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By Jesse McGreevy and Marc Comisar. Updated November 2026. If you are weighing the community itself rather than a number, our Beachwalk by Manasota Key community guide covers the plats, the amenities, the HOA, the flood maps and DiVosta’s floor plans, and if you have already decided to sell, our Beachwalk seller guide covers listing strategy, marketing against the builder, closing costs and disclosures. This page answers one question: what your Beachwalk home is worth, and why.
Beachwalk by Manasota Key is a gated DiVosta Homes community in unincorporated Sarasota County, Englewood ZIP 34223, entered from State Road 776 (Englewood Road) on the mainland, not on Manasota Key itself. Its homes date from 2021, Pulte is still closing new ones, and the October 2026 county roll shows 897 homes on 1,387 platted parcels (Sarasota County Property Appraiser). That makes a Beachwalk value a reading of two markets at once: what owners have accepted from other buyers, and what the builder is charging for a new home a few streets away.
Figures are qualified, recorded sales of improved Beachwalk parcels (sale qualification codes 01 and 02, above $1,000), our tabulation of the Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026, for the 12 months October 15, 2025 to October 14, 2026 unless a line names a calendar year. Every per-square-foot figure is per square foot of the county’s heated (living) area.
Talk to McGreevy and Comisar before you list. The record behind the team that will value your Beachwalk home:
A Beachwalk by Manasota Key home is worth what its size, plat and features support against two sets of recorded sales: 36 owner resales at a $677,500 median and 170 Pulte closings at $644,550, in the 12 months to October 14, 2026. The middle half of all sales traded between $292 and $354 per heated square foot.
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026, qualified sales codes 01 and 02 above $1,000 on improved parcels, newest qualified Beachwalk sale October 5, 2026; calendar-year, three-month, size, bedroom, pool, plat and repeat-sale cuts tabulated November 2026; DiVosta Beachwalk pages read November 14, 2026).
Search for “what is my Beachwalk home worth” and the answer is usually one community average. Beachwalk has no average that describes a real home. In the same 12 months, Phase 2C recorded 46 sales at a $395,000 median and Phases 3A-3B recorded 84 at $873,300, and both feed the $672,300 community median (Sarasota County Property Appraiser). Every number below names its count, its window and its source, and every per-foot figure uses the heated area on the county roll, never DiVosta’s plan square footage or a listing sheet’s. A builder-direct sale here is one where Pulte Home Company LLC or Pulte Homes Company LLC is the seller of record; a resale is a sale by anyone else.
In Beachwalk, builder-direct sales and resales overlap far more than they differ. Pulte closed 170 sales at a $644,550 median and $325 per heated square foot in the 12 months to October 14, 2026, and owners resold 36 homes at $677,500 and $337. The resale median is higher mostly because of which homes happened to resell.
Beachwalk qualified sales, October 15, 2025 to October 14, 2026, by seller of record.
| Measure | All sales | Builder-direct (Pulte seller of record) | Resales (any other seller) |
|---|---|---|---|
| Sales | 206 | 170 | 36 |
| Median price | $672,300 | $644,550 | $677,500 |
| Lowest to highest price | $350,000 to $1,371,400 | $356,500 to $1,371,400 | $350,000 to $1,050,000 |
| Per sq ft of heated area: 25th percentile, median, 75th percentile | $292, $327, $354 | $291, $325, $351 | $308, $337, $361 |
| Per sq ft, lowest to highest | $230 to $465 | $241 to $465 | $230 to $425 |
| Lot area: 25th percentile, median, 75th percentile (sq ft) | 5,303, 6,778, 8,476 | 5,226, 6,672, 8,559 | 5,822, 6,864, 7,540 |
| Sales of homes with a pool on the roll | 97 | 77 | 20 |
Source: Sarasota County Property Appraiser, our tabulation. The resale median sits $32,950 above the builder median (our arithmetic).
The two lists hold different homes. At the low end of the builder’s list, Pulte recorded 45 closings in Phase 2C at a $395,000 median on a 1,600 square foot median home; at the top, 83 closings in Phases 3A-3B at $866,600 on 2,500 square feet (Sarasota County Property Appraiser). Most of the 36 resales came from Phases 1C-1D (15) and Phases 2A-2B Replat (14), mid-sized homes with a median of about 2,100 heated square feet. A Beachwalk home is not worth more because it is a resale. It is worth what homes like it sold for, from either seller.
Builder prices on the county record also carry more than the house. A Pulte deed price includes the homesite premium and the options bought at contract, and sometimes a pool, so two builder closings of the same plan can sit far apart.
Price per square foot places a Beachwalk home inside a range, not at a price. A quarter of the 206 sales closed below $292 per square foot of county heated area and a quarter above $354, with the median at $327, in the 12 months to October 14, 2026. Where your home sits inside that range is the valuation question.
Applied as an illustration, not a value: the median Beachwalk home on the 2026 roll has 2,074 heated square feet (Sarasota County Property Appraiser). At $292 that home is $605,608, at $327 it is $678,198, and at $354 it is $734,196, a spread of $128,588 on one house. A 1,442 square foot home, the median size of the two-bedroom homes that sold, runs from $421,064 at $292 to $510,468 at $354. Those are our multiplications, and they show why a single per-foot figure misprices most Beachwalk homes.
What decides where a home falls is visible on site and in its papers: whether it has a pool and cage, the width of its homesite, its plat, the options installed, and whether part of the lot sits in a flood zone. DiVosta sells its collections on 42-foot, 52-foot and 66-foot homesites and in attached villa quads (DiVosta Beachwalk Community Book, p.12), so lot width and collection travel together.
Heated area is the first cut for any Beachwalk value. Homes under 1,500 heated square feet sold at a $430,000 median and homes of 2,400 square feet or more at $973,900 in the 12 months to October 14, 2026. Per-foot prices do not simply fall as Beachwalk homes get larger: the largest homes carried the highest.
Beachwalk qualified sales by county heated area, 12 months to October 14, 2026: sales, median price, median per square foot.
| Heated area (county roll) | All sales | Builder-direct | Resales |
|---|---|---|---|
| Under 1,500 sq ft | 50 at $430,000, $308 | 43 at $430,000, $308 | 7 at $430,000, $308 |
| 1,500 to 1,799 sq ft | 41 at $460,000, $278 | 34 at $455,000, $278 | 7 at $530,000, $318 |
| 1,800 to 2,099 sq ft | 28 at $697,650, $341 | 21 at $692,800, $337 | 7 at $745,000, $355 |
| 2,100 to 2,399 sq ft | 34 at $737,500, $329 | 25 at $740,000, $329 | 9 at $710,000, $328 |
| 2,400 sq ft and over | 53 at $973,900, $349 | 47 at $976,400, $345 | 6 at $930,000, $361 |
Source: Sarasota County Property Appraiser, our tabulation. Each resale column holds 6 to 9 sales, a small group per band.
The cheapest band per foot, 1,500 to 1,799 square feet at $278, is also the band with the fewest pools. Pools follow size in Beachwalk: 13 of the 91 sales under 1,800 square feet had a pool on the roll, about 14 percent, against 18 of 28 between 1,800 and 2,099 square feet and 66 of 87 at 2,100 square feet or more, about 64 and 76 percent (our arithmetic on the Sarasota County Property Appraiser file). The step from $460,000 to $697,650 between the second and third bands is where pool homes start to dominate.
Bedroom count moves a Beachwalk value mostly because it tracks size. Two-bedroom homes sold at a $434,900 median on 1,442 heated square feet, three-bedroom homes at $782,500 on 2,251, and the eight four-bedroom sales at $756,250 on 2,120, in the 12 months to October 14, 2026, so a fourth bedroom did not add price.
Beachwalk qualified sales by bedrooms on the county roll, 12 months to October 14, 2026: sales, median price, median heated area.
| Bedrooms | All sales | Builder-direct | Resales |
|---|---|---|---|
| Two | 86 at $434,900, 1,442 sq ft | 74 at $434,900, 1,442 sq ft | 12 at $435,000, 1,442 sq ft |
| Three | 112 at $782,500, 2,251 sq ft | 91 at $822,000, 2,387 sq ft | 21 at $750,000, 2,117 sq ft |
| Four | 8 at $756,250, 2,120 sq ft | 5 at $765,000, 2,124 sq ft | 3 at $715,000, 2,056 sq ft |
Source: Sarasota County Property Appraiser, our tabulation. The four-bedroom rows are small groups.
