale's 12-month resale median of $600,000 means $3,229 a month in principal and interest with 20 percent down, or $3,633 with 10 percent down. The $398,000 builder median works out to $2,142 and $2,410. Each $100,000 of loan adds $673 a month.
For the week of November 12, 2026, Freddie Mac reported the average 30-year fixed rate at 7.11 percent, its fourth weekly decline in a row: 7.18 percent a week earlier and 6.24 percent a year earlier, with the 15-year average at 6.45 percent (Freddie Mac PMMS). Over the summer and fall the weekly series rose from 6.43 percent on July 2 to 7.40 percent on October 8 and again on October 15, then eased (FRED, MORTGAGE30US). The survey describes borrowers with strong credit putting 20 percent down, so a real quote can land above or below it. Every figure in the table is principal and interest alone on a 30-year fixed loan at 7.11 percent; property tax, homeowner and flood insurance, association and club charges, any district assessment and any mortgage insurance come on top.
| Purchase price (12-month median) | Down payment | Loan | Principal and interest a month |
|---|---|---|---|
| Resale median, $600,000 (n=68) | 20%, $120,000 | $480,000 | $3,229 |
| Resale median, $600,000 (n=68) | 10%, $60,000 | $540,000 | $3,633 |
| All sales median, $576,500 (n=86) | 20%, $115,300 | $461,200 | $3,103 |
| All sales median, $576,500 (n=86) | 10%, $57,650 | $518,850 | $3,490 |
| Builder median, $398,000 (n=18) | 20%, $79,600 | $318,400 | $2,142 |
| Builder median, $398,000 (n=18) | 10%, $39,800 | $358,200 | $2,410 |
Medians: Sarasota County Property Appraiser, October 15, 2025 to October 14, 2026. Rate: Freddie Mac PMMS, November 12, 2026. Figures exclude taxes, insurance, association and club charges and district assessments, and a 10 percent down conventional loan usually adds mortgage insurance on top. A new home in Boca Royale at Wellen Park also carries its homesite's WVID line: the district's budget line that appears to cover that section lists $3,355.03 to $5,580.95 a year (confirm with the district), roughly $280 to $465 a month by our division.
The same loans across this year's rate range show why the rate is the swing factor. With 10 percent down, principal and interest on Neal's reduced Imagination at $462,990 would be $2,493 at 5.98 percent (the 2026 low), $2,563 at 6.24 percent (a year ago), $2,803 at 7.11 percent and $2,885 at the 7.40 percent October peak. On the $600,000 resale median the same four rates give $3,231, $3,321, $3,633 and $3,739. On the builder median with 20 percent down, a rate one point lower, 6.11 percent, would cut the payment to $1,932, or $210 a month; two points lower, 5.11 percent, to $1,731, or $411 a month.
That arithmetic is why rate help can outweigh the same dollars taken off the price, provided you keep the loan. Take a $600,000 Boca Royale resale with 10 percent down. A $20,000 price cut trims principal and interest by about $121 a month. Put the same $20,000 into permanent discount points, roughly 3.7 points, and the saving is about $331 to $438 a month, depending on how the lender prices each point. A point equals 1 percent of the loan amount, and the CFPB notes that points "can be a good choice if you plan to keep your loan for a long time" (CFPB). A 2-1 temporary buydown on the same loan costs about $12,649 and helps for two years only, and Fannie Mae still qualifies the buyer "based on the note rate without consideration of the bought-down rate" (Fannie Mae Selling Guide B2-1.4-04). Seller and builder help has a ceiling too: Fannie Mae caps interested party contributions at 3 percent of price when the loan exceeds 90 percent of value, 6 percent between 75.01 and 90 percent, and 9 percent at 75 percent or below, and a buydown paid by a builder or its affiliated lender counts against that cap (Fannie Mae Selling Guide B3-4.1-02). For a $600,000 purchase, that ceiling is $18,000 above 90 percent and $36,000 at 90 percent. A cash buyer, or one who plans to refinance within a couple of years, is usually better served by price.
If you price from the record, late 2026 is a workable time to buy in Boca Royale. Owners who bought in 2022 to 2024 are mostly selling under their own purchase price, Neal has cut the three homes nearest completion, and Sarasota County contract signings have slowed. The 7.11 percent rate is the limit, so weigh price against rate help.
The county file cannot show three things about a Boca Royale resale: the current asking price, how long the home has been on the market, and how flexible the owner is. Those live in the MLS: Information not available at time of publishing (checked November 14, 2026). When you call, we pull them for the homes on your list. The public record above already gives you the anchors: a $600,000 resale median (n=68), a $398,000 builder median (n=18) from closings in the now sold-out original section, resale prices per heated square foot that fell from $331 in 2022 to $268 in 2026, and 15 of 20 recent sellers who bought in 2022 to 2024 closing under their own price. Later parts of this guide take you through a Neal purchase, the current quick move-in homes, the West Villages district, buying a resale and reading the association documents, flood and insurance, property taxes, closing costs and financing.
Weighing Boca Royale against other Englewood neighborhoods? Our Englewood buyer guide spans the Sarasota and Charlotte sides of town, and our new construction in Englewood guide sets the area's active builders side by side. Selling first? The Boca Royale seller guide explains this market from the owner's chair, and the Boca Royale community guide describes the club, the POA and the setting. To see homes, schedule a Boca Royale buyer consultation or Call Marc at (239) 287-5873.
Buying new in Boca Royale now means buying in Boca Royale at Wellen Park, the section Neal Communities is still building. The path runs in six steps: a first visit with your agent present, a plan and homesite, a purchase agreement and deposits, Design Gallery selections, construction and walkthroughs, then closing on the finished home.
Data updated: November 2026 (Neal Communities Boca Royale Golf and Country Club at Wellen Park page and plan pages, observed November 14, 2026; Business Observer, October 27, 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; Florida Statutes text checked November 14, 2026)
The original Boca Royale is a resale market now. Business Observer reported on October 27, 2026 that Neal "has closed the last home in its 1,151-unit Boca Royale community," and that the next phase, Boca Royale Golf & Country Club at Wellen Park, will add 825 homes on about 500 acres with completion targeted for 2029 (Business Observer, October 27, 2026). We tracked the county record for the year before that article: of 86 qualified Boca Royale home sales from October 15, 2025 to October 14, 2026, 18 had a Neal entity as the seller, at a median of $398,000, and 68 were resales at a median of $600,000 (Sarasota County Property Appraiser). Builder and resale sales differ in plan mix, so compare them by size, not by headline median; the size-band comparison is in the new-versus-resale section of this guide and in the quick move-in section below.
Neal does not publish a step-by-step buying guide, a sample purchase agreement, a deposit schedule or a reservation policy for Boca Royale. We checked the community page, the Design Gallery, the warranty page, the financing page and the realtor pages on November 14, 2026 (Neal Communities, Boca Royale Golf and Country Club at Wellen Park). What follows is built from what Neal and its affiliated lender do publish, plus the Florida statutes that apply to every builder contract. The gaps are the questions to put in writing before you sign, and they are where our work for you starts. For the neighborhood itself, the club and the two sections side by side, start with our Boca Royale community guide.
| Step | What happens in Boca Royale at Wellen Park | What to get in writing |
|---|---|---|
| 1. First visit and registration | Tour at the sales center, 10628 Sarazen Way, with your agent present | That your agent is registered with Neal for this community |
| 2. Plan and homesite | Choose a plan from four series and a homesite | The homesite premium and the district assessment class of the lot |
| 3. Agreement and deposits | Sign Neal's purchase agreement | Deposit amounts, the s. 501.1375 escrow paragraph, lot close or end close |
| 4. Design Gallery | Cabinetry, flooring, lighting, fixtures and other options | A priced option list and any option deposit terms |
| 5. Construction | Neal builds; the lender orders the appraisal as the home nears completion | Whether your own inspector may visit, and the expected completion window |
| 6. Closing | Final walkthrough, Closing Disclosure, signing | The closing agent, the certificate of occupancy date, the warranty start |
Sources for the table: Neal's community, realtor and Design Gallery pages (Neal Communities, For Realtors; Neal Design Gallery), Neal Communities Funding's financing path (Neal Communities Funding, Financing Path) and s. 501.1375, Florida Statutes.
Your first visit is at Neal's Boca Royale sales center, 10628 Sarazen Way, Englewood, with a Neal sales associate who works for the builder. Bring your buyer's agent with you that first time, because Neal's published terms require the agent to be present at the buyer's first visit and registration for the agent to be recognized.
The sales center keeps hours of Monday to Saturday 10am to 6pm and Sunday 12pm to 5pm, and the community phone is (941) 210-0528, per the Neal page observed November 14, 2026 (Neal Communities, Boca Royale Golf and Country Club at Wellen Park). The page headline that day read "New Home in Wellen Park From $352,990," and the series labels were Coral (mid $300s), Cruise (mid $300s), Cove (low $500s) and Coastal (mid $500s).
Two rules shape that first visit. The first is Neal's own registration policy. Neal's realtor page says the agent "must be present during prospective buyer's first visit and registration at the related Neal community," that "Each realtor/client registration is per community and valid for 90 days within that same community," and that buyers who "previously visited" the sales office or "previously registered with Neal Communities at the same community" may not be eligible (Neal Communities, For Realtors; Neal Communities, Realtors). In plain terms, a Boca Royale buyer who walks in alone, or signs up online first, can lose the cooperating-agent arrangement for that community. If that happens, the cost of representation becomes something you negotiate or pay yourself.
The second is Florida's brokerage law. The person across the desk represents Neal. Florida presumes licensees act as transaction brokers unless another relationship is set up in writing, but the disclosure rules do not apply when an owner sells new units it built and the setting makes clear that the owner's "employee or single agent is acting on behalf of the owner" (s. 475.278, Florida Statutes). A builder selling its own property is also exempt from licensing in some cases, under s. 475.011, Florida Statutes. Nothing about that is improper. It simply means that if you want someone whose duties run to you, you bring your own agent on day one.
What to leave the first visit with: the current price sheet for the plans you like, the list of available homesites with their premiums, the quick move-in list with completion dates, and the name of the sales associate who registered your agent. If you are still comparing builders across the area, our new construction guide for Englewood sets Boca Royale beside the other communities with homes going up.
Neal sells sixteen plans in Boca Royale at Wellen Park across four series, from the Tidewinds 2 villa at a base of $352,990 to the two-story Santa Catalina at $690,990, observed November 14, 2026. Base prices exclude the homesite premium and design options, so the price you sign will be higher than the plan's base.
Every plan page carries the same line: "Base price does not include the homesite premium or design options" (Neal Communities, Tidewinds 2 plan page). Here is the full plan list as Neal printed it on November 14, 2026 (Neal Communities, Boca Royale Golf and Country Club at Wellen Park):
| Series | Plan | Type | Beds / baths / garage | Sq ft (Neal) | Base from-price |
|---|---|---|---|---|---|
| Coral | Tidewinds 2 | Villa | 2 / 2 / 2 | 1,638 | $352,990 |
| Coral | Sandcastle 2 | Villa | 3 / 2 / 2 | 1,848 | $371,990 |
| Cruise | Liberty 4 | Single-family | 3 / 2 / 2 | 1,533 | $353,990 |
| Cruise | Patriot | Single-family | 3 / 2 / 2 | 1,682 | $367,990 |
| Cruise | Imagination 2 | Single-family | 3 / 2 / 2 | 1,778 | $375,990 |
| Cruise | Dream 2 | Single-family | 3 / 2 / 2 | 1,860 | $383,990 |
| Cove | Endless Summer 4 | Single-family | 3 / 2 / 2 | 2,207 | $501,990 |
| Cove | Bright Meadow 2 | Single-family | 3 / 2 / 3 | 2,309 | $506,990 |
| Cove | Sea Star | Single-family | 3 / 2 / 3 | 2,379 | $511,990 |
| Cove | Sea Mist | Single-family | 3 / 2 / 3 | 2,427 | $520,990 |
| Cove | Ocean Front | Two-story | 4 / 3.5 / 3 | 3,156 | $598,990 |
| Coastal | Sanibel 2 | Single-family | 3 / 3 / 3 | 2,559 | $550,990 |
| Coastal | Captiva | Single-family | 3 / 3 / 3 | 2,698 | $590,990 |
| Coastal | Savannah 2 | Single-family | 4 / 3 / 3 | 2,868 | $611,990 |
| Coastal | Kiawah 2 | Single-family | 4 / 3 / 3 | 2,908 | $621,990 |
| Coastal | Santa Catalina | Two-story | 5 / 4 / 3 | 3,677 | $690,990 |
Advertised base prices, not values. Square footage is Neal's figure, which is not the same measure as the county's heated (living) area.
The homesite is the second half of the decision, and it carries two costs that do not show on the plan sheet. The first is the homesite premium, which Neal does not publish for Boca Royale; ask for it lot by lot in writing. The second is the West Villages Improvement District assessment. Boca Royale at Wellen Park is inside the district and the original Boca Royale is not (West Villages Improvement District FAQ), and the district's own budget lists different annual assessments for villas and for single-family lots of 45, 52, 57 and 72 feet. Neal does not publish the lot width of its homesites, so ask which district product class each homesite you are weighing falls in. The district section of this guide sets out the figures.
A note on series and lot width: the district classes are by lot width, and Neal's series are by plan size, so the two do not map one to one. The only reliable answer for a given homesite is the district's.
You sign Neal's purchase agreement, and Neal does not publish its Boca Royale deposit amounts or schedule. Florida law requires every builder contract for a one- or two-family home to tell you that you may have deposits up to 10 percent of the price held in escrow, a right you keep unless you waive it in writing.
The required contract legend reads: "THE BUYER OF A ONE-FAMILY OR TWO-FAMILY RESIDENTIAL DWELLING UNIT HAS THE RIGHT TO HAVE ALL DEPOSIT FUNDS (UP TO 10 PERCENT OF THE PURCHASE PRICE) DEPOSITED IN AN ESCROW ACCOUNT. THIS RIGHT MAY BE WAIVED, IN WRITING, BY THE BUYER." If you do not waive it, the builder "shall place the funds (up to 10 percent of the purchase price) in an escrow account," and withdrawals generally need both signatures. The builder may use escrowed money "for construction purposes only" after notice to you and after posting a surety bond "payable to the buyer in the amount of the escrow deposit." On proper termination, "the funds, including any accrued interest, shall be paid to the buyer," and before taking deposits over a claimed default the builder must "send written notice by certified mail to the buyer," with a 72-hour wait (s. 501.1375, Florida Statutes). The statute covers developers who sell 10 or more units a year statewide, and Neal has built more than 23,000 homes, per Business Observer (Business Observer, October 27, 2026).
Deposit terms do move. Neal's October 2024 "Helping You Rebuild" program, long expired, promised "Reduced deposit requirements: We will substantially lower the deposit amounts to make purchasing a new home more accessible" (Neal Communities, 2024 program terms). That tells you deposits are a negotiable, promotion-sensitive term, not a fixed rule.
What to check on a Boca Royale agreement before you sign:
#1 Team in Southwest Florida since 2012, and every Neal agreement we review for a buyer gets a line-by-line deposit and escrow check before it is signed.
In Boca Royale at Wellen Park the base price is a starting point. The contract price is the base, plus the homesite premium, plus Design Gallery options and any pool. On November 14, 2026, Neal's quick move-ins ran $87,000 to $378,000 above the base price of the same plan, which shows what those layers add up to.
Neal's Design Gallery covers kitchens, bathrooms, living spaces, bedrooms, outdoor living and flex spaces, with selections "from cabinetry and flooring to lighting and fixtures," and says "From your first appointment, our professional design consultants take the time to understand your style, lifestyle, and priorities" (Neal Design Gallery). The page does not give a location, a number of appointments, an option deposit or a selection deadline. A 2017 Neal article describes the role the same way: "Your Neal Design Consultant will take your vision for your home and help you bring it to life" (Neal Communities, Own Your Dream Home).
The quick move-ins are the best public evidence of what options cost, because each is a finished configuration with a price. Measured against the base price of the same plan on November 14, 2026:
| Quick move-in (plan, homesite) | Advertised price | Plan base | Above base | Above base, percent |
|---|---|---|---|---|
| Imagination, 124 | $462,990 | $375,990 (Imagination 2) | $87,000 | 23.1% |
| Tidewinds 2, 01 | $449,990 | $352,990 | $97,000 | 27.5% |
| Dream 2, 056 | $508,990 | $383,990 | $125,000 | 32.6% |
| Dream 2, 097 | $510,990 | $383,990 | $127,000 | 33.1% |
| Sandcastle 2, 019 | $505,990 | $371,990 | $134,000 | 36.0% |
| Savannah 2, 195 | $978,990 | $611,990 | $367,000 | 60.0% |
| Sea Mist, 380 | $855,990 | $520,990 | $335,000 | 64.3% |
| Kiawah 2, 196 | $999,990 | $621,990 | $378,000 | 60.8% |
Advertised prices and base prices as Neal listed them, observed November 14, 2026; differences and percentages are our arithmetic (Neal Communities, Boca Royale Golf and Country Club at Wellen Park). The Triumph quick move-in has no matching plan on Neal's base price list, so it is left out. Neal's card shows the Imagination at 1,776 square feet and the Imagination 2 plan at 1,778; confirm square footage on the purchase agreement exhibits, not the web card.
Two readings follow. First, compare finished prices with finished prices: a Boca Royale resale is a finished home, so set it against a quick move-in or a fully optioned contract, never against a base price. Second, the pool is a large share of the jump on the bigger homes. Eight of the nine quick move-ins carried a pool, and the Savannah 2 listing names "Pool & Spa (by Waterscapes)," a company Neal lists among its own family of companies (Neal Communities, Savannah 2 homesite 195; Neal Communities, the Neal family of companies). Ask for a priced option list and pool quote before the first design appointment, and ask whether option deposits are refundable if the contract ends.
One more point for buyers using an agent: Neal's realtor terms say commission "will be paid on the base home and home site premium," and on completed inventory it is "Paid on net contract price," leaving out merchandising and furniture (Neal Communities, For Realtors). Options are outside that base on a to-be-built home. That does not change your price, but it is worth knowing when you discuss how your agent is paid.
Neal does not publish a construction schedule, a pre-construction meeting or a frame walk for Boca Royale. What is public is the lender's sequence: a conditional loan commitment, an appraisal as the home nears completion, a final inspection just before closing, and title and insurance ordered about 30 days from completion. Neal homeowners also describe scheduled walkthroughs.
Neal Communities Funding, the builder's affiliated lender, sets out its path in five steps: pre-application, a formal loan application, processing and underwriting, rate lock, and closing (Neal Communities Funding, Financing Path). Within those steps it says approval "arrives as a conditional loan commitment," with conditions provided "as construction continues"; "A property appraisal is ordered as the home nears completion"; "A final inspection happens just before closing"; and "Title and homeowner's insurance are ordered typically within 30 days of home completion." Its FAQ adds that "New construction financing is typically a 2 step process," that "Your credit and supporting documentation will expire after 120 days," and that the rate lock "is typically done when you are within 60 days of closing" (Neal Communities Funding, FAQs and Tips). No length or cost is published for an extended lock.
Neal's own pages say it handles "personal walk-through orientations with each homeowner" (Neal Communities, About Neal). A Neal homeowner letter titled "Going Above and Beyond in Boca Royale" describes a sales coordinator who "kept us up to date on the due dates, scheduled walk-through and closing," and a project manager who "kept us apprised of progress on our home and Final Walkthrough before closing" (Neal Communities, Going Above and Beyond in Boca Royale). That is a builder-published letter, not a process document, so ask the sales center how many walkthroughs your home will have and when.
The county is the outside checkpoint. Sarasota County issues the permits and the certificate of occupancy for each home, and permits are searchable in Sarasota County's Accela Citizen Access for newer records, and in the older Sarasota County permit search for permits closed before August 18, 2023. Ask Neal for the certificate of occupancy date before closing: it is the county's sign-off, and it also starts the statutory clock for construction claims explained in the protections section below.
On timing, the only builder-stated dates are the expected completions on the quick move-in cards, which ran from Q4 2026 to June 2027 on November 14, 2026 (Neal Communities, Boca Royale Golf and Country Club at Wellen Park). Ask for a written estimated closing window on a to-be-built home, and build your rate lock and your current-home sale around it.
The final weeks of a new Boca Royale purchase follow the lender's checklist: lock the rate within about 60 days of closing, bind homeowners insurance, confirm the final walkthrough, review the Closing Disclosure at least three business days before you sign, and verify wiring instructions by phone before sending funds.
Neal Communities Funding lists the late steps: a gap credit report within 7 days of closing, employment confirmed within 10 days, and "You will receive your Initial Closing Disclosure within 3 business days of your closing"; closing "typically takes place at the closing attorney's office, or at the title or escrow company" (Neal Communities Funding, Financing Path). Federal rules require the lender to give you the Closing Disclosure "at least three business days before you close" (CFPB, What is a Closing Disclosure?). Compare it line by line with your Loan Estimate (CFPB, Loan Estimate explainer).
A short Boca Royale closing list:
If you want us beside you at the walkthrough and at the closing review, book your Boca Royale buyer consultation or Call Marc at (239) 287-5873.
On November 14, 2026 Neal listed nine quick move-in homes in Boca Royale at Wellen Park, advertised from $449,990 for a Tidewinds 2 villa to $999,990 for a Kiawah 2 with pool and spa. None was finished: expected completions ran from Q4 2026 to June 2027, and three homes carried price reductions.
Data updated: November 2026 (Neal Communities Boca Royale Golf and Country Club at Wellen Park page and Neal quick move-in promotion page, observed November 14, 2026; Sarasota County Property Appraiser file dated October 21, 2026, builder-direct qualified sales October 15, 2024 to October 14, 2026; Freddie Mac PMMS, week of November 12, 2026)
Neal's page counted nine move-in ready homes, but every card read "This home is under construction. Contact our team for timing, availability and details." All nine sit on Royale Dornoch Avenue or Whistling Straits Road in the Wellen Park section, which is inside the West Villages Improvement District (Neal Communities, Boca Royale Golf and Country Club at Wellen Park). These are advertised prices, not values, and the list changes; if you read this after November 2026, ask us for the current one.
| Plan (type) | Homesite | Beds / baths / garage | Sq ft (Neal) | Pool | Expected completion | Was | Priced at, Nov 14, 2026 |
|---|---|---|---|---|---|---|---|
| Tidewinds 2 (villa) | 01 | 2 / 2 / 2 | 1,638 | Yes | Q4 2026 | $470,990 | $449,990 |
| Imagination (single-family) | 124 | 3 / 2 / 2 | 1,776 | No | December 2026 | $494,990 | $462,990 |
| Sandcastle 2 (villa) | 019 | 3 / 2 / 2 | 1,848 | Yes | Q4 2026 | $512,990 | $505,990 |
| Dream 2 (single-family) | 056 | 3 / 2 / 2 | 1,860 | Yes | April 2027 | none | $508,990 |
| Dream 2 (single-family) | 097 | 3 / 2 / 2 | 1,860 | Yes | June 2027 | none | $510,990 |
| Triumph (single-family) | 409 | 3 / 3 / 2 | 2,332 | Yes | June 2027 | none | $735,990 |
| Sea Mist (single-family) | 380 | 3 / 2.5 / 3 | 2,427 | Yes | Q2 2027 | none | $855,990 |
| Savannah 2 (single-family) | 195 | 3 / 3 / 3 | 2,868 | Yes | May 2027 | none | $978,990 |
| Kiawah 2 (single-family) | 196 | 4 / 3 / 3 | 2,908 | Yes | May 2027 | none | $999,990 |
Rows as Neal listed them, observed November 14, 2026 (Neal Communities, Boca Royale Golf and Country Club at Wellen Park). Neal's page showed the Sea Mist at 2.5 baths on the card and 2 in the plan section; confirm bath counts and square footage on the agreement exhibits.