The builder’s three-bedroom median is the highest figure in the table because it includes Pulte’s large new homes in Phases 3A-3B, with a 2,387 square foot median against 2,117 for three-bedroom resales. The four-bedroom homes that sold were smaller than the typical three-bedroom, which is why they sold for less. The bedroom count is the county’s; DiVosta’s plans offer an optional den or enclosed flex room on many Beachwalk homes (DiVosta Homes), which a buyer may treat as a bedroom and the roll may not.
On Beachwalk homes of similar size, a pool has gone with a higher price in every size band. Among homes of 1,800 to 2,099 heated square feet, 18 with a pool sold at a $742,000 median and 10 without at $636,650. Plat, options and finish travel with the pool, so the gap is not the pool alone.
Beachwalk sales with and without a pool on the roll, inside the same heated-area band, 12 months to October 14, 2026 (all sellers).
| Heated area | With a pool: sales, median, per sq ft | Without a pool: sales, median, per sq ft | Gap in median (our arithmetic) |
|---|---|---|---|
| Under 1,800 sq ft | 13 at $554,100, $374 | 78 at $427,500, $280 | $126,600 |
| 1,800 to 2,099 sq ft | 18 at $742,000, $355 | 10 at $636,650, $306 | $105,350 |
| 2,100 sq ft and over | 66 at $917,500, $351 | 21 at $822,000, $321 | $95,500 |
Source: Sarasota County Property Appraiser, our tabulation.
The resales give a closer test, because several pairs share an identical heated area. At 1,394 square feet, two homes without a pool resold for $430,000 and $440,000 and two with a pool for $518,500 and $565,000. At 1,640 square feet, $435,000 without against $550,000 with; at 1,665, $530,000 against $600,000; at 2,075, $640,000 against $750,000 and $759,000 (Sarasota County Property Appraiser). Across those pairs the pool home sold for $70,000 to $135,000 more (our arithmetic), though the pairs also differ in plat, date and options.
For scale, DiVosta valued a standard pool at $69,500 in its November 2026 Beachwalk offer (DiVosta Homes). An installed pool also carries its permit, its cage and its association approval: Beachwalk’s recorded declaration treats an in-ground pool or screen enclosure as an improvement that needs architectural review approval first (Beachwalk association, Governing Documents). A pool with those papers in order is worth more to a buyer than one without.
The 36 Beachwalk resales recorded in the 12 months to October 14, 2026 ran from $350,000 to $1,050,000 and from 1,394 to 2,831 heated square feet. Sorted by size below, they show how far the same footprint can move with a pool, a plat and a sale month, and where your own home might sit.
Every qualified Beachwalk resale, October 15, 2025 to October 14, 2026, sorted by county heated area.
| Heated sq ft | Beds | Pool | Plat | Year built | Sale month | Price | Per sq ft |
|---|---|---|---|---|---|---|---|
| 1,394 | 2 | No | 2A-2B Replat | 2024 | Oct 2025 | $430,000 | $308 |
| 1,394 | 2 | No | 2A-2B Replat | 2025 | May 2026 | $440,000 | $316 |
| 1,394 | 2 | Yes | 1C-1D | 2023 | Mar 2026 | $518,500 | $372 |
| 1,394 | 2 | Yes | 2A-2B Replat | 2024 | Sep 2026 | $565,000 | $405 |
| 1,410 | 2 | No | 1A-1B-1E | 2023 | Mar 2026 | $390,000 | $277 |
| 1,442 | 2 | No | 1F | 2024 | Dec 2025 | $350,000 | $243 |
| 1,442 | 2 | No | 2C | 2025 | May 2026 | $360,000 | $250 |
| 1,584 | 2 | No | 1A-1B-1E | 2024 | Oct 2026 | $365,000 | $230 |
| 1,584 | 2 | No | 1F | 2024 | Apr 2026 | $420,000 | $265 |
| 1,640 | 3 | No | 1C-1D | 2023 | Jul 2026 | $435,000 | $265 |
| 1,640 | 3 | Yes | 1C-1D | 2023 | Dec 2025 | $550,000 | $335 |
| 1,665 | 3 | No | 2A-2B Replat | 2024 | Jun 2026 | $530,000 | $318 |
| 1,665 | 3 | Yes | 1C-1D | 2023 | Oct 2026 | $600,000 | $360 |
| 1,687 | 2 | No | 2A-2B Replat | 2024 | Mar 2026 | $570,000 | $338 |
| 1,948 | 2 | No | 1A-1B-1E | 2022 | Feb 2026 | $496,000 | $255 |
| 2,041 | 4 | Yes | 1C-1D | 2023 | Sep 2026 | $715,000 | $350 |
| 2,056 | 4 | Yes | 2A-2B Replat | 2024 | Jul 2026 | $839,000 | $408 |
| 2,075 | 3 | No | 1C-1D | 2023 | Nov 2025 | $640,000 | $308 |
| 2,075 | 3 | Yes | 2A-2B Replat | 2024 | Mar 2026 | $750,000 | $361 |
| 2,075 | 3 | Yes | 1C-1D | 2022 | Jul 2026 | $759,000 | $366 |
| 2,098 | 3 | Yes | 1C-1D | 2023 | Aug 2026 | $745,000 | $355 |
| 2,100 | 3 | No | 1C-1D | 2024 | Sep 2026 | $675,000 | $321 |
| 2,117 | 4 | Yes | 1C-1D | 2023 | Apr 2026 | $695,000 | $328 |
| 2,117 | 3 | Yes | 2A-2B Replat | 2024 | Apr 2026 | $740,000 | $350 |
| 2,117 | 3 | Yes | 1C-1D | 2023 | Jul 2026 | $750,000 | $354 |
| 2,125 | 3 | No | 2A-2B Replat | 2024 | Apr 2026 | $680,000 | $320 |
| 2,181 | 3 | Yes | 2A-2B Replat | 2023 | Aug 2026 | $710,000 | $326 |
| 2,209 | 3 | Yes | 2A-2B Replat | 2023 | Aug 2026 | $765,000 | $346 |
| 2,244 | 3 | Yes | 1C-1D | 2024 | Jun 2026 | $822,000 | $366 |
| 2,272 | 2 | No | 2A-2B Replat | 2023 | Apr 2026 | $670,000 | $295 |
| 2,471 | 3 | Yes | 1C-1D | 2023 | Apr 2026 | $1,050,000 | $425 |
| 2,485 | 3 | Yes | 1C-1D | 2023 | Aug 2026 | $895,000 | $360 |
| 2,485 | 3 | Yes | 1C-1D | 2022 | Dec 2025 | $991,000 | $399 |
| 2,500 | 3 | Yes | 2A-2B Replat | 2024 | Jul 2026 | $890,000 | $356 |
| 2,508 | 3 | Yes | 2A-2B Replat | 2024 | Mar 2026 | $910,000 | $363 |
| 2,831 | 3 | No | 3A-3B | 2025 | Sep 2026 | $950,000 | $336 |
Source: Sarasota County Property Appraiser, public recorded sales; plat is the recorded Beachwalk by Manasota Key plat named on the parcel.
Read down the table and the same size sells across a wide range. Three homes of 2,117 heated square feet resold between $695,000 and $750,000 in April and July 2026; two of 2,485 square feet, both with pools, at $895,000 and $991,000. The homes that resold were built in 2022 (3), 2023 (15), 2024 (15) and 2025 (3) (Sarasota County Property Appraiser), so age barely separates them. The plan, the lot and what was added after closing do.
Beachwalk home values have moved less than the headline suggests. The community median fell from $719,750 in calendar 2023 to $675,000 for 2026 through October 5, but much of that change is in which homes sold, and most owners who bought from Pulte in 2023 or 2024 resold below the price they paid.
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026, every qualified Beachwalk sale on improved parcels from 2021 through October 5, 2026; three-month blocks and repeat sales of the same parcel tabulated November 2026).
On the county record, the community median is lower than in 2023, but the resale median is not. Calendar 2023 recorded 214 Beachwalk sales at a $719,750 median and $358 per heated square foot; 2026 through October 5 recorded 159 at $675,000 and $329. Resales, a small share of each year, moved the other way.