The three reductions were $21,000 on the Tidewinds 2 (4.5 percent off the prior price), $32,000 on the Imagination (6.5 percent) and $7,000 on the Sandcastle 2 (1.4 percent). Those are the three homes closest to completion, and six of the nine showed no cut at all. For scale, the National Association of Home Builders reported that 43 percent of builders cut prices in October 2026 and that "The average price cut remained at 6% for the seventh consecutive month" (NAHB, Builder Sentiment Falls on Rising Rates). Neal's Boca Royale cuts sit in line with that national figure, not deeper. Nationally, new homes carried 8.4 months of supply in September 2026, per the Census Bureau (Census Bureau, New Residential Sales, September 2026).
A buyer who needs to close in 2026 has at most three candidates: the two villas marked Q4 2026 and the Imagination marked December 2026. Top 1% Real Estate Agents Nationally Since 2008, and the first thing we check on any Boca Royale quick move-in is how close it is to its certificate of occupancy, because the three reduced homes were the three closest to completion.
The monthly figure Neal shows on a Boca Royale quick move-in is an illustration at a 5.9 percent APR with 20 percent down, not a quote. On the Imagination, homesite 124, Neal showed about $2,197 a month; at Freddie Mac's 7.11 percent average for November 12, 2026, the same loan is about $2,492, roughly $295 more.
Neal's region-wide quick move-in page carried the Imagination at $462,990, reduced from $494,990, with "Est. $2,197/mo." Its disclaimer says the estimate "may include hypothetical input such as a 5.9% Rate (APR), a 30-year Loan Term, and a 20% Down Payment," is "for illustrative purposes only," "does not constitute a financial or mortgage quote," and leaves out "Annual Property Taxes," "Hazard Insurance" and "Applicable HOA or CDD Fees" (Neal Communities, Quick Move-In Homes). Neal's Boca Royale page itself advertised no rate offer that day.
Three practical points for a Boca Royale buyer:
Our payment figures are principal and interest only, 30-year fixed, before taxes, insurance, association dues and district assessments.
On a per-square-foot basis, the five smaller Boca Royale quick move-ins were listed at about $261 to $275 per listed square foot on November 14, 2026, near the county's 24-month builder medians of $238 and $283 per heated square foot for the two smallest size bands. The larger pool homes ran $316 to $353.
We tracked builder-direct sales in Boca Royale for the 24 months from October 15, 2024 to October 14, 2026 in the county record and grouped them by heated (living) area (Sarasota County Property Appraiser). The county measures heated area; Neal lists its own square footage. The two are not the same measure, so read the comparison as a range check, not a valuation.
| County heated-area band | Builder sales, 24 months | Builder median price | Builder median $ per heated sq ft | Quick move-ins near that size, $ per Neal sq ft |
|---|---|---|---|---|
| Under 1,800 | 13 | $390,000 | $238 | Tidewinds 2 $274.72; Imagination $260.69 |
| 1,800 to 2,099 | 20 | $547,250 | $283 | Sandcastle 2 $273.80; Dream 2 $273.65 and $274.73 |
| 2,100 to 2,399 | 10 | $686,250 | $301 | Triumph $315.60 |
| 2,400 to 2,799 | 14 | $956,050 | $356 | Sea Mist $352.69 |
| 2,800 and up | 12 | $983,950 | $330 | Savannah 2 $341.35; Kiawah 2 $343.88 |
County medians: Sarasota County Property Appraiser file dated October 21, 2026, builder-direct qualified sales, October 15, 2024 to October 14, 2026. Quick move-in figures: advertised price divided by Neal's listed square feet, observed November 14, 2026; our arithmetic.
Across all 69 builder sales in those 24 months, the median was $682,300 at a median 2,206 heated square feet, $309 per heated square foot, with a pool on 59 percent. The 116 resales in the same window had a median of $600,000 at 2,236 heated square feet, $268 per heated square foot, with a pool on 56 percent. In the last 12 months alone the builder group was 18 sales at a median of $398,000, and builder and resale sales differ in plan mix, which is why the size bands are the fairer comparison.
How we use this in a negotiation: the smaller quick move-ins, after their cuts, were listed close to or above the recorded builder rate for their size; the pool homes sat near the recorded rate for the larger bands. Where a home is listed above the band, that gap is where we ask what Neal will move: price, closing costs, or an upgrade already in the home.
Choose a Boca Royale quick move-in when you want a known price and a completion inside roughly eight months, and can accept the finishes already selected. Choose a to-be-built plan when you want your own homesite, plan and options and can wait longer. On November 14, 2026 the cuts were only on quick move-ins.
| Question | Quick move-in, Nov 14, 2026 | To-be-built plan, Nov 14, 2026 |
|---|---|---|
| How many to choose from | 9 homes, all under construction | 16 plans; homesites as Neal releases them |
| Price known today | Yes, advertised price includes options | Base plus homesite premium plus options, priced at contract |
| Published reductions | $7,000 to $32,000 on three homes | None published on base prices |
| Completion | Q4 2026 to June 2027 | Not published; ask for a written window |
| Your selections | Already made | Yours, through the Design Gallery |
| Your inspector before drywall | Only if the home is not yet drywalled | Possible, if Neal agrees in writing |
| Rate lock fit | Lock inside about 60 days of closing | A long build may outrun a standard lock |
| District assessment | Yes, Wellen Park section | Yes, Wellen Park section |
| Warranty | Neal 1, 2 and 10 years | Neal 1, 2 and 10 years |
Sources: Neal's community, Design Gallery and warranty pages (Neal Communities, Boca Royale Golf and Country Club at Wellen Park; Neal Warranty) and Neal Communities Funding's FAQ on lock timing (Neal Communities Funding, FAQs and Tips).
The other option is a resale in the original Boca Royale, which has no district assessment and is a finished home you can inspect top to bottom before you commit. Our Englewood buyer guide sets the same new-versus-resale choice against the wider town. To walk the quick move-ins with a buyer's agent who has the county numbers in hand, book your Boca Royale buyer consultation or Call Marc at (239) 287-5873.
Neal has an affiliated lender, Neal Communities Funding, and says in capitals that you are not required to use it. Past Neal incentives with published fine print required both that lender and the seller's chosen closing agent. On November 14, 2026, Neal's Boca Royale page advertised price cuts on three homes and no rate, closing cost or design offer.
Data updated: November 2026 (Neal Communities financing, quick move-in and realtor pages, observed November 14, 2026; Neal Communities Funding site and licensing page; 12 U.S.C. 2607 and Regulation X text; Fannie Mae Selling Guide B3-4.1-02 and B2-1.4-04; Freddie Mac PMMS, week of November 12, 2026)
Here is exactly what Neal advertised for Boca Royale on November 14, 2026, and what it did not:
| Item | Advertised Nov 14, 2026? | Where we checked |
|---|---|---|
| Price reductions | Yes, three quick move-ins: $21,000, $32,000, $7,000 | Boca Royale page |
| Rate buydown or fixed-rate offer | No | Boca Royale page; Neal financing page ("Rate offers or incentives: none listed") |
| Closing cost credit | No | Boca Royale page; quick move-in page |
| Design credit | No | Same pages |
| End date for any offer | None printed | Same pages; quick move-in information "subject to change without notice" |
| Realtor bonus | No; standard "Up to 3% Commission every sale, all year" | Neal realtor page |
The navigation still carried "Huge Savings on these Quick Move-In Homes" and "Huge Savings on these Homes In Progress," and the region-wide page read "Homes are Priced to Sell!" Offers change quickly. If one appears after this page was written, the questions below are the ones to ask.
No. Neal's financing page states: "YOU ARE NOT REQUIRED TO USE NEAL COMMUNITIES FUNDING AS A CONDITION FOR PURCHASE OF THE SUBJECT PROPERTY," and discloses that "Neal, or one or more of its affiliates holds ownership of at least 1% in Neal Communities Funding." You can finance a Boca Royale home with any lender, or pay cash.
The page puts that disclosure behind an "I Accept" acknowledgement before linking to the lender's site (Neal Communities, Neal Communities Funding). The lender is "Neal Communities Funding, LLC," NMLS ID 1378794, at 495 North Keller Road, Suite 550B, Maitland, phone 866.467.8741 (Neal Communities Funding), licensed in Florida as a mortgage lender, license MLD1250 (Neal Communities Funding, Licensing). It launched in September 2015 as "an in-house mortgage company" (PrivateCommunities.com, September 8, 2015), described at the time as "an affiliated business between Neal Communities of Southwest Florida and Mortgage Funding Direct Ventures, LLC" (Patch, October 20, 2015). Neal's 2021 article calls it "a multi-lender platform to give customers competitive pricing" (Neal Communities, the Neal family of companies).
There are practical reasons to look at the builder's lender: it knows Neal's construction timeline, and its lock policy is written around a build ("Your loan consultant can work with you to lock in your rate for the time it takes to build your Neal Communities home"). There are equally good reasons to price the same loan elsewhere. The CFPB advises shoppers to request Loan Estimates from more than one lender and compare them (CFPB, Loan Estimate explainer). On a Boca Royale contract, get at least one outside Loan Estimate on the same day you get Neal Communities Funding's, for the same loan amount, rate type and points.
Where Neal has published fine print, its incentives were tied to its affiliated lender and the seller's closing agent, a pattern Boca Royale buyers should know. Its October 2024 program required the "Buyer must use both the Closing Agent selected by Seller and finance through Affiliated Lender to receive this Promotion." Price cuts carry no such condition.
That 2024 program, "Helping You Rebuild," ran on contracts from 10/15/24 to 12/31/24 for eligible quick move-ins and is long expired. Its terms are still a useful pattern (Neal Communities, 2024 program terms; same text at on.nealcommunities.com):
Neal's Summer 2025 promotion, also expired, ran a rate offer locked "through Neal Communities Funding, LLC" with the seller paying up to 2 percent of the purchase price toward points and buydown, valid "only on select spec/move-in ready homes in select communities," and Boca Royale was not on its list (Neal Communities, Summer 2025 promotion).
The reading for a Boca Royale buyer is simple. A price cut, like the three posted on November 14, 2026, costs you nothing in lender choice. A rate offer or closing credit, when Neal runs one, has historically come with the affiliated lender and the seller's closing agent attached. Read the Incentive Addendum before you sign, and compare the whole package with an outside loan, not the headline rate with nothing.
Federal law lets a builder like Neal refer Boca Royale buyers to a lender or title company it partly owns only if the buyer gets a written disclosure, is not required to use the affiliate, and the builder's only benefit is its ownership return. A bundled discount must be optional and a true discount.
The rule is in section 8 of the Real Estate Settlement Procedures Act. Section 2607(a) bars any "fee, kickback, or thing of value" for referring settlement business on a federally related mortgage loan. Section 2607(c)(4) carves out an affiliated business arrangement only if "a disclosure is made of the existence of such an arrangement to the person being referred," "such person is not required to use any particular provider of settlement services," and "the only thing of value that is received from the arrangement" is "a return on the ownership interest or franchise relationship." Violations carry criminal penalties and civil liability of "three times the amount of any charge paid for such settlement service" (12 U.S.C. 2607).
Regulation X adds the paperwork and the definition. The affiliated business disclosure "must be provided on a separate piece of paper no later than the time of each referral" (12 CFR 1024.15). And a package price is not a "required use" only if it is optional: "Any package or discount must be optional to the purchaser. The discount must be a true discount below the prices that are otherwise generally available, and must not be made up by higher costs elsewhere in the settlement process" (12 CFR 1024.2).
On title, Neal's 2021 article named Allegiant Title Professionals as a Neal family company that "provides outstanding title services for Neal homebuyers," founded in 2012 (Neal Communities, the Neal family of companies). We could not confirm its 2026 status from a public record, so the document to read is the affiliated business disclosure you receive at referral, which names whoever Neal uses now. On a Boca Royale agreement, ask three things in writing: which closing agent the agreement designates, whether any incentive depends on using it or Neal Communities Funding, and who pays the owner's title policy. Chicago Title's Florida customs chart lists Sarasota among the counties where the buyer pays the owner's title policy in some sales, but the contract controls and your closing agent confirms (Chicago Title, Florida laws and customs).
It depends on how long you keep the loan. On Neal's $462,990 Boca Royale Imagination with 10 percent down at 7.11 percent, a $20,000 price cut saves about $121 a month for the life of the loan; $20,000 in permanent points could save about $329 to $435 a month, depending on lender pricing, but only while that loan lasts.
The arithmetic below is ours, using Freddie Mac's 30-year average of 7.11 percent for November 12, 2026 (Freddie Mac PMMS), principal and interest only, before taxes, insurance, dues and district assessments. Lenders price points differently by day and by borrower, and Freddie Mac does not publish point pricing, so we show two ratios: one point lowering the rate by 0.25 percent, and the steeper ratio implied by the CFPB's own example.
| $20,000 on the $462,990 Imagination, 10% down | Loan | Rate | Principal and interest | Saving per month |
|---|---|---|---|---|
| No incentive | $416,691 | 7.11% | $2,803.11 | none |
| $20,000 price cut (price $442,990) | $398,691 | 7.11% | $2,682.02 | $121.09 |
| $20,000 to permanent points, 0.25% per point | $416,691 | about 5.91% | $2,474.23 | $328.87 |
| $20,000 to permanent points, CFPB-implied ratio | $416,691 | about 5.51% | $2,368.57 | $434.54 |
| 2-1 temporary buydown, year 1 | $416,691 | 5.11% | $2,264.98 | for 12 months only |
| 2-1 temporary buydown, year 2 | $416,691 | 6.11% | $2,527.82 | for 12 months only |
A 2-1 buydown on this loan costs about $9,761, which would leave about $10,239 of a $20,000 seller credit for other closing costs. Its savings end after 24 months.
The CFPB's guidance frames the choice: "Points lower your interest rate, in exchange for paying more at closing," "One point equals one percent of the loan amount," and "Points can be a good choice if you plan to keep your loan for a long time" (CFPB, discount points and lender credits). It suggests comparing costs over "the shortest amount of time, the longest amount of time" and "the most likely amount of time you can see yourself keeping the loan." A price cut also lowers your down payment by $2,000 in this example and lowers the recorded sale price. A buyer who expects to refinance within two or three years, or who pays cash, usually gets more from the price than from the rate.
On Boca Royale's 12-month builder median of $398,000 (18 sales) with 20 percent down, the county-based figures show the same scale: principal and interest of $2,142 a month at 7.11 percent, $1,932 at 6.11 percent and $1,731 at 5.11 percent, so each full point of rate is worth about $210 a month on that loan (Sarasota County Property Appraiser; Freddie Mac PMMS). With 10 percent down, the same median is $2,410 a month at 7.11 percent.
On a conventional loan sold to Fannie Mae, a seller's contributions are capped by your down payment: 3 percent of the price with less than 10 percent down, 6 percent with 10 to 24.99 percent down, 9 percent with 25 percent or more. On Neal's $462,990 Boca Royale Imagination, 6 percent is $27,779 and 3 percent is $13,890.
Fannie Mae's Selling Guide defines interested party contributions as "contributions made by third parties with a vested interest in the transaction," measured against the lower of price or appraised value, with a 2 percent cap on investment property. Amounts above the cap are treated as sales concessions, deducted from the price, and the loan-to-value is recalculated. Two lines matter on a builder purchase: if a temporary or permanent buydown is funded by an interested party or affiliated lender, "the cost of that subsidy must be included in the IPC calculation," while standby commitments between a builder and lender executed before a sales contract are not subject to the limits (Fannie Mae Selling Guide B3-4.1-02).
Temporary buydowns have their own limits: the reduction cannot exceed 3 percent, the borrower's share of the rate can rise by "not more than 1% ... in each 1-year interval," the buydown period can be no longer than 3 years, and "the lender must qualify the borrower based on the note rate without consideration of the bought-down rate" (Fannie Mae Selling Guide B2-1.4-04). So a 2-1 buydown lowers the first two years of payments but does not help you qualify for a larger loan.
What that means on a Boca Royale contract: a $20,000 credit fits under the 6 percent cap on the Imagination with 10 percent down, but not under the 3 percent cap with 5 percent down. Before you allocate any credit, ask your loan officer in writing how much can go to closing costs and points and how much must be treated as a price reduction. Platinum Sales Production Award Winners, and we run these numbers with your lender before you choose between a cut and a credit. To have us review a Neal offer or agreement, book your Boca Royale buyer consultation or visit our buying page and Call Marc at (239) 287-5873.
The West Villages Improvement District is the special district behind Wellen Park's infrastructure. Boca Royale at Wellen Park is inside it; the original Boca Royale is not. For FY 2026/2027 the district's budget line that appears to cover Boca Royale at Wellen Park lists $3,355.03 a year for a villa to $5,580.95 for a 72-foot homesite; confirm with the district.
Data updated: November 2026 (West Villages Improvement District FAQ, Unit Guide updated July 2026 and Final Budget Fiscal Year 2026/2027, read November 14, 2026; Sarasota County Tax Collector non-ad valorem and property tax pages, read November 14, 2026)
The district states its boundary plainly. Its FAQ lists "Boca Royale at Wellen Park and future residential neighborhoods" among the included neighborhoods and says "Sarasota National, Grand Palm and Boca Royale are not part of the WVID." On cost it says "The assessment appears on your property tax bill sent in November each year," that owners cannot opt out ("No."), and that while bonds can be paid off, "there will always be an assessment for the operations and maintenance of the district" (West Villages Improvement District FAQ).
This is the largest fixed-cost difference between a new Neal home in Boca Royale at Wellen Park and a resale in the original Boca Royale at the same price. Neal's Boca Royale page and price list show no district figure, and its payment estimates exclude "HOA or CDD Fees" (Neal Communities, Quick Move-In Homes). So the district's own documents are where a buyer sees the number.
Every new Neal home sold in Boca Royale today is in Boca Royale at Wellen Park, which the district lists as inside its boundary. The original Boca Royale, the established section with resale homes only since Neal closed its last home there, is outside the district and carries no district line on its tax bill.
All nine quick move-ins listed on November 14, 2026 sat on Royale Dornoch Avenue or Whistling Straits Road in the Wellen Park section (Neal Communities, Boca Royale Golf and Country Club at Wellen Park). The district's 2026 Unit Guide, updated July 2026, carries the labels "UNIT 11" and "Boca East" among its units (WVID Unit Guide, 2026), and the district's budget assesses 259 units in Unit 11 across a villa class and four single-family lot widths, which matches the shape of Neal's Boca Royale at Wellen Park line-up of villas and single-family plans. The budget text itself does not use the words "Boca" or "Royale," so the link between Unit 11 and Boca Royale at Wellen Park is an inference from those documents. Confirm it with the district before you rely on it.
The Sarasota County Tax Collector lists the West Villages Improvement District among the non-ad valorem levying authorities on county bills, with a fiscal year of 10/26 to 9/27 and the contact number 941.244.2805 (Sarasota County Tax Collector, non-ad valorem assessments).
For its "Unit 11 Villages," the line that appears to cover Boca Royale at Wellen Park, the district's FY 2026/2027 budget lists a yearly total per unit of $3,355.03 for a villa, $3,838.92 for a 45-foot lot, $4,290.56 for 52 feet, $4,613.16 for 57 feet and $5,580.95 for 72 feet. Most is bond debt service.
| District product class | FY 2025/2026 total per unit | FY 2026/2027 admin and maintenance | FY 2026/2027 debt | FY 2026/2027 total per unit |
|---|---|---|---|---|
| Villa | $657.39 | $797.88 | $2,557.15 | $3,355.03 |
| 45-foot single-family | $657.39 | $797.88 | $3,041.04 | $3,838.92 |
| 52-foot single-family | $657.39 | $797.88 | $3,492.68 | $4,290.56 |
| 57-foot single-family | $657.39 | $797.88 | $3,815.28 | $4,613.16 |
| 72-foot single-family | $657.39 | $797.88 | $4,783.07 | $5,580.95 |
Source: West Villages Improvement District, Final Budget Fiscal Year 2026/2027, the "Unit 11 Villages" assessment table, listed on the district's financial page. The budget notes that the admin and maintenance figure "Includes 1% County Tax Collector Fee, a 1% County Property Appraiser Fee and a 4% discount for early payment of taxes." These are the district's budget lines for the unit that appears to cover Boca Royale at Wellen Park; confirm your homesite's class and amount with the district.
Three details in the same budget are worth knowing:
Put in buyer terms: on a Boca Royale at Wellen Park homesite, the debt part of the district line runs to the 2055 bond maturity unless it is prepaid, and the maintenance part continues after that.
For a Boca Royale at Wellen Park home, the district assessment is a non-ad valorem line on the Sarasota County property tax bill mailed each November, not a separate invoice. It follows the same payment calendar as your property tax, including the early-payment discounts, and it does not depend on your home's taxable value or on any homestead exemption.
The Tax Collector mails bills by November 1, with discounts of 4 percent in November, 3 percent in December, 2 percent in January and 1 percent in February; the gross amount is due March 31 and becomes delinquent April 1. It also warns: "If you recently bought a property, you are responsible for the entire tax bill," with the seller's share prorated on the closing statement (Sarasota County Tax Collector, property tax). If your lender escrows taxes, ask it to include the district line in the escrow estimate, because Neal's card payment leaves it out.
The first bills on a new home can mislead in two ways. On the property tax side, Florida's required disclosure tells you: "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" (s. 689.261, Florida Statutes). A home finished during 2026 or 2027 is first taxed on a lot or partial value, and the first full-value bill comes the year after completion; our tax section in this guide works through that rule. On the district side, the FY 2026/2027 line is the first year with the larger debt charge, so a figure you see from a prior year's bill on a Wellen Park section lot would understate the current one.
Before signing for a Boca Royale at Wellen Park home, ask the district three things in writing: whether your homesite is in Unit 11, which product class it is assessed under, and what it would cost to prepay the debt portion. Neal does not publish lot widths, so the district's answer, not the plan name, sets your figure.
The contact the Tax Collector lists for the district is 941.244.2805 (Sarasota County Tax Collector, non-ad valorem assessments), and the district's documents page and financial page carry the budgets. Then make sure the number shows up in three places: the HOA disclosure summary, which must tell you "YOU MAY BE OBLIGATED TO PAY SPECIAL ASSESSMENTS TO THE RESPECTIVE MUNICIPALITY, COUNTY, OR SPECIAL DISTRICT" (s. 720.401, Florida Statutes); your lender's escrow estimate; and your own monthly budget.
Here is how the district line sits against the payment figures earlier in this section. On a villa, $3,355.03 a year is about $280 a month; on a 72-foot homesite, $5,580.95 is about $465 a month, before property tax, insurance, association dues and any club dues. Association and club dues for Boca Royale are not published by a primary source, so get them from the disclosure summary, the estoppel or association manager and the club in writing. If the district line changes the math for you, a resale in the original Boca Royale carries none of it; the resale section of this guide covers that path, and our Boca Royale community guide shows where the two sections sit. 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine), and we put the district line on every new-home budget we build for a buyer.
A new Boca Royale buyer is covered by Florida's HOA disclosure law with its 3-day cancel right, the deposit escrow statute, the developer turnover rules, a one-year statutory builder warranty, the Chapter 558 defect process and its time limits, and Neal's own 1-year, 2-year and 10-year warranty. Each has a deadline that is easy to miss.
None of these works automatically. The disclosure right ends at closing, the statutory warranty runs one year, the defect statute requires written notice before a lawsuit, and the outer time limit for construction claims runs from the certificate of occupancy. The sections below set out what each gives you and where it comes from. This is general information, not legal advice; for a dispute, talk to a Florida real estate or construction attorney.
| Protection | Source | When it matters | What it gives a Boca Royale buyer |
|---|---|---|---|
| HOA disclosure summary and 3-day right | s. 720.401 | Before signing | Assessments, special district line; contract voidable if not given |
| Deposit escrow | s. 501.1375 | At signing | Up to 10 percent of price held in escrow unless waived in writing |
| Property tax disclosure | s. 689.261 | At or before contract | Do not budget from the current bill |
| Radon notice | s. 404.056(5) | At or before contract | Notice and the county health department as the testing contact |
| Developer turnover | s. 720.307 | While the builder sells | When owners elect the board; what the developer must hand over |
| Statutory builder warranty | s. 553.837 | First year | Material Building Code violations from defects |
| Defect notice and cure | s. 558.004 | Before any lawsuit | 60-day notice, builder inspection and written response |
| Limitation and repose | s. 95.11(3)(b) | Years 1 to 7 | 4 years from the CO (latent defects from discovery); 7-year outer limit |
| Neal written warranty | Neal Warranty | Years 1, 2 and 10 | Workmanship, systems and structure, with 1, 6 and 11 month service requests |
Before you sign for a Boca Royale home, Florida law requires the HOA disclosure summary. If it arrives late, you may cancel by written notice within 3 days after receiving it or before closing, whichever comes first, and any waiver of that right has no effect. A property tax disclosure and a radon notice also come at or before contract.
The disclosure statute says "A prospective parcel owner in a community must be presented a disclosure summary before executing the contract for sale." If not, the contract must say it is "VOIDABLE BY BUYER BY DELIVERING TO SELLER OR SELLER'S AGENT OR REPRESENTATIVE WRITTEN NOTICE OF THE BUYER'S INTENTION TO CANCEL WITHIN 3 DAYS AFTER RECEIPT OF THE DISCLOSURE SUMMARY OR PRIOR TO CLOSING, WHICHEVER OCCURS FIRST. ANY PURPORTED WAIVER OF THIS VOIDABILITY RIGHT HAS NO EFFECT." The summary includes "YOU WILL BE OBLIGATED TO PAY ASSESSMENTS TO THE ASSOCIATION," "YOU MAY BE OBLIGATED TO PAY SPECIAL ASSESSMENTS TO THE RESPECTIVE MUNICIPALITY, COUNTY, OR SPECIAL DISTRICT," and "THERE MAY BE AN OBLIGATION TO PAY RENT OR LAND USE FEES FOR RECREATIONAL OR OTHER COMMONLY USED FACILITIES" (s. 720.401, Florida Statutes).
In Boca Royale at Wellen Park, the special district line is the one that carries money, because of the district assessment described above, and the facilities line is where club obligations belong if the documents create any. Neal's page shows no association, club or district dollar figure, so the disclosure summary and the recorded declaration are where you see them. Whether a club membership comes with a new home, and on what terms, is not stated on any Neal or club page we read; the club has been a "Non-Equity Private Country Club" since July 1, 2026, per Neal's June 26, 2026 release (Neal Communities, club transition release). Read the governing documents and the club's terms before you sign.
The other disclosures:
That is not published. 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 are conveyed to them, and at least one director once 50 percent are conveyed. No public document we read names the board for Boca Royale at Wellen Park.
Under s. 720.307, Florida Statutes, members other than the developer elect at least a majority of the board "Three months after 90 percent of the parcels in all phases of the community" are conveyed to them, or earlier on listed events. At turnover the developer must deliver records, funds, property, contracts, insurance, warranties and financial records "within no more than 90 days," including an audited financial history, and the audit checks whether the developer "was charged and paid the proper assessments."
With Neal planning 825 homes in the Wellen Park section through a 2029 target (Business Observer, October 27, 2026), a 2026 or 2027 buyer should ask three questions in writing: which association governs the homesite (a separate association or part of the Boca Royale property owners association), who sits on its board today, and where the amenity promises are written. Neal's June 9, 2025 release describes a "new amenity center with a resort-style swimming pool, spa and clubroom facilities, along with a poolside bar and grill" for the Wellen Park section (Neal Communities, first look at Boca Royale at Wellen Park). The recorded declaration, available through the Sarasota County Clerk's official records, and the disclosure summary are the documents that answer the first two questions.
Florida requires the builder of a new Boca Royale home 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 original conveyance of title or first occupancy, whichever comes first, and the obligation follows the home if it is sold.
Section 553.837, Florida Statutes, created in 2024, excludes appliance defects covered by a manufacturer's warranty, normal wear and tear, normal settling, defects from work by others and third-party or uncontrollable events. A builder's express written warranty replaces the statute only if its scope, coverage and duration are at least as broad and it "automatically transfers" to new owners for at least the first year. Enforcement is "limited to a private civil cause of action," and the section does not extend the statute of repose. Neal's published tiers, 1, 2 and 10 years, are at least as long as the statute's one year; whether their scope and transfer terms match is in the written warranty, which Neal does not post online. Ask for it before you sign.
Neal's warranty page lists three tiers for a new Boca Royale home: 1 year for "defects in materials and workmanship," 2 years for "plumbing, electrical, and other mechanical systems," and 10 years for a "Structural Warranty." Service requests go through Neal's web form at 1 month, 6 months and 11 months, and emergencies go to a hotline.
| Neal tier or step | What Neal's page says | Source |
|---|---|---|
| 1 year | "Protects against defects in materials and workmanship." | Neal Warranty |
| 2 years | "Covers plumbing, electrical, and other mechanical systems." | Same |
| 10 years | "Structural Warranty for Long-Term Peace of Mind." | Same |
| Service requests | "1 Month," "6 Month" and "11 Month Warranty Service Request" on the form | Same; also Neal forms page |
| Emergencies | "For urgent matters and warranty-related emergencies, please call our hotline:" 941-713-8014 | Neal Warranty |
| Appliances | GE appliances one-year factory warranty plus a service contract for years two through five, disposal excluded | Neal Tidewinds 2 plan page |
Neal adds that "Each warranty phase is managed by our dedicated local team." What the page does not say: who issues the 10-year structural coverage, what "structural" includes, the exclusions, a claim deadline, or whether the written warranty transfers on resale. Before you sign, ask for the warranty booklet and check those five things. Some structural warranties cover load-bearing failure only, so read the definition rather than the headline.
The practical habit is the same for every Boca Royale owner: put the closing date, the 1-month, 6-month and 11-month request points, the one-year and two-year ends on your calendar on closing day, and file requests in writing through Neal's form so there is a record.
For a Boca Royale owner, Chapter 558 comes first: give the builder written notice of each defect at least 60 days before suing; the builder may inspect within 30 days and must answer in writing within 45 days. A lawsuit generally must be filed within 4 years of the certificate of occupancy, and never later than 7 years.
Under s. 558.004, Florida Statutes, the notice must describe each defect "in reasonable detail." The builder's written response, due "Within 45 days after service of the notice of claim," may offer to repair "at no cost to the claimant," to pay, both, dispute the claim or refer it to its insurer. If the builder disputes or does not answer, "the claimant may, without further notice, proceed with an action," and a claimant who receives a timely offer must accept or reject it 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.
The time limits are in s. 95.11(3)(b): four years for actions "founded on the design, planning, or construction of an improvement to real property," running from the certificate of occupancy or completion, with latent defects running from discovery; and "In any event, the action must be commenced within 7 years after the date the authority having jurisdiction issues" the certificate. For a Boca Royale home finished in 2026 or 2027, that 7-year outer limit ends before Neal's 10-year structural term does. The warranty is a contract right; the statute limits when a lawsuit can be filed. Keep the certificate of occupancy date with your closing papers.
You can check the builder of a Boca Royale home the same way you would check any Florida contractor: look up the contractor license on the Florida Department of Business and Professional Regulation's license search, search Sarasota County permits for the homesite, and search the Clerk's official records for the recorded plat and declaration.
Neal's Boca Royale page footer carries the license "CBC 1256375" (Neal Communities, Boca Royale page), which you can enter at DBPR's license search. Permits and inspection results for a specific home sit in Sarasota County's Accela Citizen Access. We describe builders by what their documents say, not by reputation, and we suggest buyers do the same: the agreement, the warranty booklet, the disclosure summary and the county record are the four documents that decide what you are buying.
Yes. On a new Boca Royale home, hire your own Florida-licensed inspector up to three times: before drywall, before Neal's final walkthrough, and around month 11 of ownership. County inspections check code minimums, and Neal's own reviews are Neal's, so only an inspector you hire reports to you alone. Get Neal's site-access terms in writing first.
| Inspection | When | What it can see that later visits cannot | What it feeds |
|---|---|---|---|
| Pre-drywall | After framing, mechanical rough-in and insulation, before drywall | Framing connections, window flashing, duct runs, plumbing and wiring rough-in | Items Neal can fix before walls close |
| Pre-closing | Before Neal's final walkthrough orientation | Full finished-home inspection, plus pool, screen enclosure, shutters and irrigation if ordered | The walkthrough punch list, before you sign |
| 11-month | About month 11 after closing | Cracks, settling, drainage, condensate lines, finish defects that showed up with use | Neal's "11 Month Warranty Service Request," before the 1-year tier ends |
Timing sources: Neal's warranty request types (Neal Warranty), Neal Communities Funding's note that "A final inspection happens just before closing" (Neal Communities Funding, Financing Path), and Neal's description of "personal walk-through orientations with each homeowner" (Neal Communities, About Neal).
No Florida statute we read requires a buyer's inspection on a new home, and a home inspection for pay is "home inspection services" under Florida law whether the house is new or resale: "a limited visual examination" of "the structure, electrical system, HVAC system, roof covering, plumbing system," interior and exterior components and "site conditions that affect the structure" (s. 468.8311, Florida Statutes). The county's inspections confirm the minimum the code requires; your inspector reports what you would want fixed even when it passes code.
Neal does not say publicly. A scan of all 467 pages in Neal's site maps on November 14, 2026 found walkthrough, orientation and 11-month service wording, but no statement allowing or barring a buyer's own inspector and no pre-drywall step. The answer is in the Boca Royale purchase agreement, so ask for that clause before you sign.
The scan covered Neal's post and page site maps (Neal post sitemap; Neal page sitemap) for "home inspector," "pre-drywall," "orientation," "walk-through" and "11-month." Neal homeowners describe walkthroughs scheduled in advance (Neal Communities, The Neal Experience, Part 3), which is the builder's process, not a right for your inspector. Ask the Boca Royale sales center four questions in writing:
If the answer to the first question is no, you still have the final walkthrough with your own eyes 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; ask the construction stage of any Boca Royale quick move-in before you commit if seeing the framing matters to you. The homes with the latest expected completions on November 14, 2026, the Dream 2, Triumph, Sea Mist, Savannah 2 and Kiawah 2 dated April to June 2027 or Q2 2027, are the likeliest to still be open.
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, screens, shutters or irrigation, or to measure amperage or check circuit labels. Eight of Neal's nine Boca Royale quick move-ins listed a pool, so order the add-ons in writing.
The standards of practice in Florida Administrative Code chapter 61-30 set the gaps (Rule 61-30.810, exterior; Rule 61-30.806, plumbing; Rule 61-30.803, electrical):
| Boca Royale feature | What the state standard says | Add-on to order |
|---|---|---|
| Pool, spa and equipment | Not required to inspect "Swimming pools" | Pool inspection: shell, pump, filter, heater, lights, bonding |
| Screen enclosure | Not required to inspect "Window and door screening" | Screen panels, fasteners, frame and doors |
| Storm shutters | Not required to inspect "shutters, awnings, and similar seasonal or protective accessories and devices" | Operate each shutter; confirm product approvals for the wind mitigation form |
| Irrigation | Not required to inspect "Irrigation system(s)" | Zone test; heads spraying walls or dry areas |
| Electrical detail | Not required to "Measure amperage, voltage or impedance" or "Determine the accuracy of circuit labeling" | Ask for a panel label check if it matters to you |
The general rule also lets an inspector exclude systems "if agreed upon in writing by the inspector and client," and says an inspection "does not include the prediction of future conditions" (Rule 61-30.801), so read the pre-inspection agreement for anything struck out. The written report must list items "significantly deficient or are near the end of their service lives," and anything "present at the time of the inspection but were not inspected," with a reason; the inspector need not price repairs (s. 468.8323, Florida Statutes).
Pools matter in Boca Royale across new and resale homes alike. We tracked the county record for the last 12 months: 88 percent of Boca Royale sales from $600,000 to $750,000, and every sale from $750,000 up, had a pool (Sarasota County Property Appraiser). For a new pool, confirm the permit was finaled and which safety feature it passed with: Florida requires at least one of five, including an enclosure, "an approved safety pool cover," exit alarms with "a minimum sound pressure rating of 85 dB A at 10 feet," a "self-closing, self-latching device" on doors with direct access, or a pool alarm certified to "ASTM Standard F2208" (s. 515.27, Florida Statutes).
Before any Boca Royale inspection, look the inspector up on the Florida Department of Business and Professional Regulation's license search and ask for a certificate of insurance. Florida home inspectors must complete at least 120 hours of coursework, pass the state exam, and carry at least $300,000 of commercial general liability insurance.
The coursework and exam rule is in s. 468.8313, the license conditions in s. 468.8314, and the insurance floor in s. 468.8322, which requires "a commercial general liability insurance policy in an amount of not less than $300,000." The license search is at DBPR's license lookup. On a Boca Royale purchase you hire and pay the inspector, and the inspector works for you, not for Neal or either agent.
If you also need insurance paperwork, the same visit can usually produce it. Florida's current wind mitigation form is OIR-B1-1802, "Effective April 1, 2026," completed by an authorized inspector (Florida Office of Insurance Regulation, wind mitigation resources). A new Neal home is well under the 20-year age at which Citizens requires a 4-point inspection (Citizens Property Insurance, inspections), but a wind mitigation report on the finished home is what documents its roof and opening features to an insurer; our insurance section in this guide covers the rest.
The 11-month inspection on a new Boca Royale home should catch the items Neal's 1-year materials and workmanship tier covers before that year ends: cracks, settling, drainage near the slab, condensate lines, doors and windows that stick, and finish defects. File one written list through Neal's "11 Month Warranty Service Request" form.
Neal's form offers the 11-month request type alongside the 1-month and 6-month ones (Neal Warranty; Neal forms page). Photograph each item, keep a copy of what you submit, and note the date. Then repeat a lighter check before the end of year two for the systems tier: plumbing, electrical and mechanical. Because Neal does not publish a claim deadline online, the sound practice is to file well inside each tier, not on its last day, and to ask for the deadline in the warranty booklet when you sign.
Nationally Recognized Top Producing Realtors, and our buyers leave the closing table with the warranty dates and the district assessment class already on their calendar. If you are comparing Boca Royale with other builder communities, our Englewood new construction guide and Englewood buyer guide carry the same checks for each. To plan your inspections around Neal's schedule, book your Boca Royale buyer consultation or Call Marc at (239) 287-5873. Already own a home you need to sell first? See selling your Boca Royale home, check what a Boca Royale home is worth today, or Call Jesse direct at (239) 898-6072.
Every home in original Boca Royale (Units 6 to 18) is now a resale, because Neal has closed its last new home there. A resale buyer works on the Florida Realtors contract, reads the recorded Boca Royale Declaration for the unit, orders the estoppel certificate early and budgets for the Transfer Contribution added on July 30, 2026.
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 and 24 months October 15, 2024 to October 14, 2026; Boca Royale Golf POA governing documents on TownSq; Florida Statutes 2025 and 2026; Florida Realtors CRSP-17 and AS IS form text; Business Observer, October 27, 2026. All checked November 14, 2026.)
The builder side of Boca Royale has moved east. Business Observer reported on October 27, 2026 that Neal Communities "has closed the last home in its 1,151-unit Boca Royale community" and that new building continues in Boca Royale Golf and Country Club at Wellen Park, with 825 homes planned on about 500 acres and a 2029 target (Business Observer, Builder plans 825-home community in south Sarasota County). So a buyer who wants an established street, a mature golf view or one of the older estate homes is now shopping resale only. For the community itself (course, clubhouse, amenities and map), start with our Boca Royale community guide; the new-home path is covered in the Neal sections above.
Resales are the larger side of the Boca Royale record. We tracked 68 qualified resales in the 12 months to October 14, 2026, at a median of $600,000, against 18 builder sales at a median of $398,000. Most resales were Neal-era homes built 2012 to 2022, and a handful were older estate homes.
Over 24 months the pattern holds: 116 resales at a median of $600,000 and $268 per heated square foot, against 69 builder closings at a median of $682,300 (Sarasota County Property Appraiser data downloads). Builder and resale sales differ in plan mix, so compare them only by size band; the heated-area table near the top of this page does that.
Here is what the 68 resales of the last 12 months looked like by the year the home was built, from the county roll:
| Year built (Boca Royale resales, 12 months to October 14, 2026) | Resales (n) | Median price |
|---|---|---|
| Before 2002 | 2 (a small group) | $1,087,500 |
| 2002 to 2011 | 6 (a small group) | $1,300,000 |
| 2012 to 2017 | 16 | $550,000 |
| 2018 to 2022 | 34 | $545,000 |
| 2023 or later | 10 | $605,000 |
| All resales | 68 | $600,000 |
Data updated: November 2026 (Sarasota County Property Appraiser roll and sales data, file of October 21, 2026; year built as recorded on the roll; qualified sales over $1,000 on improved parcels; resale means a seller other than a Neal entity).
The two older groups are small, a description rather than a trend. All 8 resales built before 2012 sat in the estate units (Units 6 to 10); the median year built across all 68 was 2019, the oldest 2001 and the newest 2025. That split matters more than any average: a 2004 estate home and a 2019 Neal home in Boca Royale need different inspections, different insurance paperwork and different questions for the seller, and the sections below take each in turn.
It depends on the unit. Units 11 and later sit under the 2013 Boca Royale Declaration and its fifteen amendments; Units 1 to 10 each have their own older recorded restrictions plus later amendments. The plat name on the Property Appraiser's parcel record tells you which set applies to a specific Boca Royale lot.
The 2013 Declaration was recorded on May 22, 2013 as Sarasota County Instrument 2013072034, and the Fifteenth Amendment was recorded on July 30, 2026 as Instrument 2026103433 (Boca Royale Golf POA, Governing Documents). The older estate units have separate instruments: Unit 6 Phase 1-A (1999033045), Unit 7 (2000095272), Unit 8 (2002129651), Unit 9 (2005165248) and Unit 10 (2003078735), as the Declaration's own definition of "Original Declarations" lists them.
Any of these can be pulled by instrument number from the Clerk's Official Records search, which indexes records "From 01/01/1990" and returns the "Top 500 records" for a name search (Sarasota County Clerk, Official Records). In practice the title commitment is the most reliable list for a single lot, because the title agent lists every recorded restriction that runs with it as an exception. Ask for the commitment early in the inspection period and read the exceptions against the documents the seller gives you.
One recorded change matters to every resale buyer in the newer units: the Fifteenth Amendment, signed by Resource Conservation of Sarasota, LLC "pursuant to the rights of Developer reserved in Articles 25 and 26 of the Declaration," added the Wellen Park expansion, a Unit 20 recreation area for those owners only, a district article for the West Villages Improvement District and a Transfer Contribution on every transfer (Boca Royale Golf POA, Governing Documents).
The Transfer Contribution is a charge the Fifteenth Amendment added on July 30, 2026 for Units 11 and later: one year's Annual Assessment less the Community Membership Assessment, paid "by or on behalf of the purchaser." It is legal under Florida law because charges payable to a homeowners' association are excluded from the transfer-fee ban.
Section 689.28 voids "transfer fee covenants" recorded on or after July 1, 2008, but its definition excludes "Any fee, charge, assessment, fine, or other amount payable to a homeowners'" association under its declaration, and also excludes "Club membership fees tied to real property the member owns" (Fla. Stat. 689.28). A charge paid to the Boca Royale POA falls inside that exclusion, so treat it as a real buyer cost, not a negotiating point you can make disappear.
No public Boca Royale page prints the dollar amount, because it depends on the year's Annual Assessment for that lot. The place to find it is item 6 of the statutory estoppel form, which asks "Is there a capital contribution fee, resale fee, transfer fee, or other fee due?" and requires the type and amount (Fla. Stat. 720.30851). Write the allocation into the contract: if the seller agrees to pay it or credit it, say so in the additional terms, because the recorded text puts it on the purchaser.
The estoppel certificate is the POA's signed statement of what is owed on the lot, and you can rely on it. The association must issue it within 10 business days of a request; 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.
Those caps are Florida DBPR's adjusted amounts, with the next update due by July 1, 2027 (Florida DBPR, Estoppel Certificate Fees). An expedited certificate on a current Boca Royale account can therefore cost up to $418. The certificate is valid 30 days when delivered by hand or email and 35 days by mail; if the association misses the 10-business-day deadline, "a fee may not be charged" (Fla. Stat. 720.30851).
What to read on a Boca Royale estoppel:
The protection is statutory: 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 (Fla. Stat. 720.30851). Two cautions. A charge billed directly by Boca Royale Country Club, LLC rather than through the POA would not sit on a POA estoppel, so ask the club in writing. And if a buyer or title agent fronts the fee and the sale does not close, the payor gets it back on request within 30 days, a right that "may not be waived or modified by any contract or agreement."
Yes, if nobody pays them at closing. Under section 720.3085, a parcel 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," keeping only a right to recover from the seller. The estoppel certificate and the closing statement are the fix.
The same statute sets the costs that pile onto a late balance: interest at the rate in the documents or, if none, "simple interest accrues at the rate of 18 percent per year," and a late fee "not to exceed the greater of $25 or 5 percent of the amount of each installment" (Fla. Stat. 720.3085). The association "has a lien on each parcel to secure the payment of assessments."
Bank-owned Boca Royale homes are a special case. A first mortgagee that takes title by foreclosure owes the lesser of 12 months of assessments or "One percent of the original mortgage debt" if the association was joined, but that cap protects the bank, not the buyer who purchases from the bank. On any Boca Royale resale, have the title agent order the estoppel in the first days of the contract and pay every listed amount from the seller's proceeds.
Less than an owner can. Florida requires an association with 100 or more parcels to post its budget, financial report, contracts and insurance policies on its website, often behind an owner login. A prospective buyer is owed nothing beyond chapter 720, and the association may charge up to $150 plus copying and attorney fees.
Boca Royale has 1,267 platted parcels, so section 720.303(4)(b) applies: the articles, bylaws, declaration and amendments, current rules, a list of current contracts, the "Annual budget and any proposed budget," the financial report, current insurance policies and director certifications must be posted (Fla. Stat. 720.303). The public Boca Royale pages show the governing documents but not the budget, the reserve study or the financial report; those sit behind the owner login.
The practical route is through the seller. An owner can see the budget on TownSq and can request records, which the association must answer within 10 business days. Ask the seller to download the current budget, the latest financial report and the last year of board minutes during your inspection period. If the budget does not fund full reserves, the statute requires a warning that begins "THE BUDGET OF THE ASSOCIATION DOES NOT PROVIDE FOR FULLY FUNDED RESERVE ACCOUNTS," and whether the Boca Royale POA funds reserves is not public, so read for that line.
Most Florida resales are written on the Florida Realtors and Florida Bar forms. The AS IS form gives a 15-day inspection period if the blank is left empty and lets the buyer cancel in "sole discretion." The standard form makes the seller pay for listed repairs up to three caps, each 1.5 percent of the price if left blank.