Beachwalk qualified sales by calendar year: sales, median price, median per square foot of county heated area.
| Calendar year | All sales | Builder-direct | Resales |
|---|---|---|---|
| 2021 | 9 at $468,700, $297 | 9 at $468,700, $297 | none recorded |
| 2022 | 103 at $588,800, $317 | 103 at $588,800, $317 | none recorded |
| 2023 | 214 at $719,750, $358 | 208 at $721,750, $360 | 6 at $514,250, $314 (a small group) |
| 2024 | 243 at $673,100, $344 | 235 at $677,000, $343 | 8 at $572,500, $359 (a small group) |
| 2025 | 195 at $640,000, $305 | 180 at $643,050, $304 | 15 at $575,000, $328 |
| 2026, through October 5 | 159 at $675,000, $329 | 128 at $634,600, $327 | 31 at $695,000, $346 |
Source: Sarasota County Property Appraiser, every qualified Beachwalk sale on improved parcels since the first in 2021, our tabulation. 2026 is a partial year.
By our arithmetic, the 2026 median sits about 6.2 percent below 2023’s and the 2026 per-foot median about 8.1 percent below 2023’s $358. The builder’s per-foot median fell from $360 in 2023 to $327 in 2026, about 9.2 percent. Calendar 2026 is also the first year in which the resale median, $695,000 on 31 sales, sat above the builder median of $634,600. That reflects which homes sold: the 2026 builder list includes the Phase 2C closings, and the resale list leans toward the larger homes of Phases 1C-1D and 2A-2B Replat. For an owner, the calendar row matters less than the row for the year you bought, below.
In three-month blocks, Beachwalk builder medians swung from $518,900 to $775,000 and resale medians from $550,000 to $715,000 between October 16, 2025 and October 14, 2026. Those swings follow which plats closed and which homes resold, not a change in what any single Beachwalk home was worth.
Beachwalk qualified sales in three-month blocks of 91 days, ending October 14, 2026.
| Block | Builder-direct: sales, median, per sq ft | Resales: sales, median, per sq ft |
|---|---|---|
| October 16, 2025 to January 14, 2026 | 45 at $674,600, $316 | 5 at $550,000, $308 |
| January 15 to April 15, 2026 | 42 at $518,900, $324 | 10 at $675,000, $333 |
| April 16 to July 15, 2026 | 43 at $618,900, $327 | 8 at $635,000, $334 |
| July 16 to October 14, 2026 | 40 at $775,000, $347 | 13 at $715,000, $350 |
Source: Sarasota County Property Appraiser, our tabulation.
Resale blocks of 5 to 13 sales are noisy and should not be read as a trend. The builder blocks are larger, and their per-foot median rose in each block, from $316 to $347, as the mix of closings shifted. Phases 3A-3B, where Pulte recorded 83 closings at a $866,600 median, holds homes the roll dates to 2025 and 2026 (Sarasota County Property Appraiser), and larger new homes closing in a block lift its median.
Most Beachwalk owners who resold in the 12 months to October 14, 2026 sold below the price they paid Pulte. Of 12 resales of homes bought in 2023, 10 sold below the price paid to the builder, at a median 10.2 percent below; of 15 bought in 2024, 14 sold below it, at a median 7.6 percent below.
Beachwalk resales in the 12 months to October 14, 2026, by the year of the same parcel’s previous qualified sale.
| Year last bought | Resales | Bought from Pulte | Median price paid | Median resale price | Median change, home by home | Sold above / below the price paid |
|---|---|---|---|---|---|---|
| 2022 | 2 (a small group) | 2 | $598,400 | $627,500 | not stated for a small group | 2 / 0 |
| 2023 | 12 | 12 | $713,750 | $667,500 | 10.2 percent below | 2 / 10 |
| 2024 | 15 | 15 | $628,800 | $670,000 | 7.6 percent below | 1 / 14 |
| 2025 | 5 (a small group) | 3 | $750,000 | $765,000 | not stated for a small group | 3 / 2 |
| 2026 | 1 (a small group) | 1 | $420,000 | $440,000 | not stated for a small group | 1 / 0 |
Source: Sarasota County Property Appraiser, paired qualified sales of the same parcel, our analysis. The 36th resale, a 2022 home that sold in December 2025, has no earlier qualified sale in the file.
The 2024 row shows why the home-by-home change is the right read. Its median resale price, $670,000, sits above its median price paid, $628,800, yet 14 of the 15 homes sold below what their owners paid Pulte, because the two medians come from different homes. The builder price also bundles the lot premium, options and sometimes a pool bought at contract, which a resale buyer does not repay dollar for dollar. A pool or other feature added after closing works the other way: it is in the resale price and not in the price paid to the builder. If you bought in 2023 or 2024, the comparison that matters for your valuation is your home against today’s resales and today’s builder sheet, not against your purchase price.
Only one Beachwalk plat gives a fair test. In Phases 2A-2B Replat, 14 resales recorded $342 per heated square foot against $311 for 40 Pulte closings in the 12 months to October 14, 2026, about 10 percent higher, but the resales were larger homes. In the other plats, one side had three sales or fewer.
| Plat | Builder-direct: sales, per sq ft | Resales: sales, per sq ft | Resale as a share of builder per sq ft |
|---|---|---|---|
| Phase 1F | none | 2 at $254 | no builder sales |
| Phases 1A-1B-1E | none | 3 at $255 | no builder sales |
| Phase 2C | 45 at $267 | 1 at $250 | one resale only |
| Phases 1C-1D | 2 at $345 | 15 at $355 | 102.8 percent, two builder sales only |
| Phases 2A-2B Replat | 40 at $311 | 14 at $342 | 109.9 percent |
| Phases 3A-3B | 83 at $344 | 1 at $336 | one resale only |
Source: Sarasota County Property Appraiser, our tabulation.
In Phases 2A-2B Replat, Pulte’s 40 closings had a 1,530 square foot median against 2,096 for the 14 resales (Sarasota County Property Appraiser), and larger Beachwalk homes carry more pools and higher per-foot prices, as the size and pool tables above show. A plat-level ratio is a starting point. Your plan, against the same plan in your plat, is the comparison.
A recorded Beachwalk sale shows the deed price, the date, the seller and the county’s description of the home. It cannot show the asking price, days on market, the sale-to-list ratio, months of supply, active listings or any credit a seller or the builder gave, because those are listing and contract terms, not deed fields.
For Beachwalk, days on market, sale-to-list ratio, months of supply, active listings and list-to-sale spreads: Information not available at time of publishing (checked November 14, 2026). Every Beachwalk figure in this section is a recorded sale, and for a specific home we add the listing-side measures for its plan and plat at the time we prepare the valuation. The community behind those sales, from the amenities to the HOA and the flood maps, is laid out in our Beachwalk by Manasota Key community guide. If you are still deciding who should read these numbers for you, our guide to the best real estate agents in Englewood sets out how to compare listing agents on the public record.
The fastest route to a Beachwalk home valuation is the address form below the page header: it takes about sixty seconds, costs nothing and goes straight to Jesse McGreevy and Marc Comisar. We answer from Beachwalk’s recorded sales, your plat and plan, your options and pool, and DiVosta’s current price list, not from an algorithm.
Enter your Beachwalk address in the valuation form below the page header and tell us whether you are selling this season, next year, or simply want to know. If you would rather talk first, call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873. There is no charge and no obligation for the file.
You are working with Top 1% Real Estate Agents Nationally Since 2008, and with the #1 Team in Southwest Florida since 2012. Request your free Beachwalk home valuation at any point on this page, and we will start with the parcel record, because Beachwalk’s plat, the county’s heated area and the pool flag decide which of the 206 recorded sales belong in your file (Sarasota County Property Appraiser). If you also own elsewhere in town, the same method runs on our Englewood home valuation page.
If you are buying in Beachwalk rather than selling, whether a resale or one of DiVosta’s new homes, Marc leads that side. Call Marc at (239) 287-5873, read our guide to buying a home in Beachwalk, or see how we represent buyers with builders in our Englewood new construction guide.
You do not need paperwork to start a Beachwalk valuation. It helps to have your DiVosta purchase agreement with its options summary and homesite premium, your closing statement, and the permits and association approvals for anything added since closing, such as a pool, cage or generator. We look up everything else ourselves.
What helps from you, if you have it:
Before we give a Beachwalk number we check seven things: the plat your parcel sits in, the DiVosta plan and collection, the options you bought, the pool, the lot, the permit and county record, and the builder’s current price list for the same plan. Each one can move a Beachwalk price on its own.