The current forms are "FloridaRealtors/FloridaBar-7x" and "FloridaRealtors/FloridaBar-ASIS-7x," updated for the FinCEN reporting rule from March 1, 2026 (Florida Realtors, FinCEN rule rider updates). The AS IS text reads: "Buyer shall have ______ (if blank, 15) days from Effective Date" to inspect, and "If Buyer determines, in Buyer's sole discretion, that the Property is not acceptable to Buyer, Buyer may terminate" with the deposit "immediately returned" (AS IS Residential Contract, Rev. 6/10 text). The Florida Realtors CRSP-17 text sets the standard-form caps (Florida Realtors, CRSP-17 redline):
| Term | AS IS form | Standard form (CRSP-17 text) |
|---|---|---|
| Inspection period if left blank | 15 days | Earlier of 10 days after Effective Date or 10 days before Closing |
| Buyer's remedy | Cancel in sole discretion, deposit returned | Seller repairs warranted items up to the caps |
| Repair Limit | None | 1.5% of price if left blank |
| WDO Repair Limit | None | 1.5% of price if left blank |
| Permit Limit (open or unpermitted work) | None | 1.5% of price if left blank |
| Each cap at the $600,000 resale median | Not applicable | $9,000 (three caps, $27,000 in total) |
Data updated: November 2026 (AS IS Rev. 6/10 paragraph 12(a) text; Florida Realtors CRSP-17 redline of March 2025; Florida Realtors news of February 26, 2026; 12-month Boca Royale resale median of $600,000, n=68, from the Sarasota County Property Appraiser file of October 21, 2026).
On tile-roofed Boca Royale homes, one line in the standard form matters: the seller must fix "missing roof tiles," but "cracked roof tiles" are listed as cosmetic. The standard form also has the seller warrant that the pool and pool equipment work and that "torn or missing screens" will be repaired, which covers a lot of cage screening on a golf lot.
Which to choose comes down to the home. On a 2001 to 2010 estate home with a pool, a long list of possible items and a tight 15-day blank, write a longer period into the AS IS form, or use the standard form and its Permit Limit. On a 2021 Neal home inside some warranty coverage, the AS IS form with a full inspection and a prompt warranty request is often cleaner. Section 553.79(17) protects an arm's-length buyer from county fines "solely because" a prior owner's permit "was not closed" (Fla. Stat. 553.79), but the open work itself can still stall an insurer or lender.
A Boca Royale seller must disclose known facts that materially affect value and that a buyer cannot readily see, under Johnson v. Davis (1985), and an AS IS clause does not cancel that duty. Florida law adds a flood disclosure, a property tax disclosure, the radon notice and, for every Boca Royale lot, the HOA disclosure summary.
The common-law duty. The Florida Supreme Court held that "where the seller of a home knows of facts materially affecting the value of the property which are not readily observable and are not known to the buyer, the seller is under a duty to disclose them to the buyer," a duty "equally applicable to all forms of real property, new and used." The facts were a roof the sellers knew had leaked (Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)). The Florida Bar Journal notes that "[t]he nonconformity of a property to land use regulations is a material fact which should be disclosed" (Florida Bar Journal, public record disclosure). In Boca Royale, ask in writing about an unapproved cage or fence, open permits, roof leaks and any insurance claim.
Flood, section 689.302. The seller must "complete and provide a flood disclosure to a purchaser of residential real property" at or before the contract. The form asks about flooding that damaged the home during the seller's ownership, flood claims "including the National Flood Insurance Program," and federal flood assistance, and it counts "Sustained periods of standing water resulting from rainfall" as flooding (Fla. Stat. 689.302). The answer covers only the seller's years in the home, so on an older estate home ask about earlier owners too.
Property tax, section 689.261. The required warning says "BUYER SHOULD NOT RELY ON THE SELLER'S CURRENT PROPERTY TAXES" (Fla. Stat. 689.261). The tax section below shows why that line is concrete in Boca Royale.
Radon and the HOA summary. The radon notice must appear on at least one document at or before contract (Fla. Stat. 404.056). The HOA disclosure summary must be presented "before executing the contract for sale"; if it comes late, the buyer may void the contract "within 3 days after receipt of the disclosure summary or prior to closing, whichever occurs first," a right that "may not be waived" (Fla. Stat. 720.401). Florida does not treat a death on the property or an occupant's HIV status as material (Fla. Stat. 689.25).
Partly. Florida's builder warranty law gives homes covered by section 553.837 a one-year warranty the builder must honor "even if the newly constructed home is sold or transferred." Neal's own 2-year and 10-year tiers exist, but Neal's warranty page does not say whether they transfer to a later owner, so get that answer in writing.
Neal's warranty page lists "1 Year: Protects against defects in materials and workmanship," "2 Year: Covers plumbing, electrical, and other mechanical systems," and "10 Year: Structural Warranty," with service requests at 1, 6 and 11 months and an emergency hotline at 941-713-8014 (Neal Communities, Customer Care and Warranty Service). The statutory warranty applies from July 1, 2025, under chapter 2024-95 (Fla. Stat. 553.837; Florida Senate, HB 623 (2024)).
The group most likely to have coverage left is small but real: 10 of the 68 Boca Royale resales in the last 12 months were built in 2023 or later. Date the clock from the builder's deed on the Property Appraiser's sales history, then ask the seller for the Neal warranty booklet, open service tickets and any declined claim.
Beyond the warranty, Florida's construction-defect deadlines run 4 years, with a 7-year outer limit from the certificate of occupancy: "In any event, the action must be commenced within 7 years" (Fla. Stat. 95.11). A Boca Royale home with a certificate of occupancy before about November 2019 is past that 7-year line today, which is one more reason the inspection, not a later claim, is a resale buyer's protection.
Check the roof date, the age of the air conditioning, the permit history and the drywall era. Homes in Units 6 to 10 built 2001 to 2006 are past the 20-year line that triggers a Citizens 4-point inspection, and an original roof is past the 15-year line in Florida's roof-age statute.
Start with the permits. Sarasota County moved to Accela in August 2023: permits closed before August 18, 2023 are on the older search at building.scgov.net, and newer ones are in Sarasota County Accela Citizen Access. Search both by Parcel ID for the original permit and final inspection, any re-roof, air conditioning change-outs, pool and cage, shutters or impact windows, generator and water heater. A single-family permit "expires 1 year after the issuance," and any owner may close an old one, so an open permit is fixable, but it takes time (Fla. Stat. 553.79).
Then the age-specific items:
Use a licensed inspector: Florida requires 120 hours of coursework, an exam and at least $300,000 in general liability insurance, and the report must flag items "near the end of their service lives" without pricing them (Fla. Stat. 468.8313; Fla. Stat. 468.8323; Fla. Stat. 468.8322).
#1 Team in Southwest Florida since 2012. We pull the Boca Royale permit history, the unit's restrictions and the estoppel request on the first day of every resale contract. To plan a resale search around plan, unit and budget, book a Boca Royale buyer consultation or Call Marc at (239) 287-5873. Own a Boca Royale home and weighing a sale first? Our Boca Royale seller guide covers the owner side, or Call Jesse direct at (239) 898-6072.
Boca Royale's property owners association posts 50 governing documents online, including rules updated June 17, 2025 and the Fifteenth Amendment of July 30, 2026. They set leasing, architectural, vehicle and pet rules. No primary source publishes the dues or club charges, so a buyer reads the disclosure summary, the estoppel and the club's written terms before signing.
Data updated: November 2026 (Boca Royale Golf POA Governing Documents, FAQ and Management Contacts pages on TownSq; recorded Declaration Instrument 2013072034 and Fifteenth Amendment Instrument 2026103433; Design Criteria Manual of June 12, 2025; Neal Communities release of June 26, 2026; Boca Royale Golf and Country Club Membership Overview; Florida Statutes 2025 and 2026. All checked November 14, 2026.)
On the Boca Royale Golf POA's TownSq site, which lists 50 PDFs on its Governing Documents page. The set includes the 2013 Declaration, bylaws, the 1974 articles, the amendments for Units 11 to 17, older-unit amendments from late 2024, the community rules updated June 17, 2025 and a records request policy approved October 28, 2025.
The page also lists a December 9, 2025 memorandum on villa roof maintenance and a "Restrictions Amendment" dated August 3, 2022 (Boca Royale Golf POA, Governing Documents). What it does not show is just as useful for a buyer: no lease application, no sale or transfer form, no estoppel request form, no architectural application, no gate or visitor policy, no current budget and no reserve study. Those sit with the owner login or with Castle Group, the management company, at 941-460-8020 (Boca Royale Golf POA, Management Contacts).
A buyer's reading list for a Boca Royale lot, in order:
The POA's FAQ says the quarterly single-family assessment covers landscaping of common areas, the management company, common-area utilities such as streetlights and irrigation, and common-area insurance. No primary source publishes the assessment amount or club charges, so we do not print one; the estoppel and the budget give the real figure.
The FAQ wording reads: "The quarterly assessments for single-family homes include landscaping maintenance for common areas, HOA management company, common area utilities (streetlights, common area irrigation), and common area insurance coverage" (Boca Royale Golf POA, FAQ). The same page also says "Payments are due on the 1st of every month and considered late on the 15th of the month," so it describes billing both ways without saying which applies to which home type. Ask Castle Group which schedule applies to the lot you are buying.
Three things the assessment does not cover, from the same documents. The POA insures common areas, not your house, so every single-family owner carries a full homeowners policy. Water and sewer come from the Englewood Water District, billed to the owner. And the FAQ notes that "The owner is responsible for pest control for their own home." Third-party sites publish Boca Royale dues and club figures; we do not use them, because none is a primary source and none is dated to 2026.
In Units 11 and later, a Boca Royale lease must cover the whole home, run at least six consecutive months and happen no more than twice a year without special approval. POA approval is deemed given if not denied within 15 days, and the POA may require up to $500 in escrow and up to $50 in charges.
Declaration Section 13.32 reads: "No Unit or Lot may be leased/rented for a term of less than six (6) consecutive months, nor more than twice per year," without Architectural Committee or Developer approval, and "No portion of a Lot or Unit (other than an entire Lot and Unit) may be rented" (Boca Royale Golf POA, Governing Documents). Under 13.32.B, any escrow balance is returned "within sixty (60) days after the tenant vacates." The older units have their own rules; the 2012 amendment for Units 1 to 4 deleted the old Article IX that had required lease approval and a first-refusal right.
Florida's 2021 change protects owners from rental rules adopted after they buy, but not buyers who close after the rule. Section 720.306(1)(h) says a rental amendment adopted after July 1, 2021 "applies only to a parcel owner who acquires title to the parcel after the effective date" or who consents, while bans on leases under 6 months or more than three times a year can bind everyone (Fla. Stat. 720.306). The August 3, 2022 restrictions amendment post-dates that line, so if rental income is part of your plan, read it before you sign. Rent levels come from the MLS, and for this page: Information not available at time of publishing (checked November 14, 2026).
Any exterior work. Declaration Section 14.1 says no construction work starts until the plans are "approved by the Architectural Committee in writing," and that authority continues "to all periods subsequent to construction." Tile roofs only, bronze screen cages set back ten feet on golf lots and two approved shutter types are the rules most buyers meet first.
The Design Criteria Manual of June 12, 2025 sets the specifics (Boca Royale Golf POA, Governing Documents):
| Item | Boca Royale rule | Where it is written |
|---|---|---|
| Roof material | "flat concrete tile, barrel tile, and 'S' tile. Asphalt shingles will not be allowed" | Design Manual 4.12 |
| Pool | No above-ground pools; "All pool areas shall be enclosed" | Declaration 13.14 |
| Screen enclosure | "anodized bronze aluminum," not over 15 feet; set back ten feet on golf-course lots | Design Manual 4.13 |
| Fences | Committee approval; no wall or fence over an average of six feet; no fencing in maintenance-assisted neighborhoods | Declaration 13.13; Design Manual 4.14 |
| Shutters | Two permanent types approved May 30, 2024; panels down within seven days after a storm | Design Manual 4.15 |
| Generators, AC, pool equipment | Underground or screened as approved | Declaration 13.23.C |
| Garage | Conversion to living area prohibited without a substitute garage and approval | Declaration 13.3 |
Data updated: November 2026 (Declaration Instrument 2013072034 as reproduced in the Community Rules compilation; Design Criteria Manual dated June 12, 2025; all on the Boca Royale Golf POA site, read November 14, 2026).
State law limits the committee. Architectural authority exists only "to the extent that the authority is specifically stated or reasonably inferred" in the documents, a denial must cite the specific rule, and the association may not deny conforming hurricane protection such as impact windows, roll-down shutters or a fixed generator (Fla. Stat. 720.3035). Since July 1, 2026 an association also may not require a county building permit before it reviews a project (Fla. Stat. 720.3035 (2026); Florida Senate, CS/CS/HB 803 (2026)). Section 720.3075 bars rules against parking your personal vehicle, including a pickup truck, in the driveway, and against hiring a contractor "solely because the contractor or worker is not on a preferred vendor list" (Fla. Stat. 720.3075).
For a buyer, the committee file is a due diligence item. For every cage, shutter, generator, paver extension or fence on the home, ask the seller for both the county permit final and the Boca Royale approval letter. One without the other is a problem the estoppel's open-violation line or the standard contract's Permit Limit can surface.
Vehicles park only on a paved driveway or in the garage, restricted vehicles such as boats and RVs go inside a garage, no boats or docks are allowed on the lakes, birds stay indoors, and a nuisance pet can draw fines of $50 a day. Signs need Developer approval, and garage sales need POA approval.
The text, from the Declaration for Units 11 and later (Boca Royale Golf POA, Governing Documents):
If a boat, RV or trailer is part of the plan, buy the garage for it: Section 13.3 allows a garage for "at least one and no more than three passenger vehicles," so a three-car plan is the practical ceiling in the newer units. Driveway parking for your own car or pickup is protected by state law, as noted above.
The POA describes Boca Royale as a private, gated community and lists the Main Gate at 941-270-4811. The gate system, visitor-pass method and new-owner registration steps are not published on the POA's FAQ or documents list, so ask Castle Group or the gate at contract, not after closing.
The POA's management page gives the Main Gate number and Castle Group's after-hours line, 800-337-5850 (Boca Royale Golf POA, Management Contacts). When your contract goes firm, ask three questions in writing: how residents are credentialed, how visitors and service vendors are cleared, and whether there is any cost for credentials. Then ask the seller to hand over remotes or devices at closing. Information on the gate procedure itself: Information not available at time of publishing (checked November 14, 2026).
The Boca Royale Golf and Country Club became a non-equity private club on July 1, 2026, for "its members and invited guests," per Neal's June 26, 2026 release. The release does not say whether homeowners must join and gives no dues. The recorded Declaration, not the press release, decides what a lot owes the club.
The release says the club "will change from a Semi-Private to a Private Country club facility," that it will still host events "to the local community," and that the course is par 71 at "just over 6,600 yards from the back tees" (Neal Communities, Boca Royale Golf and Country Club to transition to private club). The club's membership page lists Golf, Racquets (six clay tennis courts and eight lighted pickleball courts) and Social categories, with no prices and a Membership Director at (941) 475-6464 (Boca Royale G&CC, Membership Overview).
What the recorded Declaration says (Boca Royale Golf POA, Governing Documents):
| Declaration section | What it says | What it means for a buyer |
|---|---|---|
| 7.2 | Every lot is under the Community Membership Agreement of October 1, 2012, billed through the POA as the Community Membership Assessment; it "will expire on April 15, 2029, unless terminated earlier" | Today the club charge arrives as a POA line; get the figure from the estoppel and budget |
| 7.10 | After that agreement ends, each owner and later buyer "as a condition of such ownership, shall make a bona fide application for a Club Membership" | Read this before you sign; it governs resales after the agreement ends |
| 7.13 | A later deed "will be void unless there is also recorded in connection therewith a certificate executed by the Country Club Owner" | Your closing agent will need the club's certificate if this applies |
| 7.11.B | A member terminated for default owes "the greater of (i) $10,500, or (ii) 7 times the annual dues" | Know the default terms before you join |
| 7.9 | "A Club Membership is not an investment in the Country Club" | Consistent with the non-equity label; no equity to sell later |
| 7.4 | Club ownership and operation "may change at any time" | The club, not the POA, controls the club |
Data updated: November 2026 (Declaration Instrument 2013072034, Article 7, OCR of the POA's posted copy; Fifteenth Amendment Instrument 2026103433; read November 14, 2026).
The Fifteenth Amendment adds that club charges may include a club-set "minimum monetary amount for food expenditures" and extends the membership agreement to 2049 in ten-year steps for the Wellen Park expansion only. Whether club membership is required of you, and at what cost, comes from the governing documents and the club; read them, and get the club's written terms and charges from the Membership Director, before the end of your inspection period. Florida's disclosure summary flags the same issue at item 6: "rent or land use fees for recreational or other commonly used facilities" may be an obligation of membership (Fla. Stat. 720.401).
An errant-ball license and the club's right to change the course. Declaration 7.6 lets golfers retrieve balls on adjacent lots and says "No Person will have any claim" for interference with a view from course maintenance; the golf use "may be discontinued or suspended." Price a golf view knowing the deed does not guarantee it.
Those clauses are in the recorded Declaration (Boca Royale Golf POA, Governing Documents). The course itself was rebuilt and reopened on December 23, 2024. On a golf-frontage home, check lanai screens and glass at inspection, ask the seller about ball damage and repairs, and remember the ten-foot cage setback from the property or "no build zone" line in Design Manual 4.13 when you plan a pool or larger lanai. State law also treats a "community golf course" as a vantage point for architectural review, so the rear elevation of a golf lot is reviewable (Fla. Stat. 720.3035).
The board's current makeup is not published. Florida's turnover rule gives owners other than the developer one seat once 50 percent of parcels are conveyed and a majority three months after 90 percent, and the Fifteenth Amendment shows the developer still amending the Declaration under its reserved rights in July 2026.
The turnover triggers are in section 720.307(1) and (2) (Fla. Stat. 720.307). The association is BOCA ROYALE GOLF PROPERTY OWNERS ASSOCIATION, INC., filed in 1974 and managed by Castle Group, whose on-site team answers at (941) 460-8020 on weekdays (Boca Royale Golf POA, Management Contacts). The developer rights were assigned to Resource Conservation of Sarasota, LLC in 2022, and that entity signed the Fifteenth Amendment.
Why it matters to a buyer: item 7 of the disclosure summary warns that the developer may be able to amend the covenants without owner approval, and in Boca Royale that has happened as recently as July 30, 2026. Ask the seller for the latest minutes and any notice of pending amendments. Amendments generally need two-thirds of the voting interests unless the documents say otherwise, take effect when recorded, and cannot raise one parcel's share of common expenses without that owner's consent (Fla. Stat. 720.306).
Top 1% Real Estate Agents Nationally Since 2008. We read the Boca Royale Declaration, the unit's own restrictions and the club's Article 7 with every buyer before the inspection period starts. To go through them for a specific home, book a Boca Royale buyer consultation or Call Marc at (239) 287-5873. Comparing Boca Royale with other Englewood communities and their association rules? Our Englewood buyer's guide lays them side by side.
Most Boca Royale homes are outside FEMA's high-risk zone: of 1,245 address points, 135 map to Zone AE, 82 of them in Unit 20 at Wellen Park. Estate Units 6 to 10 are all minimal-hazard Zone X. Every address is in the 160 mph design wind zone, and Citizens requires flood cover on all policies from January 1, 2027.
Data updated: November 2026 (Sarasota County GIS flood-zone, Letter of Map Change, elevation certificate, evacuation and wind-load layers; FEMA FIRM panels effective March 27, 2024 and the superseded November 4, 2016 layer; FEMA letters on the Map Service Center; Fla. Stat. 627.351, 627.7011, 627.701, 627.711, 215.5586 and 689.302; 42 U.S.C. 4012a; Citizens flood, inspection and 2026 rate pages; form OIR-B1-1802 Rev. 04/26. All checked November 14, 2026.)
On the county's copy of the FEMA map effective March 27, 2024, 376 Boca Royale address points are minimal-hazard Zone X, 734 are shaded Zone X (the 0.2 percent annual chance area) and 135 are Zone AE, the 1 percent annual chance Special Flood Hazard Area. AE clusters in Units 15, 17, 18 and Unit 20.
Those counts place each of 1,245 county address points inside the Boca Royale plats against the county's FEMA layer (Sarasota County GIS, FEMA flood zone layer), cross-checked against FEMA's own service (FEMA National Flood Hazard Layer):
| Boca Royale area | AE address points | Read for a buyer |
|---|---|---|
| Estate Units 6 Phase 1-A, 7, 8, 9 and 10 | None (all minimal-hazard Zone X) | No federal flood mandate on these homes |
| Unit 15 | 6 of 40 | Check the specific lot |
| Unit 17 | 26 of 27 | Look for the FEMA map letters below |
| Unit 18 | 13 of 17 | Check the specific lot and its certificate |
| Unit 20 (Boca Royale at Wellen Park) | 82 of 261 | New homes; ask Neal for each homesite's certificate |
| All Boca Royale points | 135 of 1,245 | Base flood elevations 9.6 to 12.8 feet (NAVD88) in the AE areas |
Data updated: November 2026 (county FEMA flood-zone layer, effective date March 27, 2024, intersected with Boca Royale plat boundaries and address points; FEMA NFHL cross-check of 10 of 10 sample points).
Address points are not houses, and a zone at a point is not a lot determination. In a 249-parcel sample of original Boca Royale, 27 of 239 home parcels touched AE, but most also carried an X row, so the AE strip is often a lake bank or rear yard rather than the house pad (Sarasota County Property Appraiser, property search). The county also keeps its own non-FEMA flood layer for permitting, which puts 272 Boca Royale address points in a county AE area (Sarasota County GIS, community flood zone layer); a lender looks at FEMA's map, but a later pool or addition permit may look at both.
It drew AE lines into built Boca Royale for the first time. On the 2016 map, all 984 address points in Units 6 to 18 were shaded Zone X; on the March 27, 2024 map, 53 are AE, 618 stayed shaded X and 313 moved to minimal-hazard X, including every point in the estate Units 6 to 10.
The comparison runs the same 984 points through the superseded county layer, "Effective since 11/04/2016," and the current one (Sarasota County GIS, 2016 FEMA flood zone layer; Sarasota County GIS, current FEMA flood zone layer). The panels covering Boca Royale are 12115C0363G, 12115C0364G, 12115C0451G and 12115C0452G, all effective March 27, 2024 (FEMA NFHL, FIRM panels).
For a buyer, that means two things. An estate home in Units 6 to 10 got better news in 2024, from shaded X to minimal hazard. And a comparable sale from before March 27, 2024 in Units 17 or 18 was priced under a different map, so the appraiser and your insurance agent should be working from the current zone and any map letter on the lot.
Use three public sources: FEMA's Map Service Center for the official map, the county's Letter of Map Change layer for lot-level FEMA letters, and the county's elevation certificate layer. Twelve such letters cover individual Boca Royale lots or structures, granted between August 7, 2024 and April 9, 2026.
FEMA's tool lets you "Enter an address, a place, or longitude/latitude coordinates," and warns that downloaded information "may change or become superseded by new maps over time" (FEMA Flood Map Service Center). The county's layer lists 10 LOMAs and 2 LOMR-Fs for Boca Royale (Sarasota County GIS, Letter of Map Change layer). Examples from the FEMA letters themselves:
| FEMA letter | Type | Date | Boca Royale lots | Result |
|---|---|---|---|---|
| 24-04-4930A | LOMR-F | August 21, 2024 | Unit 17, Lots 830 to 850 | Property removed, now shaded X; lowest lot elevation 13.0 ft |
| 24-04-6766A | LOMA | September 18, 2024 | Unit 15, Lot 599 | Property removed, now shaded X |
| 24-04-6800A | LOMA | September 19, 2024 | Unit 15, Lot 598 | Structure removed; portions of the lot remain in the flood zone |
| 25-04-6873A | LOMR-F | November 24, 2025 | Unit 17, Lots 828, 829, 851 to 853 | Property removed, now shaded X; lowest lot elevation 15.0 ft |
| 26-04-2802A | LOMA | April 9, 2026 | Unit 16, Lot 484 | Structure removed; portions remain in the flood zone |
Data updated: November 2026 (FEMA letters downloaded from the Map Service Center, for example LOMR-F 24-04-4930A and LOMR-F 25-04-6873A; county LOMC layer).
FEMA's letter wording is the useful part: "the Federal mandatory flood insurance requirement does not apply. However, the lender has the option to continue the flood insurance requirement." Ask the seller for the letter that names the exact lot. Elevation certificates are posted by address in the county's layer, mostly for new homes in AE areas since 2024 (Sarasota County GIS, elevation certificate layer). Most Zone X Boca Royale resales have none on file; if you want an elevation-rated flood quote, order one from a Florida surveyor during the inspection period. The county's 311 page points to the same map and a flood contact at 941-861-0910 (Sarasota County 311, Flood Maps).
Only when the building sits in a Special Flood Hazard Area such as Zone AE and no FEMA letter removes it. Federal law then requires coverage at the lesser of the loan balance or the program maximum, escrowed with the payment. A Zone X home has no federal requirement, though a lender or Citizens may still ask.
The rule is 42 U.S.C. 4012a(b)(1): a regulated lender may not make a loan on improved property in a special flood hazard area unless the building is insured "in an amount at least equal to the outstanding principal balance of the loan or the maximum limit of coverage," "whichever is less" (42 U.S.C. 4012a). If a borrower is short and "fails to purchase such flood insurance within 45 days after notification," the lender may buy it and bill the borrower.
On a split Boca Royale lot, the structure decides it, which is why the LOMA "structure removed" letters above matter. The NFIP regular program building maximum is "$250,000," per Citizens' flood page (Citizens Property Insurance, Flood). That is below the rebuild cost of most Boca Royale pool homes, so a buyer who wants full flood cover adds an excess or private flood policy.
An NFIP policy normally takes 30 days to start, but coverage a lender requires is exempt. A seller's NFIP policy can be assigned to the buyer to keep its pricing, most rates cannot rise more than 18 percent a year, and unincorporated Sarasota County's Class 5 rating gives a 25 percent discount, inside or outside the high-risk zone.
FEMA says "there is typically a 30-day waiting period for an NFIP policy to go into effect," with exceptions for lender-required coverage and map changes (FEMA, Flood Insurance). If you want voluntary flood cover on a Zone X Boca Royale home without a lender requirement, bind it well before hurricane season peaks. FEMA also says policyholders can keep their discount by "assigning their flood insurance policy when their property changes ownership," and that Risk Rating 2.0 "does not use flood zones to determine flood risk," pricing on distance to water, elevation and rebuilding cost instead (FEMA, Risk Rating 2.0).
Sarasota County (community 125144) is listed at Community Rating System Class 5, a 25 percent discount (FEMA, CRS Eligible Communities, October 1, 2026), and FEMA applies CRS discounts "regardless of whether the structure is inside or outside of the Special Flood Hazard Area." One timing risk to watch: "The NFIP is currently authorized until December 11, 2026," and during past lapses borrowers "were not able to obtain flood insurance to close, renew, or increase loans" (Congressional Research Service, IN10835, September 11, 2026). A December or January Boca Royale closing that needs a new NFIP policy should have a private flood quote in hand as a backup.
Citizens already requires flood insurance on homes with dwelling coverage of $400,000 or more, in any zone, and from January 1, 2027 on every policy that includes wind. Homes with a replacement cost of $700,000 or more are not eligible, and a primary-home buyer with a private offer within 20 percent of Citizens' premium cannot choose Citizens.
The phase-in is in section 627.351(6)(aa) and on Citizens' own page (Fla. Stat. 627.351; Citizens Property Insurance, Flood):
| Citizens policies effective | Flood insurance required when dwelling coverage (Coverage A) is |
|---|---|
| January 1, 2024 | $600,000 or more |
| January 1, 2025 | $500,000 or more |
| January 1, 2026 | $400,000 or more |
| January 1, 2027 | All policies, regardless of value |
| Any date, home in a FEMA Special Flood Hazard Area | Required (new policies since April 1, 2023) |
Data updated: November 2026 (Fla. Stat. 627.351(6)(aa); Citizens flood page, read November 14, 2026).
Wind-only policies are not exempt; policies that exclude wind are. The flood cover must at least equal Coverage A or the NFIP maximum the home qualifies for, proven by a declarations page or a paid application. With a 12-month resale median of $600,000, most Boca Royale resales are already above the $400,000 line. The eligibility limits in the same statute: "a structure that has a dwelling replacement cost of $700,000 or more" is out, so many estate homes in Units 7 to 10 and larger newer plans need the private market, and a primary residence is ineligible if an authorized insurer's premium is not "more than 20 percent greater" than Citizens' for comparable coverage.
Every Boca Royale address is in Sarasota County's 160 mph design wind zone for ordinary homes, which places it in Region 1 on the April 2026 wind mitigation form. A current form on OIR-B1-1802 documents roof shape, roof-to-wall connections and opening protection, and it is valid for up to five years absent material changes.
The county's wind-load layer gives every Boca Royale point Risk Category II at 160 mph (Sarasota County GIS, wind load layer). The Office of Insurance Regulation's current form, OIR-B1-1802, is "Effective April 1, 2026," replacing the version "Revised January 2012" (Florida OIR, Wind Mitigation Resources). Citizens says the new questions, including a design-wind-speed region and FORTIFIED certificates, will not change the credits applied "at this time," and it still accepts a Rev. 01/12 form completed within five years before April 1, 2026 if the home is unchanged (Citizens, mitigation form changes, March 19, 2026).
Who may sign: licensed home inspectors with hurricane mitigation training, building code inspectors, licensed contractors, engineers and architects, and the signer must personally inspect; a knowingly false form is "a misdemeanor of the first degree" (Fla. Stat. 627.711). On a Boca Royale resale, ask the seller for the existing report first. If it is on the older form and dated before April 1, 2021, order a new one with the home inspection. For shutters, Boca Royale's two approved permanent types since May 30, 2024 are what the opening-protection line will credit when the home has them.
An insurer cannot refuse a policy solely because a roof is under 15 years old, and at 15 years or more an inspection showing five years of life protects you. Citizens requires a 4-point inspection on homes more than 20 years old and treats tile roofs under a 50-year line, so Boca Royale's tile roofs rarely fail on age alone.
Citizens' rule covers electrical, plumbing, HVAC and roof on dwellings "more than 20 years old," with roof documentation for shingle roofs over 25 years and hard roofs such as tile over 50 years showing "at least five years of remaining useful life" (Citizens Property Insurance, Inspections). The roof-age protections are in section 627.7011(5) and apply to policies "issued or renewed on or after July 1, 2022" (Fla. Stat. 627.7011).
Applied to the 68 Boca Royale resales of the last 12 months: 7 were built 2006 or earlier, past the 20-year 4-point line, and 8 were built 2011 or earlier, so their roofs are 15 years or older unless replaced. Neal-era homes from about 2012 on are under both lines. Tile is required in Units 11 to 17 by the Design Manual, which is why the roof question in Boca Royale is usually about underlayment and documentation rather than age alone. Ask for the re-roof permit date; the county record, not the seller's memory, is what the insurer will want.
Only an older one. The program requires a homestead exemption, an original building permit applied for before January 1, 2008, and an insured value of $700,000 or less; the state pays $2 for every $1 from the owner, up to $10,000. Neal-era Boca Royale homes from 2012 on fail the permit-date test.
The rules are in section 215.5586, which also makes grants "subject to annual legislative appropriations" (Fla. Stat. 215.5586). The program's site advertises "Free Wind-mitigation inspections Available" and "Up to $10,000 in Grant Funding" for roofs, impact windows and doors, garage doors and secondary water barriers, with no open or closing date shown (My Safe Florida Home). For a Boca Royale buyer, that means the 2001 to 2007 estate homes in Units 6 to 9 are the candidates, and only after you file homestead. Confirm funding status by phone at 850-427-2559 before counting on it.
Florida insurers must offer hurricane deductibles of $500, 2 percent, 5 percent and 10 percent of the dwelling limit, though the $500 option need not be offered on dwellings of $250,000 or more. The deductible applies once per calendar year to all hurricane losses. On a $500,000 dwelling limit, 2 percent is $10,000 and 5 percent is $25,000.
Section 627.701 also requires the policy to state in large bold type "THIS POLICY CONTAINS A SEPARATE DEDUCTIBLE FOR HURRICANE LOSSES, WHICH MAY RESULT IN HIGH OUT-OF-POCKET EXPENSES TO YOU" and to show the dollar figure on the declarations page (Fla. Stat. 627.701). Compare quotes at the same deductible. A lower premium at a 5 percent deductible is not cheaper if you would have to find $25,000 after a storm. Ask your lender, too, whether it caps the deductible it will accept.
No official, POA, club or Neal report of flooding or storm damage inside Boca Royale was found for Ian, Helene or Milton. All three were federal disaster declarations for Florida, and built Boca Royale sits in evacuation Level C, so Milton's Level A, B and C order covered every address.
The federal declarations, as FEMA's pages report them statewide (FEMA, DR-4673; FEMA, DR-4828; FEMA, DR-4834):
| Storm | FEMA declaration | Incident period | Declared | Individual assistance applications approved (Florida) |
|---|---|---|---|---|
| Hurricane Ian | DR-4673-FL | September 23 to November 4, 2022 | September 29, 2022 | 387,131 |
| Hurricane Helene | DR-4828-FL | September 23 to October 7, 2024 | September 28, 2024 | 170,693 |
| Hurricane Milton | DR-4834-FL | October 5 to November 2, 2024 | October 11, 2024 | 301,675 |
Data updated: November 2026 (FEMA disaster pages, statewide figures, read November 14, 2026; FEMA's designated-areas tables did not render county names to our check).
The county's evacuation layer puts the center of Boca Royale in Level C, with 17 points in Unit 15 in Level B and 24 points in Unit 20 in Level A (Sarasota County GIS, storm evacuation zones). For Helene, the National Hurricane Center recorded surge of "4 to 6 ft AGL" from "Venice to south of Englewood" along the coast (NHC, Hurricane Helene report); built Boca Royale is on the mainland east of State Road 776. For a specific home, the flood disclosure, the seller's insurance claim history and the seller's answer on FEMA assistance are the three places the record shows up.
Citizens' approved 2026 rates fell in Sarasota County. Its average homeowners multiperil premium in the county drops 7.4 percent, from $3,134 to $2,901 across 9,090 policies, and its wind-only premium falls 5.1 percent, from $2,246 to $2,132. These are county averages, not a Boca Royale quote.
The figures are Citizens' approved 2026 county table: homeowners multiperil (HO3) 9,090 policies, $3,134 to $2,901; wind-only (HW2) 4,987 policies, $2,246 to $2,132; all personal lines 24,104 policies, $2,614 to $2,470, a 5.5 percent drop (Citizens, 2026 Approved Rate Changes by County). No primary source publishes an average premium for a Boca Royale home. Get two or three quotes with the specific address, roof permit date, wind mitigation form and flood zone in hand, and get them during the inspection period, not after.
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine). We pull the flood zone, any FEMA map letter, the wind mitigation form and the roof permit for every Boca Royale home a buyer shortlists. To start that file, book a Boca Royale buyer consultation or Call Marc at (239) 287-5873. Weighing new construction with a newer roof and code-era openings instead? See our new construction guide for Englewood.
A Boca Royale resale resets to just value on the January 1 after you buy, so the seller's capped bill is not yours. A new home can carry a lot-only bill first and a full bill a year later, and Wellen Park homes add a district line. Homestead requires living there on January 1 and filing by March 1.
Data updated: November 2026 (Fla. Stat. 192.042, 193.155, 199.133 and 689.261; Sarasota County Property Appraiser homestead, Save Our Homes, portability, estimating-taxes and Tax Estimator pages; Sarasota County Tax Collector property tax and non-ad valorem pages; 2026 millage as published by the Tax Collector; 2026 TRIM notices for original Boca Royale parcels; WVID FAQ and Final Budget FY 2026/2027; CS/HJR 1-F (2026). All checked November 14, 2026.)
Because Florida values property as of January 1, and a house not substantially complete on that date carries no value for that year. A Neal home finished during 2026 is taxed on the lot, or not yet on the roll at all, until the following January 1. The first full bill arrives a year later.
Section 192.042 says real property is assessed "on January 1 of each year," and "Improvements or portions not substantially completed on January 1 shall have no value placed thereon" (Fla. Stat. 192.042). For a Boca Royale at Wellen Park homesite closing in late 2026, the 2027 roll is the first that will show the house, and it is also the bill where the WVID assessment should first appear.
The trap is the escrow. A lender sets the first escrow from the lot-only bill, and the payment jumps when the full bill arrives. Budget for the full-value tax from the first month, using the illustration below, and ask the lender to escrow on an estimate rather than the lot bill.
It resets. Florida assesses a homestead "at just value as of January 1 of the year following a change of ownership," so the seller's Save Our Homes savings stay through the year of sale and fall off the next. The Property Appraiser tells buyers plainly not to presume the seller's exemptions and caps carry over.
The statute is section 193.155(3)(a) (Fla. Stat. 193.155). The Property Appraiser's buyer page says: "do not presume that the taxes and the exemptions, caps and discounts of the previous owner will carry over to you," and if the seller was eligible on January 1, "the benefits will remain for the current tax year but will fall off for the subsequent year" (Sarasota County Property Appraiser, Estimating Taxes).
How big the gap can be in Boca Royale: on the county roll, 309 of 949 improved Boca Royale homes carry an assessed value below just value, with a median gap of $69,320 and the largest $576,404 (Sarasota County Property Appraiser data downloads). Buying one of those homes means the seller's lower assessed value disappears at the next January 1, which is exactly what the property tax disclosure warns about.
Own the home and live in it as your permanent residence on January 1, then file with the Sarasota County Property Appraiser by March 1. A buyer who closes and moves in by January 1, 2027 can file by March 1, 2027 for the 2027 roll; a buyer who closes on January 2, 2027 waits until 2028.
The Property Appraiser lists what to bring: the recorded deed, a Florida driver license or ID at the address plus Florida voter registration, vehicle registration or a recorded declaration of domicile, proof any prior homestead was cancelled, and Social Security numbers for all applicants and a spouse. "March 1 of each year is the last day to submit a timely filed homestead exemption application" (Sarasota County Property Appraiser, Homestead Overview).
For a late-year Boca Royale closing, the calendar is the whole game. Close and move in before January 1 and the homestead year starts a full year earlier. If a December closing is possible, we time the contract around it.
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 is 2.7 percent. If you are leaving another Florida homestead, portability can carry up to $500,000 of its Save Our Homes difference into a Boca Royale home.
The Property Appraiser describes the cap as "limiting annual increases in Assessed Value to no more than 3% or the change in the Consumer Price Index," and its table shows 2.7 percent for 2026 (Sarasota County Property Appraiser, Save Our Homes and Portability). Portability applies if you had a Florida homestead "as of January 1 of any of the 3 immediately preceding years," and the transfer arrives on form DR-501T in the homestead filing (Sarasota County Property Appraiser, Portability FAQ). The prior homestead must be abandoned, not necessarily sold.
A buyer moving to Boca Royale from out of state has nothing to port. A buyer selling a long-held Florida home and buying a larger Boca Royale home can bring the lesser of $500,000 or the old home's just-minus-assessed gap. Ask the Property Appraiser for a portability estimate before you set your price range.
Amendment 3 passed in November 2026 and takes effect January 1, 2027. It raises the non-school homestead exemption to up to $150,000 in 2027 and $250,000 in 2028 and cuts the non-homestead cap from 10 percent to 5 percent. Owners who were not Florida residents by December 31, 2026 start with a smaller exemption.
The resolution, CS/HJR 1-F, passed the House 75-26 and the Senate 30-9 and "would take effect on January 1, 2027" (Florida Senate, CS/HJR 1-F (2026)). The enrolled text covers a person who "had not maintained a permanent residence in this state as of December 31, 2026": that owner gets $25,000 against school levies and $50,000 against non-school levies until "the fifth year of exemption" (CS/HJR 1-F, enrolled text). The Department of Revenue says it "first applies to the 2027 tax roll" (Florida DOR, PTO 26-21).
For a Boca Royale buyer, three readings follow, pending the implementing law and new forms. A buyer already living in Florida on December 31, 2026 who homesteads a Boca Royale home could reach the larger exemption. A buyer relocating after that date starts at the smaller amounts. And a second-home buyer still resets to just value in the first year, then gets the 5 percent cap after that. School taxes stay in every case, so no homestead bill goes to zero.
Every Boca Royale parcel is in unincorporated Sarasota County, with a 2026 total rate of 11.3068 mills (11.4737 in 2025). Original Boca Royale bills add $688.66 to $832.71 in non-ad valorem charges for fire, solid waste and stormwater. Boca Royale at Wellen Park homes add a WVID assessment.
The 2026 rate breaks down as county 4.6478, school 5.9290 and EMS 0.7300 mills, so the non-school share is 5.3778 mills (Sarasota County Tax Collector, 2026 millage). The non-ad valorem lines on 2026 original Boca Royale TRIM notices are Englewood Area Fire $290.78, Solid Waste $263.96 and Stormwater $133.92 to $277.97 (2026 TRIM notices on the Sarasota County Property Appraiser property search). The Tax Collector lists every levying authority on its non-ad valorem page, including "West Villages Improvement District" and PACE financing agencies (Sarasota County Tax Collector, Non-Ad Valorem). A PACE line stays with the property, so read the seller's bill for one.
The district line applies only to the Wellen Park section. The WVID FAQ lists "Boca Royale at Wellen Park" inside the district and says "Sarasota National, Grand Palm and Boca Royale are not part of the WVID"; the assessment "appears on your property tax bill sent in November each year," and there is no opt out (West Villages Improvement District, FAQs). The district's own FY 2026/2027 Final Budget lists $3,355.03 a year for a villa up to $5,580.95 for a 72-foot single-family homesite under its "Unit 11," the district's budget line that appears to cover Boca Royale at Wellen Park; confirm with the district which line and lot class apply to your homesite (WVID Final Budget FY 2026/2027).
At 2026 rates, and assuming the Property Appraiser's estimator rule that just value is 89 percent of price, a $400,000 Boca Royale home would owe about $4,025 in ad valorem tax without homestead and about $3,601 with it. A $600,000 home would owe about $6,038 and $5,613. Add the non-ad valorem charges.
| Illustration, 2026 millage (11.3068) | $400,000 purchase | $600,000 purchase |
|---|---|---|
| Just value at 89% of price (estimator assumption) | $356,000 | $534,000 |
| Ad valorem, no homestead (second home, or first year) | $4,025.22 | $6,037.83 |
| Ad valorem, with homestead (2026 amounts: $25,000 on all levies plus $26,411 on non-school levies) | $3,600.52 | $5,613.13 |
| Add original Boca Royale non-ad valorem | $688.66 to $832.71 | $688.66 to $832.71 |
| Add WVID (Boca Royale at Wellen Park only, confirm with the district) | $3,355.03 to $5,580.95 | $3,355.03 to $5,580.95 |
Data updated: November 2026 (2026 millage from the Sarasota County Tax Collector; 89 percent assumption from the Sarasota County Property Appraiser Tax Estimator; non-ad valorem range and the 2026 homestead amounts ($25,000 First Homestead, $26,411 Additional Homestead) from 2026 original Boca Royale TRIM notices, for example TRIM 0483020004; WVID FY 2026/2027 Final Budget lines; arithmetic ours, before any Amendment 3 change in 2027).
The estimator rule probably overstates a Boca Royale bill. The county record shows the 2026 just value of Boca Royale resales at about 76 percent of price, and builder sales at about 74 percent; at 76 percent, the ad valorem figures above fall by about 15 percent. The estimator itself says it "Assumes Just/Market Value at 89% of Purchase Price" and that "Its results are only an approximation of taxes." Treat the table as a ceiling for budgeting, and run the specific address through the estimator during the inspection period.
Sarasota County mails bills by November 1, with a 4 percent discount for paying in November, 3 percent in December, 2 percent in January and 1 percent in February; the gross amount is due March 31. If you buy mid-year, you pay the whole bill, and the seller credits you for their share at closing.
The Tax Collector's page says: "If you recently bought a property, you are responsible for the entire tax bill," with the seller's share prorated on the closing statement (Sarasota County Tax Collector, Property Tax). Florida taxes are paid in arrears, which is why the seller credits you from January 1 to closing. Escrowing lenders pay within the 4 percent window. If you pay your own taxes, mark November on the calendar; the discount on a $6,000 bill is $240.
Platinum Sales Production Award Winners. Taxes are one of the few Boca Royale costs a buyer can estimate closely before the offer, including the WVID line on a Wellen Park homesite. To get that estimate for a specific address, book a Boca Royale buyer consultation or Call Marc at (239) 287-5873. If you own a Florida homestead now, our Boca Royale home valuation is a starting point for your portability math, or Call Jesse direct at (239) 898-6072.
A financed Boca Royale buyer pays Florida's mortgage taxes, recording fees, the lender's title policy and, if the contract assigns it, the owner's title policy: about $4,008 at $400,000 and $5,888 at $600,000 on the sourced lines. A resale in Units 11 and later adds the Transfer Contribution shown on the estoppel.
Data updated: November 2026 (Fla. Stat. 201.08 and 199.133; Florida DOR documentary stamp page; Sarasota County Clerk fee schedule; Florida Administrative Code rule 69O-186.003 promulgated title rates; Chicago Title Florida customs chart; DBPR estoppel fee caps; 12 CFR 1024.15; Neal Communities Funding disclosure. All checked November 14, 2026.)
On a $400,000 Boca Royale purchase with a $320,000 loan, the sourced buyer lines add up to $4,007.50 if you pay the owner's title policy, or $1,932.50 if the seller does. On a $600,000 purchase with a $480,000 loan, they total $5,887.50, or $2,812.50 without the owner's policy.
| Buyer closing line | How it is set | $400,000 price, $320,000 loan | $600,000 price, $480,000 loan |
|---|---|---|---|
| Documentary stamps on the note | $0.35 per $100 of loan | $1,120.00 | $1,680.00 |
| Intangible tax on the mortgage | 2 mills (0.2%) of the loan | $640.00 | $960.00 |
| Record the mortgage (about 15 pages) | $10.00 first page, $8.50 each added page | $129.00 | $129.00 |
| Record the deed (2 pages), if the contract assigns it to you | Same schedule | $18.50 | $18.50 |
| Lender's title policy, issued with the owner's policy | $25.00 minimum (simultaneous issue), plus endorsements | $25.00 | $25.00 |
| 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 | $2,075.00 | $3,075.00 |
| Subtotal, buyer pays owner's policy | $4,007.50 | $5,887.50 | |
| Subtotal, seller pays owner's policy | $1,932.50 | $2,812.50 | |
| Boca Royale Transfer Contribution (resales in Units 11 and later) | One year's Annual Assessment less the Community Membership Assessment | Amount on the estoppel, item 6 | Amount on the estoppel, item 6 |
| Estoppel certificate | Up to $299, plus $119 if rushed | Per contract | Per contract |
Data updated: November 2026 (Fla. Stat. 201.08; Fla. Stat. 199.133; Sarasota County Clerk, Fee Schedule; Fla. Admin. Code R. 69O-186.003; DBPR estoppel caps; arithmetic ours).
The intangible tax is "A one-time nonrecurring tax of 2 mills" on the note secured by Florida real property, and the note stamps are "35 cents on each $100 or fraction thereof." Both are collected by the Clerk when the mortgage records. The title rates are promulgated, meaning every Florida title insurer and agent charges the same premium; the rule has stood since January 27, 2002 (Florida Administrative Rule 69O-186.003). The 15-page mortgage is an assumption; a planned-unit rider for the Boca Royale association adds pages, at $8.50 each.