Your written Beachwalk valuation is a broker’s opinion of the likely sale price, laid out so you can check every line: a price range, the recorded sales we used and why, the builder’s current price for your plan, and the adjustments between them. Florida law says such an opinion may not be called an appraisal.
That last point matters. Section 475.612(3) of the Florida Statutes lets a broker give a comparative market analysis or price opinion in the ordinary course of business, and says it “may not be referred to or construed as an appraisal” (Florida Statutes 475.612). A buyer’s lender orders its own appraisal. Our job is to set a price that appraisal will support.
What the file holds:
Talk to McGreevy and Comisar before you list: get your free Beachwalk home valuation or call Jesse direct at (239) 898-6072.
An online estimate cannot see what sets one Beachwalk home apart: the DiVosta options inside its price, the homesite premium, a pool added after closing, or the incentive behind a builder sale. With Pulte the seller on 170 of Beachwalk’s 206 recent sales, those hidden terms sit inside most of the numbers a model reads.
Data updated: November 2026 (Sarasota County Property Appraiser file dated October 21, 2026; DiVosta Beachwalk pages read November 14, 2026; PulteGroup third-quarter 2026 filings; federal rules, Fannie Mae and Freddie Mac guides and Florida statutes as cited).
An automated valuation model, or AVM, is a computer estimate of a home’s value built from public records and past sales. Federal rules require lenders to test the AVMs they use in mortgage decisions from October 1, 2025, but the free estimates a Beachwalk owner sees on consumer websites fall outside that rule.
The Quality Control Standards for Automated Valuation Models rule, 89 FR 64538, was published on August 7, 2024 and took effect on October 1, 2025, adopted jointly by the OCC, the Federal Reserve Board, the FDIC, the NCUA, the CFPB and the FHFA (Federal Register, 89 FR 64538, via GovInfo). It defines an AVM as “any computerized model used by mortgage originators and secondary market issuers to determine the collateral worth” of a mortgage secured by a consumer’s principal dwelling, and it requires controls designed to “ensure a high level of confidence in the estimates produced,” “protect against the manipulation of data,” “seek to avoid conflicts of interest,” “require random sample testing and reviews,” and “comply with applicable nondiscrimination laws” (same source).
The banking agencies drew the line years earlier: “the result of an Automated Valuation Model (AVM), by itself or signed by an appraiser, is not an appraisal” (Interagency Appraisal and Evaluation Guidelines, 75 FR 77450). A free online figure for a Beachwalk home is a marketing tool. Nothing in the 2024 rule makes it more accurate.
A Zestimate on a Beachwalk home can miss by tens of thousands of dollars because the model reads recorded prices, not the DiVosta option sheet, lot premium or pool contract behind each one. The middle half of Beachwalk sales spans $292 to $354 per heated square foot, a $62 spread that no public record explains.
On a 2,100 square foot Beachwalk home, that $62 per square foot spread is $130,200 between a home priced at the low quartile and one priced at the high quartile (our arithmetic on the county record, Sarasota County Property Appraiser data downloads). A free online estimate cannot see a contract, so it cannot tell which end of that range your home belongs at.
Pools are the clearest case. Among the 206 window sales, homes of 2,100 heated square feet or more with a pool had a median of $917,500, against $822,000 for the same size band without one, and DiVosta currently advertises a pool valued at $69,500 as a contract offer (DiVosta Homes). An estimate that misses the pool misses one of the largest single items in a Beachwalk price.
Builder-direct sales confuse an automated model because each recorded Pulte price bundles things the model cannot pull apart: the base plan, the homesite premium, structural and design options, sometimes a pool, and an incentive that may never touch the deed price. Pulte’s 170 closings are about 82.5 percent of Beachwalk’s recent record.
Six Beachwalk facts a model reading deed prices and roll fields does not capture:
There is a seventh trap on the tax roll. Florida assesses property as of January 1, and “Improvements or portions not substantially completed on January 1 shall have no value placed thereon” (Florida Statutes 192.042). The property appraiser explains that with new construction the home was previously assessed as vacant land, and the house and its pool, garage and patio are added later (Sarasota County Property Appraiser, Why did my taxes increase?). A model that leans on roll values can read a new Beachwalk home as a lot.
The county just value is a mass-appraisal tax figure, set as of January 1 and net of typical selling costs, not a price. For the 36 Beachwalk resales in the 12 months to October 14, 2026, the 2026 just value was a median 72.4 percent of the sale price, the middle half 70.2 to 77.3 percent.
That ratio comes from the 2026 roll in the October 21, 2026 county file, which values every parcel as of January 1, 2026, against resale prices recorded from October 2025 to October 2026 (Sarasota County Property Appraiser). Put simply, a Beachwalk resale recorded roughly $72 of just value for every $100 of price. The ratio describes how the roll sat against those 36 sales. It is not a formula, and dividing your own TRIM value by it does not produce a list price.
Three reasons the two numbers part company, all on the public record:
We print the ratio for resales only. A builder sale often closes on a home that was not finished on January 1, so its roll value can describe a lot rather than a house, and a ratio built from those sales would mislead.
A lender’s appraiser treats Beachwalk as a new subdivision under Fannie Mae’s rules: at least one settled sale from inside Beachwalk and one from outside, with a verifiable resale that does not involve the builder preferred. Builder sales used as comparables must be analyzed for concessions and upgrades, something an online model never does.
Fannie Mae’s Selling Guide requires, for a new subdivision or planned unit development, “At least one settled comparable sale from the subject condo project, subdivision, or PUD” and “At least one settled comparable sale from outside,” and states that “A resale is preferable if it is verifiable and does not involve the subject builder or developer.” For builder sales, the report must include “discussion and analysis of sales concessions and upgrades for the subject property” against each builder sale (Fannie Mae Selling Guide B4-1.3-08). Comparable sales with concessions “must be adjusted to reflect the impact, if any,” and dollar-for-dollar deductions equal to the concession’s cost are not appropriate unless the market reacted by the full amount (Fannie Mae Selling Guide B4-1.3-09).
Builder rate buydowns and closing credits count as interested party contributions, limited by loan-to-value to 3, 6 or 9 percent of the lower of price or appraised value on a principal residence or second home (Fannie Mae Selling Guide B3-4.1-02).
For a Beachwalk seller, this cuts in your favor when the price is honest. The 36 recorded resales give an appraiser the resale comparables Fannie Mae prefers, and a builder closing that came with a $77,000 credit can be adjusted down as a comparable while your sale without concessions stands at face value. A price anchored to DiVosta’s sticker, rather than to supportable resales, is the one most likely to appraise short.
Honest sources print different Beachwalk numbers because they measure different things: all sales or resales only, a 12-month window or a calendar year, one plat or the whole community, a deed price or a builder’s advertised starting price. Each can be correct and still sit hundreds of thousands of dollars from another.
| Figure | What it measures | Period and source |
|---|---|---|
| $672,300 | Median of 206 qualified Beachwalk sales | October 15, 2025 to October 14, 2026, Sarasota County Property Appraiser |
| $644,550 | Median of 170 builder-direct sales | Same window and source |
| $677,500 | Median of 36 resales | Same window and source |
| $395,000 | Median of 46 sales in Phase 2C | Same window and source |
| $873,300 | Median of 84 sales in Phases 3A-3B | Same window and source |
| $675,000 | Median of 159 sales, calendar 2026 | January 1 to October 5, 2026, same source |
| $719,750 | Median of 214 sales, calendar 2023 | Same source |
| $349,990 | DiVosta’s advertised starting price for its lowest-priced plan, the Seagrove villa | Observed November 14, 2026, DiVosta Homes |
| $1,234,435 | DiVosta’s highest-priced Beachwalk quick move-in home | Observed November 14, 2026, same source |
None of these corrects another. The two plat medians come from the same 12 months and the same county file, and the builder’s $349,990 is a starting price before lot, options or pool, not a value for any home that exists. Talk to McGreevy and Comisar before you list: request your free Beachwalk home valuation or call Jesse direct at (239) 898-6072, and you will have the recorded sales behind your number, your plat first, in writing.
A Beachwalk by Manasota Key home’s value moves first with its heated area and its plat, then with a pool, the options and lot chosen at contract, its condition, and the year it was bought from the builder. We tracked each driver through the county’s 206 qualified Beachwalk sales from October 15, 2025 to October 14, 2026.
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026; qualified sales, codes 01 and 02, above $1,000 on improved parcels, October 15, 2025 to October 14, 2026; DiVosta Beachwalk pages read November 14, 2026).
Two groups sit inside that record, and every figure below keeps them apart. Pulte Home Company LLC, DiVosta’s seller of record, closed 170 of the 206 sales at a $644,550 median and $325 per heated square foot; the 36 sales by any other seller, the resales, recorded a $677,500 median and $337 per heated square foot (Sarasota County Property Appraiser). Per square foot here always means per square foot of the county’s heated (living) area on the roll, never a brochure or listing-sheet figure. For the community itself, its plats, amenities and rules, read our Beachwalk by Manasota Key community guide.
Heated area moves a Beachwalk price more than any other fact on the county roll. Across all 206 qualified sales, homes under 1,500 heated square feet sold at a $430,000 median and homes of 2,400 square feet or more at $973,900, while the median per square foot moved only from $308 to $349.
Beachwalk qualified sales by county heated area: sales, median price and median per heated square foot, October 15, 2025 to October 14, 2026.
| Heated square feet | All sales | Builder-direct (Pulte) | Resales |
|---|---|---|---|
| Under 1,500 | 50 at $430,000, $308 | 43 at $430,000, $308 | 7 at $430,000, $308 (a small group) |
| 1,500 to 1,799 | 41 at $460,000, $278 | 34 at $455,000, $278 | 7 at $530,000, $318 (a small group) |
| 1,800 to 2,099 | 28 at $697,650, $341 | 21 at $692,800, $337 | 7 at $745,000, $355 (a small group) |
| 2,100 to 2,399 | 34 at $737,500, $329 | 25 at $740,000, $329 | 9 at $710,000, $328 (a small group) |
| 2,400 and up | 53 at $973,900, $349 | 47 at $976,400, $345 | 6 at $930,000, $361 (a small group) |
Source: Sarasota County Property Appraiser, our cut of the October 21, 2026 file.
The biggest step sits at 1,800 square feet: the median jumps from $460,000 to $697,650, a $237,650 step for a band that starts only 300 square feet higher, by our arithmetic. That is not 300 square feet of house. Around 1,800 square feet, DiVosta’s Beachwalk plans cross from the villas, garden homes and Scenic plans into the Distinctive collection, whose one-story plans start at 1,670, 1,889, 1,943 and 2,080 square feet (DiVosta Homes). Pools change at the same line: 78 of the 91 sales under 1,800 square feet had no pool on the roll, while 18 of the 28 sales from 1,800 to 2,099 square feet had one (Sarasota County Property Appraiser).
The cheapest band per foot, 1,500 to 1,799 square feet at $278, is priced as a product, not by the foot. A buyer weighing a 1,600 square foot garden home compares it with DiVosta’s $379,990 Cascadia starting price, not with a per-foot figure borrowed from a larger home (DiVosta Homes).
The spread inside the community is wide. The middle half of all 206 sales ran from $292 to $354 per heated square foot, with a $327 median, a $230 low and a $465 high; the 36 resales ran from $308 to $361 for the middle half (Sarasota County Property Appraiser). On the 2,074 square foot median Beachwalk home, the $62 gap between the all-sales quartiles is about $128,600 of price, by our arithmetic, which is why we never multiply a home’s area by one Beachwalk figure.
Yes. Beachwalk’s plats hold different DiVosta collections on different homesite widths, so the plat sets a price band first. Measured per heated square foot, the 14 resales in Phases 2A-2B Replat recorded 109.9 percent of the builder’s same-plat figure, while the single Phase 2C resale recorded 93.5 percent.
DiVosta’s community map assigns the Vista villas to “Quads” and the Scenic, Distinctive and Echelon collections to 42-foot, 52-foot and 66-foot homesites (DiVosta Beachwalk Community Book, p.12), so the plat name on a parcel record is a fast proxy for collection.
Resale price per heated square foot as a share of the builder’s same-plat figure, Beachwalk, October 15, 2025 to October 14, 2026.
| Beachwalk plat | Builder-direct, median per sq ft | Resales, median per sq ft | Resale as a share of builder |
|---|---|---|---|
| Phases 2A-2B Replat | 40 at $311 | 14 at $342 | 109.9 percent |
| Phases 1C-1D | 2 at $345 (a small group) | 15 at $355 | 102.8 percent (two builder sales) |
| Phases 3A-3B | 83 at $344 | 1 at $336 (a single sale) | 97.5 percent (one resale) |
| Phase 2C | 45 at $267 | 1 at $250 (a single sale) | 93.5 percent (one resale) |
| Phases 1A-1B-1E | none in the window | 3 at $255 (a small group) | no builder comparison |
| Phase 1F | none in the window | 2 at $254 (a small group) | no builder comparison |
Source: Sarasota County Property Appraiser, our cut of the October 21, 2026 file; the seller of record decides builder or resale.
Only Phases 2A-2B Replat gives a reading on both sides, 40 builder closings against 14 resales, and there resales recorded about 10 percent more per foot. That is not a resale premium over a new home of the same plan: the resales there were mostly larger, pool-equipped homes, and per-foot figures narrow size differences without removing pools and options. Elsewhere, two builder closings or one resale cannot carry a conclusion. What the table settles is direction: where both groups traded, Beachwalk resales recorded per-foot figures close to the builder’s current closings in the same plat, not deep discounts. Owners in Phases 1A-1B-1E and Phase 1F have no current builder closings to anchor to, and their five resales recorded plat medians of $254 and $255 per foot, among the lowest in Beachwalk, on smaller homes and narrower lots (Sarasota County Property Appraiser). For those homes we compare the same plan in a neighboring plat and DiVosta’s quick move-in for that plan.
Inside each size band, Beachwalk pool homes sold higher per heated square foot than homes without a pool. Under 1,800 square feet, 13 pool sales recorded $374 a foot against $280 for 78 sales without one; from 2,100 square feet up, 66 pool sales recorded $351 against $321 for 21 without.
Beachwalk qualified sales, all sellers, pool against no pool inside heated-area bands, October 15, 2025 to October 14, 2026.
| Heated square feet | With a pool on the roll | Without a pool | Price gap (our arithmetic) | Per-foot gap (our arithmetic) |
|---|---|---|---|---|
| Under 1,800 | 13 at $554,100, $374 | 78 at $427,500, $280 | $126,600 | $94 |
| 1,800 to 2,099 | 18 at $742,000, $355 | 10 at $636,650, $306 | $105,350 | $49 |
| 2,100 and up | 66 at $917,500, $351 | 21 at $822,000, $321 | $95,500 | $30 |
Source: Sarasota County Property Appraiser, our cut of the October 21, 2026 file.
The per-foot gap shrinks as homes get larger, from $94 to $30. Two cautions apply. These groups mix builder closings and resales, and a pool home usually also carries more options and often a wider lot. And the dollar gaps, $95,500 to $126,600, exceed DiVosta’s own figure for “a standard pool, valued at $69,500” in its November 2026 offer (DiVosta Homes); the difference likely includes the spa, cage, lanai and outdoor kitchen work that often comes with a pool, along with the options and lot noted above.
Resales alone point the same way: 20 with a pool recorded a $750,000 median and $360 a foot on 2,117 square feet, against 16 without at $468,000 and $302 on 1,652 square feet (Sarasota County Property Appraiser). Pools sat on 97 of the 206 sales, so a pool buyer has many choices, and a non-pool home competes on price, lot and the cost of adding one.
In Beachwalk, bedroom count follows heated area, so a bedroom has no fixed price. Two-bedroom homes sold at a $434,900 median on 1,442 square feet and three-bedroom homes at $782,500 on 2,251 square feet, while eight four-bedroom sales recorded $756,250 on 2,120 square feet, below the three-bedroom median.
| Bedrooms on the roll | All sales: count, median, median heated sq ft | Builder-direct | Resales |
|---|---|---|---|
| 2 | 86 at $434,900, 1,442 | 74 at $434,900, 1,442 | 12 at $435,000, 1,442 |
| 3 | 112 at $782,500, 2,251 | 91 at $822,000, 2,387 | 21 at $750,000, 2,117 |
| 4 | 8 at $756,250, 2,120 (a small group) | 5 at $765,000, 2,124 (a small group) | 3 at $715,000, 2,056 (a small group) |
Source: Sarasota County Property Appraiser, Beachwalk qualified sales October 15, 2025 to October 14, 2026.