For a Boca Royale purchase, who pays the owner's title policy is a contract term, and your closing agent confirms it. The Chicago Title customs chart lists Sarasota among five Florida counties where the buyer pays the owner's policy in some transactions, and among three where the buyer customarily pays the mortgage taxes.
The chart says the owner's policy is typically a seller cost in Florida, but "Buyer pays in some counties (Broward, Collier, Miami-Dade, Monroe, Sarasota)"; the buyer pays the lender's policy and records the mortgage, and the seller pays deed stamps and records the deed (Chicago Title, Florida Real Estate Laws and Customs). On a Boca Royale offer, the box checked in the contract's closing-cost paragraph decides who pays and who chooses the closing agent. On a $600,000 resale the owner's policy is $3,075, so it is a real negotiating line.
Deed stamps are the seller's line by custom, at 70 cents per $100: $2,800 on a $400,000 home and $4,200 on a $600,000 home. Florida's Department of Revenue notes that "All parties to the document are liable for the tax, regardless of who agrees to pay the tax" (Florida DOR, Documentary Stamp Tax), which is one more reason to close through a title agent who collects it.
Lender charges, the appraisal, the survey and any elevation certificate, the title agent's settlement and search fees (which are not promulgated), homeowners and flood insurance premiums, the initial escrow deposit and prepaid interest. On a Boca Royale resale, also any club charge and the estoppel if the contract assigns it to you.
Those items appear on your Loan Estimate and Closing Disclosure, and the agent's settlement fee is worth comparing between two title companies. Two Boca Royale-specific adds: the Transfer Contribution on resales in Units 11 and later, and, if the club's documents require a membership certificate for a deed after the membership agreement ends, any club charge tied to it. Ask the closing agent for a written estimate that includes both, so the cash-to-close figure you plan around is the one you bring.
The contract is Neal's, not the Florida Realtors form, and Neal's past incentives have required its affiliated lender and the closing agent the seller selects. Neal discloses that it owns at least 1 percent of Neal Communities Funding and states in capitals that you are not required to use it.
The disclosure reads: "Neal, or one or more of its affiliates holds ownership of at least 1% in Neal Communities Funding," and "YOU ARE NOT REQUIRED TO USE NEAL COMMUNITIES FUNDING AS A CONDITION FOR PURCHASE OF THE SUBJECT PROPERTY" (Neal Communities Funding). Federal Regulation X requires that disclosure "on a separate piece of paper no later than the time of each referral" (12 CFR 1024.15). An expired 2024 Neal promotion said the buyer "must use both the Closing Agent selected by Seller and finance through Affiliated Lender to receive this Promotion" (Neal Communities, 2024 promotion terms).
What to do with that on a Boca Royale at Wellen Park contract: read who pays the owner's policy and who picks the closing agent, compare the builder's closing cost estimate with the table above, and add the WVID line to the yearly cost. The new-home sections above cover deposits, the disclosure summary and the district in full.
A cash buyer skips the documentary stamps on a note, the intangible tax and the lender's title policy. What remains is recording, the title agent's fees and the owner's policy if the contract assigns it: $2,075 at $400,000 or $3,075 at $600,000. Buy the owner's policy even without a lender.
On a Boca Royale resale, a cash buyer still owes the Transfer Contribution on the estoppel, still needs the estoppel itself, and still receives every disclosure. Without a lender, nobody else orders the appraisal, flood determination or insurance binder, so build those into your own inspection-period checklist. And without a lender's flood requirement, the NFIP 30-day wait applies to any voluntary flood policy, so bind it early.
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 figures line by line for the specific Boca Royale home, including the Transfer Contribution and, for a Wellen Park homesite, the district assessment. Book a Boca Royale buyer consultation, see our buying guide, or Call Marc at (239) 287-5873.
At the 12-month Boca Royale medians and Freddie Mac's 7.11 percent rate, principal and interest with 20 percent down run about $2,142 a month at the builder median of $398,000 and $3,229 at the resale median of $600,000. Taxes, insurance, association and club charges come on top, and Boca Royale at Wellen Park homes add the district assessment.
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 and 15-year rate of 6.45 percent, week of November 12, 2026, before taxes, insurance, association dues, club charges and district assessments; WVID FY 2026/2027 Final Budget; 2026 Sarasota County millage. All checked November 14, 2026.)
With 20 percent down at 7.11 percent on a 30-year fixed loan, the payment is $2,142 at the builder median, $3,229 at the resale median and $3,103 at the all-sales median of $576,500. With 10 percent down the same three run $2,410, $3,633 and $3,490. These figures leave out taxes, insurance, dues and the district line.
| Boca Royale price basis (12 months) | Down payment | Loan amount | Principal and interest per month |
|---|---|---|---|
| Builder median $398,000 (n=18) | 20%, $79,600 | $318,400 | $2,142 |
| Builder median $398,000 (n=18) | 10%, $39,800 | $358,200 | $2,410 |
| Resale median $600,000 (n=68) | 20%, $120,000 | $480,000 | $3,229 |
| Resale median $600,000 (n=68) | 10%, $60,000 | $540,000 | $3,633 |
| All sales median $576,500 (n=86) | 20%, $115,300 | $461,200 | $3,103 |
| All sales median $576,500 (n=86) | 10%, $57,650 | $518,850 | $3,490 |
Data updated: November 2026 (principal and interest only, 30-year fixed at 7.11 percent, Freddie Mac PMMS week of November 12, 2026, before taxes, insurance, dues and district assessments; medians from the Sarasota County Property Appraiser data downloads, file of October 21, 2026).
The builder median reflects the last builder closings in original Boca Royale; builder and resale sales differ in plan mix, so compare like-sized homes using the heated-area table near the top of this page. Every $100,000 borrowed at 7.11 percent costs $673 a month in principal and interest, which is the quickest way to price a specific Boca Royale listing.
A full point matters. On the builder median with 20 percent down, the payment is $2,142 at 7.11 percent, $1,932 at 6.11 percent and $1,731 at 5.11 percent: $210 and $411 a month less. A 15-year loan at 6.45 percent on a $480,000 balance runs $4,168.13 a month against $3,228.99 on 30 years.
Freddie Mac's 30-year average fell from 7.18 percent to 7.11 percent in the week of November 12, 2026, which on a $480,000 Boca Royale resale loan saved about $22.70 a month (Freddie Mac PMMS). On a $320,000 loan, the 15-year payment is $2,778.76 against $2,152.66 on 30 years. Those are principal and interest only, before taxes, insurance, dues and district assessments.
Two cautions on rate math. Freddie Mac's survey is a national average for well-qualified borrowers with 20 percent down, so your quote will differ with credit, points and lock length. And Neal's payment cards use "a 5.9% Rate (APR), a 30-year Loan Term, and a 20% Down Payment," a figure the page says "does not represent an current offer" [sic] (Neal Communities, Quick Move-In Homes). Re-run any builder payment at the rate you can actually lock.
Property tax, insurance and association charges, plus the WVID assessment for Boca Royale at Wellen Park. Using the tax illustration above, homestead tax runs about $300 a month at $400,000 and $468 at $600,000. Non-ad valorem charges add about $57 to $69, and the WVID line adds about $280 to $465 a month.
Here is how the sourced lines stack, per month, with the gaps a buyer fills from quotes and documents:
| Monthly line on a Boca Royale home | $400,000 home | $600,000 home | Source |
|---|---|---|---|
| Principal and interest, 20% down, 7.11% | $2,152.66 ($320,000 loan) | $3,228.99 ($480,000 loan) | Freddie Mac PMMS, November 12, 2026 |
| Ad valorem tax with homestead (89% estimator rule) | about $300 | about $468 | Tax illustration above |
| Non-ad valorem (original Boca Royale) | about $57 to $69 | about $57 to $69 | 2026 TRIM notices |
| WVID (Boca Royale at Wellen Park only) | about $280 to $465 | about $280 to $465 | WVID FY 2026/2027 budget, confirm with the district |
| Homeowners, wind and flood insurance | Quote by address | Quote by address | No primary average published |
| POA assessment and club charges | Not published | Not published | Estoppel, budget, club terms |
Data updated: November 2026 (Freddie Mac PMMS; Sarasota County Tax Collector 2026 millage; Sarasota County Property Appraiser Tax Estimator; WVID Final Budget FY 2026/2027; monthly figures are annual amounts divided by 12, arithmetic ours).
The two blank lines are the ones that move a Boca Royale budget most, and neither is published by a primary source. The POA dues come from the estoppel and the budget. The club's charges come from the club's written terms and, for now, the Community Membership Assessment on the POA bill. Insurance comes from quotes on the specific address, with the roof date and wind form in hand. We build those three in before a buyer writes an offer, not after.
Because it is set by homesite class, not by price, and it lands on every Boca Royale at Wellen Park tax bill. The district's budget lists $3,355.03 a year for a villa, about $280 a month, and $5,580.95 for a 72-foot homesite, about $465 a month. An original Boca Royale resale carries no such line.
For scale, $280 a month is more than the $210 a month that a full point of rate saves on the builder median with 20 percent down. The district's budget prints these as its "Unit 11" figures, with debt service on bonds that run to May 2055 and an operations charge that continues after the bonds (WVID Final Budget FY 2026/2027; WVID FAQs). Confirm with the district that this line covers your homesite, and which lot class applies.
So when you compare a new Wellen Park homesite with an original Boca Royale resale at the same price, the resale starts with a lower fixed carrying cost, and the new home starts with lower near-term maintenance and a warranty. Neither wins on its own; the decision table near the top of this page lays them side by side, and our new construction guide for Englewood compares district and non-district communities across the area.
Nationally Recognized Top Producing Realtors. We build a full monthly cost for each Boca Royale home on a buyer's shortlist, with tax, district line, insurance quotes and the association figures from the estoppel. Book a Boca Royale buyer consultation or Call Marc at (239) 287-5873.
Most Boca Royale homes fit a conforming loan: the 2026 limit in Sarasota County is $832,750, which covers prices up to about $1,040,900 with 20 percent down. Freddie Mac's 30-year average was 7.11 percent and the 15-year 6.45 percent on November 12, 2026. FHA and state and county programs fit lower-priced homes; VA has no county limit with full entitlement.
Data updated: November 2026 (Freddie Mac PMMS, November 12, 2026; FHFA 2026 conforming loan limits; HUD 2026 FHA limits; VA loan limit and funding fee pages; Fannie Mae Selling Guide B3-4.1-02; Florida Housing Finance Corporation; Sarasota County HERO SHIP pages; Neal Communities Funding pages. All checked November 14, 2026.)
On November 12, 2026, Freddie Mac's 30-year fixed average was 7.11 percent, down from 7.18 percent a week earlier and up from 6.24 percent a year earlier. The 15-year average was 6.45 percent. Freddie Mac called it the lowest level in seven weeks.
The survey's week-ago and year-ago comparisons for the 15-year are 6.57 percent and 5.49 percent (Freddie Mac PMMS). The Associated Press reported the week before that the 30-year rate had fallen for a third straight week (WCAX, AP report, November 5, 2026). Freddie Mac publishes the survey Thursdays at noon Eastern, so check it the week you lock.
For a resale in original Boca Royale, a lock timed to the contract's closing date usually covers it. For a Wellen Park homesite still under construction, the timing is different: Neal Communities Funding says its loan consultants lock "for the time it takes to build," typically "when you are within 60 days of closing," and that credit documents "expire after 120 days" (Neal Communities Funding, FAQs). Ask any lender, Neal's or your own, what an extended lock costs in writing.
The 2026 conforming limit for a one-unit home in Sarasota County is $832,750. FHA's 2026 floor is $541,287; confirm Sarasota County's exact FHA figure on HUD's lookup. Veterans with full entitlement have no VA county limit. Larger estate homes in Units 6 to 10 may need a jumbo loan.
FHFA set the 2026 baseline at $832,750, with a high-cost ceiling of $1,249,125 that does not apply in Sarasota County (FHFA, 2026 conforming loan limits). With 20 percent down, a price up to about $1,040,900 stays conforming, which covers the 12-month resale median of $600,000 and most Neal plans. Of the 86 Boca Royale sales in the last 12 months, 10 were at $1 million or more.
HUD's 2026 FHA one-unit floor is $541,287 for case numbers assigned on or after January 1, 2026 (HUD, No. 25-145); check the Sarasota County figure on HUD's FHA limit lookup before you plan around it. At 3.5 percent down, a $400,000 Boca Royale home needs a base FHA loan of $386,000, within the floor. For VA, "there are no county loan limits for Veterans with full VA home loan entitlement" (VA, loan limits); the first-use funding fee with under 5 percent down is 2.15 percent, or $8,600 on a $400,000 home, and seller concessions are "capped at 4%" (VA, funding fee and closing costs).
Florida Housing's FL Assist offers up to $10,000 as a 0 percent deferred second mortgage, and FL HLP offers $12,500 at 3 percent. Hometown Heroes reopened in July 2026 with up to $35,000; its current funding is not confirmed. Sarasota County's SHIP program offers up to $75,000 in Englewood. All have income and price limits.
Florida Housing Finance Corporation. FL Assist "Offers up to $10,000 on FHA, VA, USDA and Conventional Loans," a "0%, non-amortizing, deferred second mortgage" that "is not forgivable" and comes due on sale, refinance or when you stop living in the home; FL HLP "Offers $12,500" as a "3% fully-amortizing, second mortgage." Both require a "Minimum Credit Score of 640," homebuyer education and first-time buyer status (no owned primary residence in the prior three years) (Florida Housing, Homebuyer Programs).
Florida Hometown Heroes. The state's 2026-27 budget "includes $50 million for the Hometown Heroes Housing Program" (Florida Realtors, June 30, 2026), and the program relaunched in July 2026 offering up to $35,000 as a 0 percent loan for full-time workers in eligible fields such as health care, education, first response and the military (ClickOrlando, July 14, 2026). The previous year's money was fully committed by February 2026 (Florida Housing, 2026 press releases). Confirm funding with a participating lender before you count on it.
Sarasota County SHIP. The county's HERO office lists Englewood among eligible areas; "The maximum assistance amount of $75,000 is not guaranteed," and help is capped at 10 percent of price for households at 50 to 80 percent of area median income. It is a "0% interest deferred loan" forgiven over 20 years if the home stays your primary residence, and the lender applies for you (HERO, SHIP Purchase Assistance). On a $400,000 Boca Royale home the 10 percent cap means at most $40,000, and the price and income limits may rule out most Boca Royale homes, so ask HERO at 941-861-5336 first.
Price both. Neal discloses its ownership stake in Neal Communities Funding and says you are not required to use it, and federal rules allow a builder package only if it is optional and "a true discount." No rate offer was listed on November 14, 2026, so compare a full Loan Estimate from each lender.
The federal test is in Regulation X: a package or discount "must be optional to the purchaser," "must be a true discount below the prices that are otherwise generally available, and must not be made up by higher costs elsewhere in the settlement process" (12 CFR 1024.2). Section 8 of RESPA bars referral fees and allows an affiliated arrangement only with disclosure, no required use and no payment beyond a return on ownership (12 U.S.C. 2607). Neal Communities Funding lists NMLS ID 1378794 (Neal Communities Funding).
Builder credits also run into lender caps. Fannie Mae limits interested-party contributions on a principal residence or second home to 3 percent above 90 percent combined loan-to-value, 6 percent from 75.01 to 90 percent, and 9 percent at 75 percent or less (Fannie Mae Selling Guide B3-4.1-02). On a $400,000 Boca Royale home with 10 percent down, a credit can be at most $24,000; with 5 percent down, $12,000. On a $600,000 resale with 20 percent down, a seller credit can reach $36,000. Florida's prorated tax credit at closing does not count against the cap.
On November 14, 2026, Neal's lender page listed no rate offers and its Boca Royale page showed price reductions on three quick move-in homes, with no rate buydown or closing credit advertised. A price cut costs you nothing in lender choice; a rate or closing incentive, when Neal runs one, has historically required the affiliated lender. Get one outside Loan Estimate on the same day and compare total cost over the years you expect to keep the loan.
Then sequence the two contracts. A resale in original Boca Royale can carry a sale contingency if the seller accepts it; a Neal homesite at Wellen Park follows Neal's contract and build schedule, which can give you months to sell. Either way, price your current home first so the down payment is real.
If your current home is a Florida homestead, its Save Our Homes difference can move with you through portability, up to $500,000, if you file within the three-year window, so the sale price and the assessed value both matter to your Boca Royale budget (Sarasota County Property Appraiser, Portability FAQ). Selling inside Boca Royale to move into a Wellen Park homesite? Our guide to selling a Boca Royale home covers the owner's side of the same documents.
McGreevy and Comisar alone have over $900 million in Sales. If you want a financing plan that sets a Neal offer, an outside lender and an original Boca Royale resale side by side, book a Boca Royale buyer consultation or Call Marc at (239) 287-5873. Planning to sell first? Call Jesse direct at (239) 898-6072 or start with the Boca Royale home valuation.
Boca Royale sits on the Englewood mainland in unincorporated Sarasota County, ZIP 34223, with its main gate at Boca Royale Boulevard and SR 776 (Englewood Road). From that gate, Lemon Bay Park is about 1.3 road miles away, Englewood Beach about 4.2 and HCA Florida Englewood Hospital about 5.0.
Data updated: November 2026 (drive figures run on November 14, 2026 through the public OSRM route service from the Boca Royale main entrance at Boca Royale Blvd and SR 776, free-flow with no traffic or signal delay; park points from the Sarasota County ParkBoundary layer, other points from OpenStreetMap Nominatim; road projects from FDOT, Sarasota County and news pages read November 14, 2026)
One more point first, because search results mix them up: Boca Royale in Englewood is on the Gulf side of Florida in Sarasota County. It is not Boca Raton, which is in Palm Beach County on the Atlantic coast, and a listing or club page that mentions Boca Raton is describing a different place.
Every row below starts at the same point, the Boca Royale main entrance on SR 776, so the rows compare like with like. Miles are road miles on the fastest route and minutes assume free-flowing traffic, so treat the minutes as a floor. Winter traffic on SR 776, US 41 and River Road adds time, and a home deep in the eastern section of Boca Royale adds a few minutes to every trip.
| From the Boca Royale main entrance to | Minutes (free-flow) | Road miles |
|---|---|---|
| Lemon Bay Park, 570 Bay Park Blvd | 4 | 1.3 |
| Indian Mound Park boat ramp, 210 Winson Ave | 6 | 2.8 |
| Englewood Beach (Beach Rd, Manasota Key, Charlotte County) | 7 | 4.2 |
| Englewood Sports Complex, 1300 S River Rd | 9 | 4.4 |
| HCA Florida Englewood Hospital, 700 Medical Blvd | 11 | 5.0 |
| Manasota Beach Park, 8570 Manasota Key Rd (lifeguarded) | 10 | 5.1 |
| Lemon Bay High School, 2201 Placida Rd (Charlotte County) | 11 | 5.9 |
| Stump Pass Beach State Park, south tip of Manasota Key | 15 | 6.6 |
| Blind Pass Beach Park, 6725 Manasota Key Rd | 18 | 8.7 |
| Wellen Park High School | 17 | 9.1 |
| I-75 at Jacaranda Blvd | 19 | 10.0 |
| Downtown Wellen Park | 18 | 10.4 |
| Venice Beach | 21 | 10.8 |
| CoolToday Park, 18800 S West Villages Pkwy | 22 | 11.8 |
| I-75 at River Rd | 22 | 12.6 |
| Sarasota Memorial Hospital Venice, 2600 Laurel Rd E | 25 | 13.6 |
| Punta Gorda Airport (PGD) | 54 | 32.5 |
| Sarasota Bradenton International Airport (SRQ) | 58 | 38.9 |
Two readings matter for a Boca Royale purchase. First, the closest Gulf beach by drive time is Englewood Beach in Charlotte County, while the closest Sarasota County lifeguarded beach is Manasota Beach Park, about ten minutes from the gate. Second, both I-75 interchanges sit 10 to 13 road miles away, so a Boca Royale owner who commutes north or flies often should drive those routes at the hour they would actually travel before choosing a section of the community.
A Boca Royale buyer touring this winter drives through FDOT project 451014-1, which resurfaces about 8 miles of SR 776 from the Charlotte County line to south of US 41, including the Boca Royale frontage. FDOT lists the cost at $15.4 million, starting mid-2026 and finishing in an estimated mid-2027.
That schedule comes from the FDOT factsheet for 451014-1. A separate raised-median project on SR 776, FDOT 447882-1, ends at Tangerine Woods Boulevard, which we measured at about 1.8 road miles south-east of the Boca Royale entrance, so the gate frontage gets new pavement rather than new medians. Expect lane shifts at night while paving runs.
East of the community, FDOT reported the River Road (SR 777) widening complete in its October 2, 2026 release: about five miles from US 41 to I-75, widened from two lanes to six, at about $61 million. Boca Royale owners reach River Road by way of SR 776 and South River Road, so the widening shortens the uncertainty on the main route to the interstate and on a hurricane evacuation. Sarasota County also lists a widening of South River Road and Winchester Boulevard; we could not read the county's project sheet from a primary page, so check its current schedule on scgov.net before you plan a commute around it.
Not on any page we could confirm as of November 14, 2026. The County Commission approved a $15 million extension of Manasota Beach Road north of Boca Royale, to be built by developer Pat Neal, in August 2025, and an administrative challenge against the county and the water management district was reported in June 2026.
The Englewood Review, June 15, 2026, reported the challenge and the public meetings that followed, and the same paper's March 9, 2026 story described the project as a $15 million link from Manasota Beach toward Wellen Park, with more than 2,000 petition signatures against it. An earlier Englewood Review report described a route running east from a point half a mile past SR 776 out to North Port's city limit, tying Englewood Road to River Road. When WSLR covered the April 2025 vote, public comment from Boca Royale homeowners supported the Neal route because the county's earlier route would have run behind their homes. For a buyer, the practical step is to ask Sarasota County Public Works for the current status before choosing a homesite on the north side of the community.
Neal plans an east-west road linking Boca Royale with Wellen Park through the southern extension of Preto Boulevard, which it plans to complete in 2028, per the Business Observer's October 27, 2026 report. Until then, every Boca Royale trip toward Wellen Park runs out the SR 776 gate and around by road.
The Business Observer article links the connector to Neal's plan for 825 more homes across roughly 500 acres in the Wellen Park section, with build-out targeted for 2029, and a recreation center under construction with a golf simulator, putting green, pickleball courts and pool. What that means for a buyer today: the east side of Boca Royale will be an active building site for about three years, and the original gated sections gain a road link toward Wellen Park around 2028. How traffic will route past the original sections once the connector opens is not in any public document we found, so ask Neal and the Boca Royale Golf Property Owners Association before you choose a home near that edge.
The nearest public natural area to the Boca Royale gate is Lemon Bay Park, a 198.8-acre county preserve with a nature center and kayak launch about 1.3 road miles away. Manasota Beach Park, the county's lifeguarded beach on Manasota Key, is about 5.1 miles and ten minutes from the gate.
The county's ParkBoundary layer lists Manasota Beach Park at 21.6 acres with a boat ramp, lifeguard, swimming and trails, and Blind Pass Beach Park at 63.4 acres with beach access, kayak launch and fishing. Indian Mound Park on Winson Avenue, about 2.8 road miles from Boca Royale, is a 7-acre water-access park with a boat ramp and kayak launch, and the Englewood Sports Complex on South River Road covers 136.7 acres with ball fields, a gym, a fitness center and pickleball.
Inland, Myakka State Forest runs to 8,593 acres with more than 40 miles of trails for hiking, biking and horses, primitive camping and about 2.5 miles of Myakka River frontage. Its office is at 2555 South River Road, Englewood; a day pass is $2 and an annual pass, good at every state forest, is $45. For golf, dining and life inside the gate, see our Boca Royale community guide.