Two-bedroom resales and the builder’s two-bedroom closings recorded nearly the same median, $435,000 and $434,900, on the same 1,442 square feet, so they trade in one market. The four-bedroom group sold below the three-bedroom group because its homes were smaller. DiVosta lists eight of its 18 Beachwalk plans as “2-3” bedrooms, and many plan pages offer an optional den (DiVosta Homes), and the roll counts what was permitted, so a home built with the den option should show it on the floor plan in the listing and the appraiser’s file.
Lot size and view are real value drivers in Beachwalk, but the public record prices neither directly. The county roll codes every Beachwalk parcel as mainland with no lake or preserve flag, and DiVosta publishes no lot premium schedule. The builder sets the lot premium at contract, so we read it from the owner’s purchase contract.
The roll does measure area. The middle half of lots sold in the window ran from 5,303 to 8,476 square feet, with a 6,778 median; for the 36 resales, 5,822 to 7,540, with a 6,864 median (Sarasota County Property Appraiser). Larger lots sit with larger plans, so lot area alone is a poor adjustment; homesite width, which decides which plan, lanai and pool fit, matters more.
Views are where the record goes quiet. The 2020 announcement set aside “144 acres of lakes and 226 acres of preserve and green space” in the 765-acre community (Business Observer, January 24, 2020), yet the county file codes all 1,387 Beachwalk parcels “MAIN,” which its legend defines as “Mainland (or non-navigable water)” (Sarasota County Property Appraiser). DiVosta’s pages publish no premium amounts (DiVosta Homes), though PulteGroup’s investor slides say “Lot premiums and options help drive higher gross margins” (PulteGroup Q2 2026 webcast slides).
So the premium lives on the homesite line of your DiVosta purchase agreement: what the builder charged for the view on the day you signed. It is evidence, not a value. We set your view against resales of the same plan in your plat with and without water or preserve behind them, and where those pairs are too few, the pricing opinion says so.
Options bought at contract sit inside every recorded DiVosta price in Beachwalk, with the lot premium and sometimes a pool. On November 14, 2026, DiVosta’s nine Beachwalk quick move-in homes were listed 17.3 to 47.1 percent above their plans’ advertised base prices, a measure of what a finished home carries over a base build.
Source: our arithmetic on DiVosta Homes quick move-in and plan prices, November 14, 2026; the full list appears in the builder section below. The four homes with a pool and spa ran 40.4 to 47.1 percent over base; the five without ran 17.3 to 32.6 percent. Their feature tags name the options: “Extended Covered Lanai,” “Patio Extension,” “4’ Garage Extension,” “Enclosed Flex Room,” “Built in Gourmet Kitchen,” “Quartz Countertops,” “Tile Flooring Throughout” and “Full Laundry Upgrade” (same source).
The county record shows it from the other side. DiVosta’s advertised base prices work out to $234 to $301 per published minimum square foot across its 18 plans, by our arithmetic, while the builder’s 170 recorded closings had a $325 median per heated square foot (Sarasota County Property Appraiser). The difference is what buyers added at the design studio and on the homesite line.
On a resale, options do not come back dollar for dollar. Fannie Mae tells appraisers that adjustments “must reflect the market’s reaction” (Fannie Mae Selling Guide B4-1.3-09). Buyers pay for options they can see and recorded sales support, which is why your DiVosta option summary and dated permits for anything added after closing belong in the valuation file.
Age barely separates one Beachwalk home from another, because every home on the roll was built from 2021 onward. Condition and remaining warranty do. The 36 resales in the window were built in 2022 (3), 2023 (15), 2024 (15) and 2025 (3), so most buyers compare homes one to three years apart.
Source for build years: Sarasota County Property Appraiser. Fannie Mae’s condition ratings note that “Residential properties of fifteen years of age or less often reflect an original condition with no updating,” and reserve the top rating for homes that “have not previously been occupied” (Fannie Mae Selling Guide B4-1.3-06). A lived-in 2023 Beachwalk home reads as like-new, and what separates it from a 2025 home is wear, not era.
What separates homes of the same plan is what a buyer touches and an inspector tests: grout, paint, the lanai screen, irrigation heads, the water heater and open warranty items. DiVosta’s warranty runs from the original closing and “Warranties are transferable to subsequent owner who takes title within the applicable warranty period” (DiVosta 10-Year Warranty), with 10 years on structural elements and 2 years on plumbing, electrical, HVAC and mechanical systems (DiVosta Warranty Highlights). Remaining coverage is a value line: a 2024 home sold in late 2026 is near the end of its systems term, a 2022 home is past it.
Construction is a shared strength. DiVosta’s Beachwalk feature sheets list steel-reinforced concrete block, a tile roof and whole-house impact-resistant windows as standard (DiVosta Beachwalk Community Book, p.26). Florida’s 8th Edition building code took effect December 31, 2023 (Marco Island, 8th Edition FBC notice), so a home’s permit date decides which edition applied; insurers read the result off the wind mitigation form covered below.
The year you bought sets the price you are measured against, not the value of the home. Of 12 Beachwalk owners who bought in 2023 and resold in the window, 10 sold below the price paid to the builder; of 15 who bought in 2024, 14 did, at a median change of 7.6 percent below that price.
Beachwalk resales in the window by the year of the parcel’s prior qualified sale.
| Year bought | Resales | Bought from the builder | Median price paid | Median resale price | Median change per home | Above / below the price paid |
|---|---|---|---|---|---|---|
| 2022 | 2 (a small group) | 2 | $598,400 | $627,500 | not stated, a small group | 2 above, 0 below |
| 2023 | 12 | 12 | $713,750 | $667,500 | 10.2 percent below | 2 above, 10 below |
| 2024 | 15 | 15 | $628,800 | $670,000 | 7.6 percent below | 1 above, 14 below |
| 2025 | 5 (a small group) | 3 | $750,000 | $765,000 | not stated, a small group | 3 above, 2 below |
| 2026 | 1 (a single sale) | 1 | $420,000 | $440,000 | not stated, a single sale | 1 above, 0 below |
Source: Sarasota County Property Appraiser, prior qualified sale of the same parcel. The median change is the middle of each home’s own change, so it can differ in sign from the gap between the two median columns.
The 2024 row shows why that matters: its median resale, $670,000, sits above its median price paid, $628,800, yet 14 of 15 homes sold below what their owners paid. The builder’s price sheet also moved under these owners. Pulte’s closings recorded a $360 median per heated square foot in calendar 2023, $343 in 2024, $304 in 2025 and $327 in 2026 through October 5 (Sarasota County Property Appraiser). An owner who contracted at the 2023 level is compared today with buyers contracting at later levels, plus current incentives.
A price paid to the builder includes options, the lot premium and sometimes a pool, and some of that never comes back in full on any resale. The 2022 and 2025 groups are small and support no percentage. None of this is a forecast. For each of the 36 resales beside what its owner first paid, see our Beachwalk seller guide. For your home, the purchase year tells us which price sheet your contract came from, and so how much of your price was options and lot.
Your plat, plan, pool, lot and purchase year each move a Beachwalk price, and the county record shows each one separately. In the window, resales recorded a $677,500 median and $337 per heated square foot, but your number comes from your own plat, plan and contract, read against the builder’s current price for the same plan.
Request a Beachwalk home valuation built from your plat and plan. Call Jesse direct at (239) 898-6072.
DiVosta’s current price list is the first thing a Beachwalk buyer compares with your home. On November 14, 2026, divosta.com advertised 18 Beachwalk plans with starting prices from $349,990 to $1,048,990, nine quick move-in homes from $419,630 to $1,234,435, and a November offer worth up to $77,000.
Data updated: November 2026 (DiVosta Beachwalk community, plan and quick move-in pages read November 14, 2026; Internet Archive captures of the same page dated January 24 and June 3, 2026; PulteGroup SEC filings and webcast slides through the quarter ended September 30, 2026).
Every DiVosta figure below is an advertised starting price or list price on the date shown, not a value and not a closed sale. Builder prices change often and the fine print governs. They matter because a buyer finds them in the same search as your listing, under the same community name.
On November 14, 2026, DiVosta advertised its four Beachwalk collections from $349,990 (Vista villas), $419,990 (Scenic), $501,990 (Distinctive) and $662,990 (Echelon). These are starting prices for to-be-built homes on a standard homesite, before options, lot premiums and any pool, so they set a floor for a finished resale of the same plan.
DiVosta’s advertised Beachwalk plans, observed November 14, 2026.
| Plan | Collection | Home type | Builder sq ft (from) | Beds | Stories | Advertised starting price |
|---|---|---|---|---|---|---|
| Seagrove | Vista | Villa | 1,448 | 2 to 3 | 1 | $349,990 |
| Cascadia | Vista | Garden home | 1,602 | 2 to 3 | 1 | $379,990 |
| Contour | Scenic | Single-family | 1,405+ | 2 | 1 | $419,990 |
| Flagstone | Scenic | Single-family | 1,518+ | 2 to 3 | 1 | $439,990 |
| Hallmark | Scenic | Single-family | 1,655+ | 2 to 3 | 1 | $439,990 |
| Prosperity | Distinctive | Single-family | 1,670+ | 2 to 3 | 1 | $501,990 |
| Mystique | Distinctive | Single-family | 1,889+ | 2 to 4 | 1 | $541,990 |
| Palmary | Distinctive | Single-family | 1,943+ | 2 to 3 | 1 | $557,990 |
| Prestige | Distinctive | Single-family | 2,080+ | 2 to 3 | 1 | $571,990 |
| Concord | Distinctive | Single-family | 2,397 | 4 | 2 | $604,990 |
| Mystique Grande | Distinctive | Single-family | 2,870+ | 3 to 5 | 2 | $671,990 |
| Stardom | Echelon | Single-family | 2,269+ | 2 to 3 | 1 | $662,990 |
| Stellar | Echelon | Single-family | 2,483+ | 3 | 1 | $707,990 |
| Reverence | Echelon | Single-family | 2,669+ | 3 | 1 | $714,990 |
| Renown | Echelon | Single-family | 2,808+ | 3 | 1 | $722,990 |
| Stellar Grande | Echelon | Single-family | 3,492+ | 4 | 2 | $829,990 |
| Layton | Echelon | Single-family | 2,970 | 3 to 4 | 1 | $848,990 |
| Layton Grande | Echelon | Single-family | 3,970 | 4 to 5 | 2 | $1,048,990 |
Source: DiVosta Homes, BeachWalk by Manasota Key, plan comparison blocks and plan cards, observed November 14, 2026. A “+” means the builder’s figure is a minimum that options can raise; builder square footage is not the county’s heated area.
The plan name is the buyer’s search term, so an owner of a Palmary or a Renown can point a buyer to the exact line they already saw, then show what the home has above it. Prices step by plan and story, not raw area: the two-story 2,870 square foot Mystique Grande starts only $9,000 above the one-story 2,269 square foot Stardom. DiVosta’s payment estimates “do not include monthly homeowners’ association dues” (same source), so a buyer comparing payments should add the same dues to both sides. Weighing a new home for your own next move? Our Englewood new construction guide explains how a buyer’s agent works with a builder’s sales team.
DiVosta held its Beachwalk starting prices flat to slightly higher through 2026. Between January 24 and November 14, 2026, the Vista and Scenic floors did not change, the Distinctive floor rose $2,000 to $501,990 and the Echelon floor rose $18,000 to $662,990, about 2.8 percent.
| Collection | January 24, 2026 | June 3, 2026 | November 14, 2026 |
|---|---|---|---|
| Vista | $349,990 | $349,990 | $349,990 |
| Scenic | $419,990 | $419,990 | $419,990 |
| Distinctive | $499,990 | $501,990 | $501,990 |
| Echelon | $644,990 | $654,990 | $662,990 |
Sources: Internet Archive capture, January 24, 2026; Internet Archive capture, June 3, 2026; DiVosta Homes.
Plan by plan the pattern holds: Seagrove, Cascadia, Contour, Hallmark and Concord did not move from January to November; four Distinctive plans rose $2,000; Mystique Grande rose $18,000 to $671,990; and Echelon plans rose $8,000 to $12,000 from June, the Layton from $836,990 to $848,990 (Internet Archive capture, June 3, 2026; DiVosta Homes). A steady sticker supports a resale of the same plan. But the builder has been moving value through incentives and reduced quick move-in prices, so a buyer measures your home against the sticker and the discount together.
For purchase agreements DiVosta accepts from November 2 to November 30, 2026, eligible Beachwalk buyers can take a standard pool valued at $69,500 on select to-be-built homes, or a credit of up to $77,000 toward closing costs, rate buy down, design options and quick move-ins. The banner reads “BLACK FRIDAY OFFER | Nov 9-30.”
The fine print says the pool credit “may not be used to decrease the base price of the home,” that the builder “will credit buyer $77,000 … as a reduction to the total purchase price of the home,” and that the offer “cannot be combined with other offers or incentives” (DiVosta Homes). A separate Builder Forward Commitment rate requires Pulte Mortgage: “use of Pulte Mortgage is necessary to receive BFC-related rate offers” (same source). The rate itself was not stated in the page text we read, so we print none.
By our arithmetic on the starting prices, the $77,000 credit equals 22.0 percent of the $349,990 Seagrove, 13.5 percent of the $571,990 Prestige and 7.3 percent of the $1,048,990 Layton Grande; the $69,500 pool equals 19.9 percent of the Seagrove (same source). So through November 30, a Beachwalk owner without a pool competes with a builder giving one away on select homes, and a villa owner competes with a credit worth over a fifth of the villa’s starting price. An owner whose pool is already built, caged and permitted should say so first. An appraiser using a builder closing as a comparable is also directed to adjust it: comparables with concessions “must be adjusted to reflect the impact, if any,” of those concessions (Fannie Mae Selling Guide B4-1.3-09). A resale with no concession stands on its face.
PulteGroup, DiVosta’s parent, reported incentives of 10.4 percent in the third quarter of 2026, up from 8.9 percent a year earlier and level with the second quarter; first-quarter 2026 incentives reached 10.9 percent of gross sales price. These are company-wide figures, not Beachwalk figures, but they describe the seller your resale competes with.
| PulteGroup, company-wide | Incentives as reported | Source |
|---|---|---|
| Q2 2025 | 8.7 percent | Q2 2026 webcast slides |
| Q3 2025 | 8.9 percent | Q3 2026 webcast slides |
| Q1 2026 | 10.9 percent of gross sales price | Q1 2026 earnings call transcript |
| Q2 2026 | 10.4 percent | Q2 2026 webcast slides |
| Q3 2026 | 10.4 percent | Q3 2026 webcast slides |
PulteGroup’s 2025 annual report describes “focusing sales incentives on discounts on spec inventory (houses without customer orders) and closing cost incentives, especially mortgage interest rate buydowns,” and says “we expect our sales incentives to remain elevated” (PulteGroup 2025 Form 10-K). On the April 2026 call, chief executive Ryan Marshall said “we have made very few top-line major price reductions” (earnings call transcript), which matches the Beachwalk sheet: steady stickers, larger incentives.
PulteGroup’s Florida average selling price was $579,000 in the third quarter of 2026 against $569,000 a year earlier, and its September 2026 report attributes lower company-wide selling prices partly to “elevated sales incentives” (PulteGroup Form 10-Q, September 30, 2026). As an illustration only, 10.4 percent of a $571,990 Prestige starting price is about $59,500, and of a $722,990 Renown about $75,200, by our arithmetic. The builder publishes no Beachwalk incentive average, so this is a scale, not a Beachwalk figure, but it lands close to the $77,000 November credit: the builder’s effective price on a mid-size plan sits well below its sticker.
A quick move-in is the builder’s finished product: lot, options and often a pool already chosen, with a near-term closing. That makes it the closest new-home rival to a Beachwalk resale. On November 14, 2026, DiVosta listed nine, four showing reduced prices, from $419,630 to $1,234,435.
DiVosta Beachwalk quick move-in homes, November 14, 2026.
| Plan | Builder sq ft | Price | Earlier price shown | Availability shown | Plan base price |
|---|---|---|---|---|---|
| Seagrove | 1,448 | $419,630 | $463,630 | Nov 2026 | $349,990 |
| Cascadia | 1,602 | $445,570 | $496,570 | Nov 2026 | $379,990 |
| Seagrove | 1,448 | $464,120 | none shown | Available now | $349,990 |
| Contour | 1,405 | $533,835 | none shown | Dec 2026 | $419,990 |
| Flagstone | 1,577 | $554,780 | $564,035 | Available now | $439,990 |
| Prestige (pool and spa) | 2,080 | $822,450 | none shown | Dec 2026 | $571,990 |
| Stardom (pool and spa) | 2,269 | $975,240 | $990,240 | Available now | $662,990 |
| Layton (custom pool and spa) | 3,020 | $1,191,994 | none shown | Feb 2027 | $848,990 |
| Layton (custom pool and spa) | 3,020 | $1,234,435 | none shown | Mar 2027 | $848,990 |
Sources: DiVosta Homes, BeachWalk by Manasota Key and quick move-in pages, for example Seagrove and Cascadia, observed November 14, 2026.