HCA Florida Englewood Hospital at 700 Medical Blvd, a 100-bed acute care hospital with a 24-hour emergency room and Primary Stroke Center designation, is about 5.0 road miles and 11 minutes from the Boca Royale gate. Sarasota Memorial Hospital Venice is about 13.6 road miles away. In an emergency, call 911.
Hospital details come from HCA Florida Englewood Hospital, which also lists Joint Commission accreditation; some map layers still label the address with its old name, Englewood Community Hospital. North of Boca Royale, HCA Florida Wellen Park Emergency, a freestanding emergency room at 7070 S. Tamiami Trail in Venice run as an extension of the Englewood hospital, opened March 25, 2025 with eleven exam rooms plus a pediatric treatment room. Sarasota Memorial broke ground in November 2025 on a North Port hospital on North Sumter Boulevard, a $507 million project planned to open in 2028 with 100 beds.
A Boca Royale address, in the original sections and in Boca Royale at Wellen Park alike, sits inside three attendance zones on Sarasota County's 2026 layers: Englewood Elementary, L.A. Ainger Middle and Wellen Park High. We name the zoned schools and the sources; we do not rate schools. Confirm each address with the district.
The three zones were re-checked on November 14, 2026 at a point in the center of original Boca Royale and a second point in the eastern section toward Unit 20, and both returned the same answer from the county's elementary, middle and high school zone layers. The high school record is a 2026 record, which is the change a Boca Royale buyer most needs to know about.
Before Wellen Park High opened, the Sarasota County part of Englewood, including Boca Royale, was zoned through a bi-county contract to Lemon Bay High in Charlotte County. The county's 2026 high school zone record now places all of Boca Royale in the Wellen Park High zone, about 9.1 road miles and 17 minutes from the gate.
The Venice Gondolier's planning-stage report, republished on NewsBreak, explained the bi-county arrangement: students in this part of Englewood started at Englewood Elementary in Sarasota County, then moved to L.A. Ainger Middle and Lemon Bay High in Charlotte County. The report said the contract would likely be modified so the Sarasota County portion of Englewood would be zoned for Wellen Park High, and that about 175 students would be re-enrolled into Sarasota County Schools. Local television reported the school opening in August 2026 as the district's first new public high school in 25 years. Whether a Boca Royale student can still choose Lemon Bay High under the revised contract is not in any primary document we found, so ask both districts.
L.A. Ainger Middle is the zoned middle school for Boca Royale on the county's middle school layer. It is a Charlotte County Public Schools campus that Sarasota County students in this zone attend under the bi-county arrangement, so the buyer confirms both districts' current terms before relying on it.
The county layer record is "L.A. Ainger Middle Zone" (Sarasota County MiddleSchoolZone layer). The elementary zone is Englewood Elementary, a Sarasota County school on North McCall Road, per the same county's elementary zone layer. Because the high school part of the bi-county arrangement changed in 2026, a buyer who is counting on a particular middle school campus should get the answer in writing from Sarasota County Schools and from Charlotte County Public Schools.
For a Boca Royale buyer, Sarasota County runs School Choice as a yearly window. The 2026 to 2027 window opened at 8:00 a.m. on February 2, 2026 and closed at 4:30 p.m. on March 2, 2026, for schools with available capacity. The 2027 to 2028 dates had not been announced as of November 14, 2026.
The 2026 to 2027 window is documented in SRQ Magazine's report of the district announcement, which says the window was open to K-12 students from anywhere in Florida. If the district repeats that pattern, a Boca Royale buyer closing after early March 2027 may miss the 2027 to 2028 window, so check the district's School Choice page as soon as you are under contract.
Ask Sarasota County Schools to confirm the zoned schools for the exact Boca Royale house number, in writing if possible. The bi-county arrangement for L.A. Ainger Middle is not shown by an address lookup alone, and a listing remark or a ZIP code does not decide school assignment.
Start with the district's new registration page. Boundaries can change from year to year, so if a school assignment is part of why you are buying in Boca Royale, ask for the district's answer for that address in writing during your inspection period.
Boca Royale lets a buyer choose, inside the same gates, between a resale in an established golf community and a new Neal home in Boca Royale at Wellen Park. Nearby gated new-home starts observed November 14, 2026 ran from $309,990 at Shores at Stillwater to $352,990 for Neal's Boca Royale villa.
Data updated: November 2026 (advertised from-prices observed November 14, 2026 on the builder and developer pages linked below, base prices before homesite premiums, options and incentives; Boca Royale medians from the Sarasota County Property Appraiser bulk file dated October 21, 2026, 12 months October 15, 2025 to October 14, 2026; drive distances computed with OSRM from the Boca Royale main entrance, no traffic)
Treat each price in the table as an opening number, not a value. Builder pages change weekly, several showed "was" prices on the day we read them, and a from-price leaves out the homesite premium and design options that make up much of a finished price. For Boca Royale itself we print the county record, which is what homes actually closed for.
| Community | Builder now | Gated, per its own pages | HOA or special district | Price evidence (date) | Golf | Drive from the Boca Royale gate |
|---|---|---|---|---|---|---|
| Original Boca Royale (Units 6 to 18), Englewood | Resale only; Neal closed the last home here in 2026 | Yes | POA; not in the West Villages Improvement District | 12-month resale median $600,000 (n=68), county record | Boca Royale Golf and Country Club, non-equity private since July 1, 2026 | Baseline |
| Boca Royale at Wellen Park (Unit 20 and the planned expansion), Englewood | Neal Communities | Yes, same community | Association plus the West Villages Improvement District | From $352,990 (Neal, Nov 14, 2026) | Same club; membership terms not published | Inside the same community |
| Wellen Park Golf and Country Club, Wellen Park | Lennar | Not stated | HOA plus the West Villages Improvement District | Sabal carriage home from $369,999; overview "priced from the mid $200s" (Wellen Park, Nov 14, 2026) | "Bundled golf" with the home | Not routed; Downtown Wellen Park is 10.4 road miles |
| Gran Paradiso, Wellen Park | No builder found; Lennar's community URL now redirects to a region page | Not confirmed on a primary page | Resident-controlled POA; in the West Villages Improvement District | No new-home price; resale only | No golf course | 10.4 road miles, 21 min |
| Beachwalk by Manasota Key, Englewood (SR 776) | DiVosta (PulteGroup) | Yes, "Gated Community" | HOA; builder page says "No CDD" | $349,990+ (DiVosta, Nov 14, 2026) | No course | On SR 776 in the same ZIP |
| Shores at Stillwater, Englewood (Pine St) | Pulte Homes | Yes, "Gated community" | HOA (amount not shown) | $309,990+ (Pulte, Nov 14, 2026) | No course | In the same ZIP |
| Rotonda Golf and Country Club area, Rotonda West (Charlotte County) | Scattered-lot builders and resales | Not stated as gated | Not confirmed on a primary page | No single from-price | Five courses, optional memberships | 11.7 road miles, 23 min |
| Oyster Creek, Englewood (Charlotte County, 34224) | Resale | Yes, per its golf club page | Not confirmed on a primary page | Resale only | 18-hole par 60 executive course, built 1990 | 7.5 road miles, 14 min |
Sources for the rows: Boca Royale's split and the 825-home plan from the Business Observer, October 27, 2026; the district line from the West Villages Improvement District FAQ; the club change from Neal's June 26, 2026 release; the Neal price from the Boca Royale at Wellen Park page; Lennar's rows from the Wellen Park Golf and Country Club page; Gran Paradiso from a 2025 ABC7 report on the district; Beachwalk from the DiVosta Beachwalk page; Shores at Stillwater from the Pulte page; Rotonda from Rotonda Golf and Country Club; Oyster Creek from its Chronogolf club page.
A home inside the West Villages Improvement District pays the district's assessment on the county tax bill every November, and it cannot opt out. Original Boca Royale is outside the district; Boca Royale at Wellen Park is inside, so two Boca Royale homes at the same price can carry very different yearly costs.
The district's FAQ names "Boca Royale at Wellen Park" as included and says the original Boca Royale is not part of the district. Its Final Budget for fiscal 2026/2027 prints $3,355.03 a year for a villa up to $5,580.95 a year for a 72-foot single-family homesite on the budget line that appears to cover Boca Royale at Wellen Park, which the budget calls "Unit 11"; confirm with the district which line and lot class apply to the homesite you choose. Wellen Park Golf and Country Club and Gran Paradiso sit inside the same district. Beachwalk's builder page says "No CDD." Put the district line next to the price before you compare monthly cost.
Golf terms differ more than prices do. Lennar's Wellen Park Golf and Country Club advertises "bundled golf" with the home, Rotonda Golf and Country Club sells optional memberships across five courses, and the Boca Royale club became a non-equity private club on July 1, 2026 without publishing dues or saying whether residents must join.
Rotonda Golf and Country Club says its membership options include 99 holes of golf with "no assessments, no food and beverage requirement." Oyster Creek's club page describes an 18-hole par 60 course with six par fours and twelve par threes, designed by Ted McAnlis and built in 1990, inside a gated community. At Boca Royale, the club's membership overview lists Golf, Racquets and Social categories with six Har-Tru clay tennis courts and eight lighted pickleball courts, but no prices. Read the Boca Royale governing documents and get the club's written terms before you sign; the documents and the club decide what a Boca Royale owner owes.
The right match depends on the home, the budget and the yearly carrying cost. Original Boca Royale fits a search for an established golf community with no district line on the tax bill. Boca Royale at Wellen Park fits a search for a new Neal home inside the same gates that accepts the district assessment and a construction wait.
By budget, the lowest advertised gated starts nearby were Shores at Stillwater at $309,990 and Beachwalk at $349,990, both without a golf course, while Neal's Boca Royale start was $352,990. By home type, a search for a larger pool home leans toward Boca Royale resales: in the 12 months to October 14, 2026, 88 percent of Boca Royale sales from $600,000 to $750,000 (n=16) had a pool. By timing, Neal's nine Boca Royale homes complete from Q4 2026 to June 2027, so a buyer who must move sooner looks at resales.
For every builder community in the area, see our guide to new construction in Englewood, and for both sides of the county line, our Englewood buyer's guide. If Beachwalk is on your list, our guide to buying in Beachwalk by Manasota Key covers its builder terms. Call Marc at (239) 287-5873 and we will set Boca Royale against the others in one afternoon.
In Boca Royale, as everywhere since August 17, 2024, a buyer signs a written agreement with a buyer's agent before touring, and the fee in it is negotiable rather than fixed by law. On a new Neal home, Neal's published realtor terms pay up to 3 percent when the agent is procuring cause.
Before you tour any Boca Royale home with an agent, in person or virtually, you sign a written buyer agreement. The agreement has to spell out the fee in plain terms and say that what agents charge is open to negotiation and fixed by no law. Offers of compensation no longer appear on the MLS.
Those terms come from NAR's own explanation of what the settlement means for buyers and sellers, its settlement FAQs and Written Buyer Agreements 101, with the practice changes in force since August 17, 2024. A seller may still offer to pay a buyer's agent off the MLS, and on a Boca Royale resale you can ask the seller to pay some or all of your agent's fee as a term of your offer.
Neal's realtor pages, observed November 14, 2026, offer "up to 3%" payable to the agent's office when the agent is the procuring cause, paid on the base home and homesite premium. The agent "must be present during prospective buyer's first visit and registration," and each registration lasts 90 days in Boca Royale at Wellen Park.
The terms are on Neal's realtor page and its For Realtor page. On completed inventory, Neal pays on the net contract price, excluding merchandising and furniture, so a price cut on one of the Boca Royale quick move-ins also lowers the base the commission is figured on. Buyers who visited the Boca Royale sales office before, registered with Neal at the same community before, or said they had no agent may be ineligible for the cooperating payment. Neal says it can change the terms without notice, and the page shows no effective date. Payment comes at lot close on a lot-and-home purchase or after closing on an end close.
If you walk into the Boca Royale at Wellen Park sales center at 10628 Sarazen Way before your agent is with you, Neal's terms say you may be ineligible for the cooperating payment. Your agent's fee then becomes something you pay or negotiate, so register together on the first visit.
The Neal sales associate at that desk works for the seller. Florida law presumes licensees act as transaction brokers unless another relationship is set up in writing, and s. 475.278 lifts the disclosure duties for a builder's employee selling the builder's own new homes where it is reasonably clear that employee represents the builder. If you want someone whose duties run to you, bring that person on day one. Book a Boca Royale buyer consultation before you visit, and we will meet you at the sales center for the registration.
In Boca Royale we negotiate two kinds of sellers. With Neal, the levers are the posted quick move-in price cuts, the homesite and options, and the choice of lender. With an original Boca Royale resale owner, they are the inspection findings, the appraisal, the estoppel items and the county record of comparable sales.
Data updated: November 2026 (Neal prices observed November 14, 2026 on the Boca Royale at Wellen Park page; recorded sales from the Sarasota County Property Appraiser bulk file dated October 21, 2026, 12 months October 15, 2025 to October 14, 2026 and 24 months October 15, 2024 to October 14, 2026; payments at the Freddie Mac PMMS 30-year rate of 7.11 percent, November 12, 2026; county market figures from RASM, September 2026)
We describe how we work here, not past deals. Every number below is public: Neal's own page, the county deed record, a statute or a lender guideline.
On November 14, 2026 Neal's Boca Royale page showed price cuts on three of its nine homes, the three nearest completion: $21,000 on Tidewinds 2 homesite 01, $32,000 on Imagination homesite 124 and $7,000 on Sandcastle 2 homesite 019. No rate buydown, closing cost credit or design credit was advertised that day.
The three advertised prices were $449,990 (was $470,990), $462,990 (was $494,990) and $505,990 (was $512,990), per the Neal Boca Royale page. The six homes completing from April to June 2027 showed no cut. That pattern tells us where Neal's flexibility sits on the day you read it: homes close to completion. Nationally, the NAHB/Wells Fargo index for October 2026 reported that 43 percent of builders cut prices, by an average of 6 percent, and 65 percent used incentives. We ask Neal in writing whether any unadvertised incentive exists on a specific Boca Royale homesite, whether it stacks with a posted cut, and what conditions attach.
Neal's base prices leave out the homesite premium and design options, and its Boca Royale quick move-ins ran $87,000 to $378,000 above the base price of the same plan on November 14, 2026. That gap is where a to-be-built price grows, so it is where we ask for every number in writing.
Neal's plan pages say "Base price does not include the homesite premium or design options" (Tidewinds 2 plan page). For example, the Imagination 2 plan was listed from $375,990 while the Imagination quick move-in on homesite 124 was $462,990, and the Kiawah 2 plan from $621,990 against $999,990 for the Kiawah 2 on homesite 196 with pool and spa. Neal publishes no homesite premium list, so we ask for the premium on each Boca Royale homesite you like and compare a to-be-built total with a quick move-in of the same plan before you commit.
A price cut keeps your choice of lender and lowers the price the home is assessed from. On the $462,990 Boca Royale Imagination with 10 percent down at 7.11 percent, a $20,000 cut lowers principal and interest by about $121 a month. The same $20,000 spent on points could save more, but only if the lender's pricing delivers it.
That arithmetic is worked in our market research from the Freddie Mac rate and the CFPB's explanation of points, which says one point equals one percent of the loan amount and that points suit a buyer who keeps the loan a long time. Freddie Mac does not publish what a point buys, so how far $20,000 of points lowers the rate depends on the lender's same-day pricing; a 2-1 temporary buydown on that loan would cost about $9,761. Lender rules cap what a seller can pay: Fannie Mae allows 6 percent of price at 75.01 to 90 percent loan-to-value and 3 percent above 90 percent, and counts builder-funded buydowns in that limit (Fannie Mae B3-4.1-02). A 2-1 buydown also does not help you qualify, because Fannie Mae qualifies at the note rate (B2-1.4-04).
Neal discloses that it or its affiliates own at least 1 percent of Neal Communities Funding and states that a buyer is not required to use it. For a Boca Royale buyer, past Neal incentives, where fine print was published, required both the affiliated lender and the seller's closing agent, so the choice of lender can be a negotiating point.
Neal's financing page carries the "YOU ARE NOT REQUIRED TO USE NEAL COMMUNITIES FUNDING" disclosure, and an expired 2024 Neal program said "Buyer must use both the Closing Agent selected by Seller and finance through Affiliated Lender to receive this Promotion." Federal law allows such an arrangement only with disclosure, no required use and no payment beyond an ownership return (12 U.S.C. 2607), and Regulation X treats a package discount as lawful only if it is optional and a true discount (12 CFR 1024.2). We get a Loan Estimate from an outside lender on the same day so you compare total cost, not the headline. Neal's own payment estimate on the Imagination, $2,197 a month, uses a 5.9 percent illustrative rate; at the 7.11 percent average the same loan is about $2,492 (Neal quick move-in page).
On an original Boca Royale resale, the levers are the inspection period, the repair limits in the contract, the appraisal, who pays the estoppel and the Transfer Contribution, and the county record of what similar Boca Royale homes closed for. A home that needs a roof, a 4-point fix or an unpermitted cage gives us something specific to price.
Under the Florida Realtors and Florida Bar standard contract, the general repair, wood-destroying organism and permit limits are each set at 1.5 percent of the price when the blanks are not filled in, or $9,000 apiece at the $600,000 Boca Royale 12-month resale median (standard contract text). Under the AS IS form, the inspection period defaults to 15 days if blank and you may cancel in your sole discretion inside it (AS IS form text). For Units 11 and later, the Fifteenth Amendment of July 30, 2026 added a Transfer Contribution, figured as a year of the Annual Assessment minus the Community Membership Assessment and owed on the buyer's side; the estoppel states the dollar figure. Who pays it, and who pays the estoppel fee (capped at $299 on a current account, plus $119 if rushed and up to $179 more if delinquent, per Florida DBPR), is a contract term we negotiate.
We price a Boca Royale offer from closed sales of similar heated area, not from a listing's square footage. Over the 24 months to October 14, 2026, Boca Royale resales of 1,800 to 2,099 heated square feet (n=27) had a median of $475,000, against $547,250 for builder sales of that size (n=20).
Those bands come from the Sarasota County Property Appraiser file of October 21, 2026, using the county's heated (living) area, which is not the same measure as a listing sheet. Builder and resale sales in Boca Royale differ in plan mix and age, so we read them band by band: at 2,100 to 2,399 square feet, resales (n=24) had a median of $607,500 and builder sales (n=10, a small group) $686,250. Across Sarasota County, single-family homes sold at a median 94.3 percent of original list price in September 2026 with 3.7 months of supply (RASM September 2026), so a Boca Royale offer starts from the closed record and the condition of the home.
If you must sell a Florida home to buy in Boca Royale, set the two dates side by side first. Neal's nine Boca Royale homes complete from Q4 2026 to June 2027, and an original Boca Royale resale closes on its contract date, so your sale date decides which Boca Royale homes are realistic.
If the home you are selling is already in Boca Royale, start with our guide to selling your Boca Royale home, which covers competing with Neal's new section, and get a price from our Boca Royale home valuation. Call Jesse direct at (239) 898-6072.
The valuation prices from the county record by size band and section, the same way this page does for buyers. If your current home is elsewhere in Englewood, our Englewood buyer's guide links the selling pages for each part of town. Knowing what your sale is likely to net tells you how much of a Boca Royale purchase it can fund before you write an offer.
Yes, if you held a Florida homestead within the three preceding years. Portability can carry up to $500,000 of your Save Our Homes difference to a new homestead in Boca Royale. You file the transfer, on form DR-501T, with your new homestead application to the Sarasota County Property Appraiser.
The Sarasota County Property Appraiser's portability FAQ sets out the rule, and its homestead page says you must own and occupy the home as a permanent residence on January 1, with March 1 as the timely filing date. On a new Boca Royale at Wellen Park home, portability applies to the assessed value once the home is on the roll, and the district assessment is billed separately and is not reduced by it.
If the equity in your current home is the down payment and two mortgages are out of reach, sell before you commit. If you can carry both, buying first widens your Boca Royale choices. Neal publishes no sample agreement, so ask in writing whether a home-sale contingency is allowed.
Neal's realtor terms show two closing structures, a lot close followed by construction or a single end close on a finished home (Neal For Realtor page), and the structure changes when your money is committed. All nine Boca Royale quick move-ins listed November 14, 2026 were end-close inventory homes. On a resale, a sale contingency is a contract term the Boca Royale seller can accept or refuse. Jesse handles the pricing of your current home while Marc runs the Boca Royale purchase; reach Jesse at (239) 898-6072.
Current Boca Royale resale listings come from the MLS, and Neal's own inventory comes from Neal's Boca Royale page, so we do not print a list of named listings that would be stale within days. To see what is for sale today, browse current Englewood listings on DomainRealtyGroup.com.
Data updated: November 2026 (Neal inventory from the Boca Royale at Wellen Park page observed November 14, 2026; county figures from RASM, Sarasota County single-family, September 2026 and Q3 2026; MLS-only Boca Royale fields checked November 14, 2026)
| Measure | Figure |
|---|---|
| Active resale listings in Boca Royale | Information not available at time of publishing (checked November 14, 2026). |
| Boca Royale days on market | Information not available at time of publishing (checked November 14, 2026). |
| Boca Royale sale-to-list ratio | Information not available at time of publishing (checked November 14, 2026). |
| Boca Royale months of supply | Information not available at time of publishing (checked November 14, 2026). |
| Neal homes listed in Boca Royale at Wellen Park | 9, advertised from $449,990 to $999,990, all under construction (observed November 14, 2026) |
| Sarasota County single-family median days to contract, Q3 2026 | 52 (county figure, not Boca Royale) |
| Sarasota County single-family months of supply, Q3 2026 | 3.7 (county figure, not Boca Royale) |
Check three things on the county record first: the plat unit, the year built and the heated area. The unit tells you which declaration and amendments apply, the year built tells you which insurance inspections apply, and the heated area is the only fair basis for comparing a Boca Royale price with recorded sales.
Search the address on the Sarasota County Property Appraiser site. The legal description names the Boca Royale unit, and the POA document library separates documents for Units 1 to 10 from the Declaration that excludes those units and its numbered amendments. A listing that calls a home "new" when the roll shows a 2019 year built, or that shows a larger area than the county's heated figure, is a question to ask before you tour, not after.
On Neal's Boca Royale page, the section heading counted nine move-in ready homes, yet every card on November 14, 2026 said "This home is under construction," with completion dates from Q4 2026 to June 2027. A quick move-in in Boca Royale can therefore mean a wait of several months.
Ask Neal for the current construction stage and the expected certificate of occupancy month on any homesite before you plan a closing around it. The Sarasota County certificate of occupancy also starts the clock under s. 95.11 for construction defect claims, so keep that date in your closing file.
Set up a Boca Royale alert on the filters that actually separate one Boca Royale home from another: section (original Boca Royale or Boca Royale at Wellen Park), price band, heated area, pool and flood zone. Then send the matches to us and we will read each against the county record and Neal's current list.
Start with price and size, since Boca Royale prices follow them closely. In the 12 months to October 14, 2026, Boca Royale sales under $400,000 (n=24) had a median of 1,636 heated square feet and no pools, while sales from $750,000 to $1 million (n=15) had a median of 2,703 square feet and all had a pool.
We cut those bands from the 86 recorded sales in the Sarasota County Property Appraiser file for the 12-month window. Add the section, because a resale in the original Boca Royale carries no West Villages Improvement District line while a home in Boca Royale at Wellen Park does. Add a flood-zone note too: the estate units 6 to 10 are mapped entirely Zone X unshaded, while Zone AE address points cluster in Units 15, 17, 18 and 20 on the county's FEMA flood zone layer.
When a Boca Royale resale matches your alert, we confirm the showing with the listing agent, arrange entry at the gate and pull the parcel record, flood zone and permit history before you arrive. For Neal's homes in Boca Royale at Wellen Park, we register you with the Sarazen Way sales center at the same visit.
The Boca Royale POA's management contacts list the Main Gate at 941-270-4811 (Boca Royale Golf POA contacts); the gate procedure for new owners is not published, so we confirm it with the management company before closing. Build the alert from our buying page, or give us the filters during the consultation below. Marc Comisar reads the Boca Royale matches himself and answers at (239) 287-5873.
A Boca Royale buyer consultation is a no-cost working session with Jesse McGreevy or Marc Comisar on your budget, a new home in Boca Royale at Wellen Park against a resale in the original Boca Royale, the district assessment and the county-record checks on this page. It ends with a written plan for your search and the buyer agreement explained.
We bring the Boca Royale county record and Neal's current list side by side: the 12-month medians of $576,500 for all sales (n=86), $398,000 for builder sales (n=18) and $600,000 for resales (n=68), the size bands each budget buys, Neal's nine homes with their posted cuts, and the district's assessment lines.
We also bring the payment math at today's rate. At the Freddie Mac 30-year average of 7.11 percent, principal and interest on the $600,000 resale median with 20 percent down is $3,229 a month, before taxes, insurance, dues and any district assessment. And we bring the document list we pull on any Boca Royale home you like, so the checks are lined up before your inspection period starts.
Expect questions on price range, cash for the down payment, the lender you prefer, villa against single-family, golf membership, a pool, your move date, any home you must sell first and homestead plans. Your answers decide whether we start with Neal's homes or original Boca Royale resales.
Book your Boca Royale 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 Boca Royale 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 Boca Royale, request the survey, elevation certificate if one exists, permit history, tax estimate, the s. 720.401 disclosure summary, the declaration and amendments for the home's unit, the rules, the estoppel, the club's written terms, the district assessment statement on a new home, and insurance quotes in writing.
| Document | Who issues it | New, resale or both | Why it matters in Boca Royale |
|---|---|---|---|
| Survey | A Florida licensed surveyor | Both | Shows lot lines, easements and the golf-course setback; Boca Royale screen enclosures on golf lots must sit 10 feet back from the property or no-build line |
| Elevation certificate | Surveyor for the builder or owner; finals for many newer homes are on the county's elevation certificate layer | Both | Most Zone X resales have none on file; an AE home's quote depends on it |
| Permit history | Sarasota County: building.scgov.net for permits closed before August 18, 2023 and Accela Citizen Access for newer ones | Both | Roof, pool, cage, shutters and generator permits, and the roof date insurers ask for |
| Certificate of occupancy | Sarasota County building official | New | Neal's closing depends on it, and it starts the 4-year and 7-year clocks in s. 95.11 |
| Property tax estimate | The Sarasota County Property Appraiser tax estimator | Both | A new home may be taxed as land only in its first year under s. 192.042 |
| HOA disclosure summary | Neal on a new home; the seller on a resale | Both | Under s. 720.401 you may void within 3 days of a late summary or before closing |
| Declaration, amendments and rules | The Boca Royale POA document library or the Sarasota Clerk | Both | Units 1 to 10 have their own documents; the Fifteenth Amendment of July 30, 2026 covers Units 11 to 17; rules updated June 17, 2025 |
| Estoppel certificate | The association, ordered by the closing agent | Resale | Issued within 10 business days; shows dues, any Transfer Contribution and open violations |
| Club membership terms | Boca Royale Golf and Country Club, Membership Director, (941) 475-6464 | Both | The club became non-equity private July 1, 2026 and publishes no dues |
| District assessment statement | West Villages Improvement District | New (Boca Royale at Wellen Park) | Confirms the homesite's lot class and yearly assessment on the FY 2026/2027 budget |
| Warranty and claim history | Neal, and the seller on a resale | Both | Neal lists 1-year, 2-year and 10-year tiers; transfer beyond the statutory year is not stated online |
| Wind mitigation form (OIR-B1-1802) | A qualified inspector | Both | Valid up to five years if nothing material changes; the Rev. 04/26 form took effect April 1, 2026 |
| 4-point inspection | A Florida licensed inspector | Resale homes over 20 years old | Citizens requires it on homes more than 20 years old (Citizens inspections) |
| Homeowners and flood quotes | Your insurance agent, in writing | Both | Citizens requires flood on Coverage A of $400,000 or more now, and on all policies from January 1, 2027 |
| Pool permit and safety 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 licensed pest control business under s. 482.226 | Resale | Lists inaccessible areas and any evidence of past treatment |
Send us the Boca Royale address and we will pull the parcel record, flood zone, any posted elevation certificate and the permit trail the same day. For papers only Neal, the seller, the association, the club or the district can produce, we tell you whom to ask and what to check in each one.
On a resale, the POA's management company, Castle Group, is at 941-460-8020 per the POA FAQ, and the club's Membership Director is at (941) 475-6464 per the membership overview. On a new home, the Neal sales center at 10628 Sarazen Way is at (941) 210-0528, and Neal's warranty emergency line is 941-713-8014 (Neal warranty page). Set up a Boca Royale consultation or call Marc at (239) 287-5873.
Below are the Boca Royale questions that come up most on calls and in search, each with a short, sourced answer. Recorded-sale figures rely on the county property appraiser's October 21, 2026 file (twelve months ending October 14, 2026), and Neal prices are those Neal showed on November 14, 2026.
Boca Royale is in Englewood, ZIP 34223, in unincorporated Sarasota County. Neal lists its Boca Royale sales center at 10628 Sarazen Way, Englewood, FL 34223 (Neal Boca Royale page), and the club's address is 1601 Englewood Road. Because it is not inside a city, permits, property tax and the homestead filing all run through Sarasota County offices, not Venice or North Port.
It is the newest section of the same gated community, branded by Neal as Boca Royale Golf and Country Club at Wellen Park. The Business Observer reported on October 27, 2026 that Neal closed the last home in the original 1,151-unit Boca Royale and plans 825 homes on about 500 acres in the new section by 2029. The new section is inside the West Villages Improvement District; the original is not.
Not from Neal. Neal closed its last original Boca Royale home in 2026, per the Business Observer, so the original Units 6 to 18 are now a resale market. In the 12 months to October 14, 2026 the county recorded 68 Boca Royale resales with a median of $600,000. Every new Neal home on sale November 14, 2026 was on Royale Dornoch Avenue or Whistling Straits Road in Boca Royale at Wellen Park.
It depends on what is counted. Neal counts 1,151 units in the original community (Business Observer, October 27, 2026). Our county research counted 1,267 parcels in the Boca Royale plats, with 949 carrying a home on the 2026 roll (Sarasota County Property Appraiser). The two figures measure different things at different dates, and the 825 planned homes in the new section come on top of either.
Neal sells four series there. On November 14, 2026, Coral villas ran 1,638 to 1,848 square feet from $352,990; Cruise single-family homes 1,533 to 1,860 square feet from $353,990; Cove homes 2,207 to 3,156 square feet from $501,990; and Coastal homes 2,559 to 3,677 square feet from $550,990 (Neal Boca Royale page). These are advertised base prices before homesite premiums and options.
The Tidewinds 2 villa, 2 bedrooms, 2 baths and a 2-car garage on 1,638 square feet, was advertised from $352,990 on November 14, 2026 (Neal Boca Royale page). That is a base price. The finished Tidewinds 2 quick move-in on homesite 01, with its homesite and options, was advertised at $449,990, so compare finished prices when you set a Boca Royale budget.
Check the recorded restrictions for that lot's unit before you buy it. The Boca Royale Declaration requires architectural approval for all construction work, and the POA posts the governing documents by unit on its document library. Florida's s. 720.3035 limits that review to what the documents state, and the Sarasota County Property Appraiser record shows whether a parcel is vacant.
On recent Neal sales in Boca Royale, the county deed names Resource Conservation of Sarasota LLC, a Neal entity, as seller. You can confirm an entity's status on Florida Sunbiz. That entity is why the county record separates builder sales from resales: in the 12 months to October 14, 2026, 18 Boca Royale sales (median $398,000) had a Neal seller of record and 68 did not.
No. Neal's Boca Royale page and its other public pages give no deposit amount or percentage. Florida's s. 501.1375 lets you require that deposits up to 10 percent of the price be held in escrow unless you waive that right in writing. Option or design deposits above that 10 percent fall outside the escrow right, so ask for the full deposit schedule before you sign.
Neal's warranty page lists 1 year for materials and workmanship, 2 years for plumbing, electrical and mechanical systems and 10 years structural, with service requests at 1, 6 and 11 months and an emergency line at 941-713-8014. Neal's Boca Royale plan pages add a one-year GE appliance factory warranty with a service contract for years two through five. Ask for the written warranty booklet before you sign.
Florida's s. 553.837 requires a one-year builder warranty against defects causing a material Building Code violation, and that obligation follows the home if it is sold. Neal's website does not say whether its 2-year and 10-year tiers transfer. In the last 12 months, 10 of 68 Boca Royale resales were built 2023 or later, the group most likely to still be inside a tier.
Under s. 95.11(3)(b), a construction claim generally must be filed within 4 years of the certificate of occupancy, or of discovery for a latent defect, and in any event within 7 years. Before suing, chapter 558 requires written notice at least 60 days ahead, and the builder responds within 45 days. Keep the Boca Royale home's CO date.
Neal Communities Funding describes a two-step process: initial documents at application, a conditional commitment as construction continues, an appraisal near completion and a rate lock "typically" within 60 days of closing (Neal Communities Funding FAQ). Credit documents expire after 120 days, so a buyer of a Boca Royale home completing in mid-2027 should expect to refresh them. Compare an outside lender's Loan Estimate on the same day.
No public document we read names the association or board for Boca Royale at Wellen Park or says whether Neal, as declarant, still controls it. Florida's s. 720.307 gives owners a board majority three months after 90 percent of parcels are conveyed and at least one seat at 50 percent. Read the recorded declaration and the disclosure summary before signing.
No. The district's FAQ says its assessment appears on the property tax bill sent each November, that owners cannot opt out, and that there will always be an assessment for operations and maintenance. It applies to Boca Royale at Wellen Park, not to the original Boca Royale. Ask the district for the homesite's lot class before you sign, because the yearly figure depends on it.
The district's FY 2026/2027 budget shows the line that appears to cover Boca Royale at Wellen Park ("Unit 11") rising from $657.39 per home in 2025/2026 to $3,355.03 for a villa and $5,580.95 for a 72-foot homesite. Most of the increase is debt service on Series 2025 bonds maturing in May 2055. Confirm with the district that this line covers your homesite.
No public Neal or club page says so, and the club publishes no dues. The recorded Declaration, as our research read it, bills a Community Membership Assessment through the association until April 15, 2029 and contains club application language for owners after that. The governing documents and the club decide, so read Article 7 and the club's membership overview before you sign.
The club lists three categories on its membership overview. Golf includes seven-day advance tee times, MGA and WGA play, tournaments and six guest passes a year. Racquets covers six Har-Tru clay tennis courts, eight lighted pickleball courts and the fitness center. Social covers clubhouse dining and member events. No initiation or dues figure is published; ask the Membership Director at (941) 475-6464.
It means members pay to belong but do not own a share of the club. Neal's June 26, 2026 release says the club moved from semi-private to private "for its members and invited guests" on July 1, 2026, its 60th year, and gives no dues. Ask in writing whether any initiation is refundable or transferable when you later sell your Boca Royale home.
Neal's club releases describe the rebuilt Gordy Lewis course as par 71 at just over 6,600 yards from the back tees (Neal release), while Neal's community page says par 72. The course reopened with a members' grand opening on December 23, 2024. The club's current scorecard settles it, so ask for it at your first visit.
Not as public tee times. Since July 1, 2026, the course is private for members and invited guests, per Neal's release. The release says the club will keep offering events such as holiday parties, weddings and meetings to the local community. Older pages that describe Boca Royale golf as semi-private or pay-as-you-play predate the change.
No Boca Royale club rule or court case on payment turned up in our research. The recorded Declaration, as our research read it, gives the course an errant-ball retrieval license over golf lots and bars claims for view interference, so read the golf-course provisions for your unit on the POA document library and ask your insurance agent how your policy treats glass and screen damage.
The POA's FAQ mentions quarterly assessments for single-family homes and says payments are due on the 1st and late on the 15th, with management by Castle Group at 941-460-8020. No primary source publishes the dollar amount. The amount for a specific Boca Royale home appears on the estoppel certificate and the s. 720.401 disclosure summary.
No. The POA's FAQ says assessments cover common area insurance, so a single-family owner insures the dwelling. Villa owners should read the POA's December 9, 2025 Villa Roof Maintenance memorandum on the document library to see which roof duties sit with the owner. Get written homeowners and flood quotes during your inspection period.
Englewood Water District serves Boca Royale, and the POA's FAQ says pest control is the owner's responsibility. Open your Englewood Water District account for the closing date. On a new Boca Royale at Wellen Park home, the stormwater tracts are the district's maintenance obligation, while the lakes in the original Boca Royale are private, per our flood research.
Within limits. For Units 11 and later, the Declaration as our research read it requires association approval of leases (deemed given if not denied within 15 days) and bars leases under six consecutive months or more than twice a year without approval. Under s. 720.306, rental rules adopted after July 1, 2021 bind owners who take title later, so a buyer is bound by them.
Yes, within the association's specifications. Florida's s. 720.3035(6) requires every HOA to adopt hurricane protection specifications, and a conforming application cannot be denied. The Boca Royale Design Manual approved two permanent shutter types effective May 30, 2024, per the POA document library. Submit the application before you order.
A buyer is not an owner, so ask the seller to request the budget, reserves and minutes. Under s. 720.303, an association with 100 or more parcels must post its budget and financial report online, and it may charge a prospective buyer up to $150 plus copies for information requests. The Boca Royale POA adopted its records policy on October 28, 2025.
Some listing pages describe a villa association inside the gates as a condominium; we could not confirm that from a primary page. If a villa is a condominium, chapter 718 applies rather than chapter 720, and Florida DBPR caps a condominium association's transfer fee at $184 per applicant (DBPR fee caps). Check the association type on DBPR's condominium search before you sign.
You can. Under s. 720.3085, any assessment unpaid at transfer can be collected from you as well as the seller, and you keep a claim against the seller for what you pay. The estoppel certificate, issued within 10 business days and valid for 30 days (35 if mailed), is how the closing agent catches and pays any balance at closing (s. 720.30851).
Of 1,245 Boca Royale address points on the FEMA maps effective March 27, 2024, our county research counted 376 in Zone X unshaded, 734 in shaded Zone X and 135 in Zone AE, 82 of those in the unbuilt Unit 20 area (county FEMA flood zone layer). The estate Units 6 to 10 are entirely Zone X unshaded. Check the exact parcel.
Yes, for that lot or structure. A Letter of Map Amendment or a LOMR-F can remove a building from the Special Flood Hazard Area, which ends the federal lender requirement. Our research found 12 such letters for Boca Royale lots or structures granted from August 2024 to April 2026 on the county's Letter of Map Change layer. Ask the seller whether one exists.
It can. Citizens has required flood coverage on policies with dwelling coverage of $400,000 or more since January 1, 2026, in any zone, and requires it on all its homeowner policies from January 1, 2027. With the Boca Royale 12-month resale median at $600,000 (n=68), most resales cross that line. Get a flood quote before your inspection period ends.
Not above its ceiling. Under s. 627.351, Citizens cannot write a home whose dwelling would cost $700,000 or more to replace, and a primary home is ineligible if a private insurer offers coverage within 20 percent of Citizens' premium. Larger Boca Royale estate and golf homes therefore need the private market. Ask your agent for two private quotes.
Every insurer has to put four hurricane deductible choices in front of you: $500, or 2, 5 or 10 percent of the dwelling limit, though the $500 option need not be offered on dwellings of $250,000 or more, and the deductible applies once per calendar year (s. 627.701). On a $500,000 dwelling limit, 2 percent is $10,000 and 5 percent is $25,000.
Rarely. Grants require a homestead, an original permit applied for before January 1, 2008 and an insured value of $700,000 or less (s. 215.5586). Post-2012 Neal homes in Boca Royale fail the permit-date test, so only the older homes can qualify. The program site advertises grants up to $10,000; confirm funding before you count on it.
Sarasota County's wind load layer gives every Boca Royale address point a design wind speed of 160 mph for Risk Category II, the category for ordinary homes (county WindLoadCategory_8 layer). Insurers price wind on the features shown on the OIR-B1-1802 wind mitigation form, so ask the seller for a report under five years old.
Not on age alone if the roof is under 15 years old. For a roof 15 or older, s. 627.7011 bars an age-only refusal when an inspection shows at least 5 years of useful life left. Citizens also wants a 4-point inspection on homes more than 20 years old. Of 68 recent Boca Royale resales, 8 were built before 2012.
FEMA declared disasters for Ian (DR-4673), Helene (DR-4828) and Milton (DR-4834), but our research found no official report of flooding inside Boca Royale. The golf course was being rebuilt during Helene and Milton. For a specific home, read the seller's flood disclosure under s. 689.302, which covers claims and FEMA aid.
The bill arrives by November 1. Paying in November earns 4 percent off, December 3, January 2 and February 1; after that the full amount is owed by March 31. The Sarasota County Tax Collector says the owner on the bill owes all of it, so any proration for the seller's months comes as a credit at your Boca Royale closing.
Florida values property as of January 1, and improvements "not substantially completed on January 1 shall have no value placed thereon" (s. 192.042). A Boca Royale at Wellen Park home finished in 2027 can be taxed as land for 2027, with the full home value the next year. Budget your escrow on the full value, plus the district line.
Up to $25,000 off all levies plus up to another $25,000 on assessed value over $50,000 for non-school levies (s. 196.031). The Save Our Homes cap then limits yearly assessed-value growth; the Property Appraiser lists 2.7 percent for 2026. File by March 1 after the January 1 you live in the Boca Royale home.
With a $320,000 loan, documentary stamp tax on the note is $1,120 at 35 cents per $100 (s. 201.08) and intangible tax is $640 at 0.2 percent (s. 199.133). If your contract assigns you the owner's title policy, the promulgated premium at $400,000 is $2,075, with a $25 simultaneous lender's policy. Recording is $10 for the first page, $8.50 after.
Deed stamps are 70 cents per $100 of price, and the Chicago Title customs chart shows the seller customarily paying them in Sarasota County. For the owner's title policy, the same chart lists Sarasota among the counties where the buyer pays in some transactions, so local practice is split. On a Boca Royale purchase the contract controls, and your closing agent confirms the split before you sign.
Only if it exceeds the 2026 conforming limit of $832,750 for a one-unit home in Sarasota County (FHFA). Boca Royale sales of $1 million and up (n=10 in the 12 months to October 14, 2026, median $1,297,500) often need a loan above that line unless the down payment is large. Check fhfa.gov for the 2027 limit before you lock a rate.
Possibly, within the county limit. HUD set the 2026 one-unit FHA floor at $541,287 (HUD release); confirm the Sarasota County figure on HUD's limit lookup before you shop. Boca Royale sales under $400,000 (n=24, median $371,000) sit well under that floor. Ask whether the specific Boca Royale association meets your lender's requirements.
Yes. With full entitlement there is no VA county loan limit (VA loan limits). A first-time VA user putting less than 5 percent down pays a 2.15 percent funding fee, and seller concessions top out at 4 percent (VA funding fee page). A Boca Royale resale seller or Neal can cover some closing costs within that cap.
Some, for buyers who qualify. Florida Housing lists FL Assist at $10,000, 0 percent and deferred, for first-time buyers with a 640 credit score (Florida Housing programs). Sarasota County SHIP offers up to $75,000, forgiven 5 percent a year over 20 years, and Englewood is eligible (HERO SHIP page). Income and price caps apply; confirm funding with a participating lender.
Your lender must deliver the Closing Disclosure at least three business days before closing (CFPB). Neal Communities Funding says its borrowers get the initial Closing Disclosure within 3 business days of closing (Financing Path). Compare it line by line with your Loan Estimate, and with an outside lender's estimate if you priced one.
No. Florida's inspection standards exclude swimming pools (Rule 61-30.810), so order a separate pool inspection. In the 12 months to October 14, 2026, 88 percent of Boca Royale sales from $600,000 to $750,000 had a pool. Boca Royale rules require enclosed pools, with bronze cages set back ten feet on golf lots.
No, if you bought at arm's length. Under s. 553.79, a later buyer cannot be fined for a prior owner's open or expired permit, any owner may close an old permit, and the county may close one 6 years after issuance if no hazard is apparent. Search the Boca Royale address on Accela before your inspection period ends.
The U.S. Consumer Product Safety Commission's drywall guidance points to installations from 2001 to 2009, with blackened copper wiring or AC coils as the first sign. That window covers some of the older Boca Royale estate homes in Units 6 to 10, not the Neal-era homes. Ask your inspector to look at the coils and wiring.
Yes. Florida's s. 404.056(5) requires every seller, a builder included, to put a radon gas notice in a document you sign no later than the contract. Our research found no radon reading for ZIP 34223. The standard Florida Realtors contract lets you test within the inspection period and cancel if the seller will not fix a high reading.
Looking at year built across the 68 resales the county recorded in Boca Royale over the past 12 months, 8 were built before 2012, all in the estate units, 50 were built from 2012 to 2022 and 10 in 2023 or later, with a median year built of 2019 (county roll, Sarasota County Property Appraiser). Older homes face the 4-point and roof-age rules; newer ones may carry warranty time.
From 2017 through October 14, 2026, March recorded the most Boca Royale sales (101), followed by April (89), while September (56) and October (55) recorded the fewest, per the Sarasota County Property Appraiser file. Resales clustered from February to May. November and December 2026 sales were not yet in the file.
A Boca Royale specialist matters because one gate now holds two different purchases: a resale in the original Boca Royale, outside the district and governed by unit-by-unit documents, and a new Neal home in Boca Royale at Wellen Park with a district assessment, a builder lender and a construction wait. Buyers need both read correctly.
It means knowing which document answers which Boca Royale question. The plat unit decides the declaration, the Fifteenth Amendment decides the Transfer Contribution for Units 11 and later, the district budget decides the yearly assessment in the new section, and the club's written terms decide what golf costs.
It also means reading the county record honestly. In the 12 months to October 14, 2026, 68 of 86 recorded Boca Royale sales were resales, and builder and resale sales differ in plan mix, so we compare by heated-area band rather than one median. Our Boca Royale community guide covers the golf, amenities and daily life we leave out here.
You reach Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, carrying the Boca Royale county record, Neal's published list and the district budget in hand. Call Marc at (239) 287-5873, call Jesse direct at (239) 898-6072 or book a Boca Royale buyer consultation.
If you also own a home to sell, see Sell My Home in Boca Royale. If your search runs wider than one gate, our Englewood buyer's guide and Englewood new construction guide cover the communities around Boca Royale.
The rules quoted on this page all trace to public documents you can open at no cost. The list below holds the ones that matter most for a Boca Royale purchase, new or resale, each linked straight to its publisher so you can check the statute, the district budget or the insurer's rule before signing.
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, Fannie Mae, 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 West Villages Improvement District, Neal Communities' own published community, warranty and lender pages, and the Boca Royale association's own documents. Boca Royale sales figures come from the Sarasota County Property Appraiser's bulk parcel and sales file dated October 21, 2026, whose newest qualified Boca Royale sale is October 13, 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 Boca Royale 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 86 qualified Boca Royale sales on the Sarasota County roll for the 12 months to October 14, 2026, 18 from the builder and 68 resales, along with Neal's published terms, the district's budget 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 Boca Royale guide, plan a sale with Sell My Home in Boca Royale or the Boca Royale 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 Boca Royale 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 Boca Royale, not legal, tax, insurance or financial advice. Recorded-sales figures change with every county file, builder prices change without notice and statutory figures change annually. Brokered by Domain Realty.