The two reduced villas show where builder pressure is strongest: the Cascadia was cut $51,000, about 10.3 percent, and the Seagrove $44,000, about 9.5 percent, by our arithmetic. A two-bedroom Vista owner is pricing against a finished Seagrove at $419,630, not a 2023 contract price. At the top, the two Layton quick move-ins show February and March 2027, so a finished large Echelon resale offers what the builder cannot this winter: a closing on the buyer’s date. A resale also brings landscaping and window treatments in place, remaining warranty and smaller association charges at closing: a $2,000 resale assessment, against $2,000 and $4,000 contributions and a $480 annual food and beverage minimum on a new home (DiVosta Beachwalk Community Book, 2026 Fee Summary, p.69).
The wider market explains the pressure. Florida Realtors chief economist Brad O’Connor said in August 2026 that “some of Florida’s largest price declines are occurring in areas with the most new construction” (Florida Realtors, August 3, 2026). In Sarasota County, single-family homes took a median 92 days to sell in the third quarter of 2026, down from 107, with 3.7 months of supply against 4.8 a year earlier (Sarasota Magazine, Q3 2026 RASM data). For Beachwalk resales specifically, days on market and months of supply: Information not available at time of publishing (checked November 14, 2026).
Buying in the Englewood area while you sell? Read our guide to buying a home in Englewood. Call Marc at (239) 287-5873.
Flood zone, insurance and storm records change a Beachwalk home’s value through what a buyer’s lender requires and what the buyer pays each month. Beachwalk’s zones vary lot by lot on Sarasota County’s FEMA maps effective March 27, 2024; Citizens requires flood coverage on every policy from January 1, 2027; and every Beachwalk roof is under 15 years old.
Data updated: November 2026 (Sarasota County GIS FEMA Flood Zone, Letter of Map Change and Storm Evacuation Zone layers, read November 14, 2026; FEMA CRS list effective October 1, 2026; Florida Statutes as cited; Florida Department of Financial Services consumer guide, July 2026; National Weather Service Tampa Bay and National Hurricane Center storm reports).
Beachwalk is not one flood zone. On FEMA maps effective March 27, 2024, about 51.1 percent of Beachwalk address points sit in Zone X (minimal hazard), 29.3 percent in shaded Zone X and 19.6 percent in Zone AE, the Special Flood Hazard Area. The zone, and any later letter of map change, belongs to each lot.
| FEMA zone at the Beachwalk address point | Address points | Share |
|---|---|---|
| Zone X, minimal flood hazard | 707 | 51.1 percent |
| Zone X shaded, 0.2 percent annual chance | 405 | 29.3 percent |
| Zone AE, 1 percent annual chance, Special Flood Hazard Area | 271 | 19.6 percent |
Source: Sarasota County GIS, FEMA Flood Zone layer, point-in-polygon count of 1,383 Beachwalk address points, read November 14, 2026, cross-checked against the FEMA National Flood Hazard Layer.
The maps replaced ones dated November 4, 2016 (City of Sarasota, Flood Map Information), and Beachwalk falls on panels 12115C0344G and 12115C0363G (Sarasota County GIS, FEMA FIRM Panel layer). AE is uneven: Phases 1A-1B-1E, 1C-1D and 1F carry the largest AE shares, with 59, 53 and 35 AE address points, while Phase 2C holds 3 (same flood layer). Parcel flood tables show AE base flood elevations of 11 to 14.2 feet, and most AE lots in a 41-parcel sample also carried an X row, usually a lake edge or rear yard rather than the house pad (Sarasota County Property Appraiser, parcel flood table). Six letters of map change dated May 13, 2022 to February 20, 2026 touch Beachwalk plats and remove specific lots from the zone (Sarasota County GIS, Letter of Map Change layer), so the AE count overstates homes legally in it today.
A flood zone moves a Beachwalk price through required insurance and disclosure, not through the map label alone. A home in Zone AE with a federally backed mortgage needs flood insurance; a Zone X home usually does not, though Citizens is changing that. An elevation certificate or letter of map change can alter that cost.
Every Beachwalk parcel carries Sarasota County community number 125144, which FEMA’s Community Rating System list effective October 1, 2026 places at Class 5, a 25 percent discount on eligible NFIP policies (FEMA CRS Eligible Communities, October 1, 2026). Private flood carriers price on their own models, so a buyer should collect both quotes inside the inspection period.
Florida also puts flood history in writing. Under section 689.302, a seller “must complete and provide a flood disclosure to a purchaser of residential real property,” covering whether the seller “filed a claim with an insurance provider relating to flood damage on the property” or “received assistance for flood damage to the property” (Florida Statutes 689.302). A clean form is part of the value, because it lets an insurer quote on the map and the certificate. If any part of your lot sits in AE, we pull the elevation certificate and any letter of map change before we price.
From January 1, 2027, every Citizens Property Insurance homeowners policy needs flood coverage, whatever the zone. Florida phased the rule in by dwelling replacement cost: $600,000 or more from January 1, 2024, $500,000 from 2025, $400,000 from 2026, and “all other personal lines residential property insured by the corporation” from January 1, 2027.
Source: Florida Statutes 627.351; Citizens’ page states the same schedule (Citizens Property Insurance, Flood). Policies inside the Special Flood Hazard Area have needed flood coverage at renewal since July 1, 2023 (Citizens, new flood requirements), and an NFIP or qualifying private policy satisfies the rule.
For a Beachwalk buyer insured through Citizens, a Zone X lot becomes a flood-required lot in 2027. Citizens also has a ceiling: under section 627.351(6)(a)3.a, a structure with a dwelling replacement cost of $700,000 or more is not eligible (Florida Statutes 627.351). Replacement cost is not sale price, but the larger Echelon plans, 2,269 to 3,970 square feet on DiVosta’s list, are the Beachwalk homes most likely to need the private market (DiVosta Homes). Since a lender counts insurance in the payment, a Zone X lot with a low NFIP quote and current papers leaves a buyer more room for price than the same plan without them.
Florida requires insurers to offer wind mitigation discounts, and homes built to the 2001 Florida Building Code or later “are automatically eligible for a minimum 68% discount on the windstorm coverage of the premium,” per the state’s consumer guide. Every Beachwalk home was built from 2021 onward, so every one starts there.
Source: Florida Department of Financial Services, Premium Discounts for Hurricane Loss Mitigation, July 2026. The discount applies only to the windstorm portion, and further credits are possible for roof shape, secondary water resistance and opening protection. The evidence is form OIR-B1-1802; revision 04/26 is required for inspections from April 1, 2026, and a completed form is valid five years absent material changes (same source; Simpson Strong-Tie engineering blog, June 2026).
DiVosta’s Beachwalk feature sheets match several form items: “Steel-reinforced concrete block construction,” a tile roof, “Professionally engineered roof trusses with hurricane tie-downs for wind protection,” and “Whole house impact-resistant windows” (DiVosta Beachwalk Community Book, p.26). An inspector still reads roof deck attachment and roof-to-wall connection on each house. A fresh form on the current revision is one of the cheapest documents a Beachwalk seller can hand a buyer’s insurer.
No. Under section 627.7011(5)(b) of the Florida Statutes, an insurer may not refuse to issue or renew a homeowner’s policy on a home with a roof less than 15 years old solely because of the roof’s age. Every Beachwalk roof dates from 2021 or later, so by our arithmetic none reaches 15 years before 2036.
Source: Florida Statutes 627.7011. For roofs 15 years or older, section 627.7011(5)(c) requires the insurer to allow an inspection and bars a refusal based solely on age if the roof has at least five years of useful life left (same source). This is a Beachwalk advantage over older Englewood housing, where buyers budget for a roof or an inspection dispute. Keep the roof’s permit and final inspection with the wind mitigation form, so the buyer’s insurer binds without a question.
Hurricane Milton came ashore on Siesta Key on the night of October 9, 2024. The National Weather Service recorded gusts of 80 to 100 mph across Sarasota County, a 97 mph gust at the Venice C-MAN station and coastal water levels of 5 to 10 feet above mean higher high water. No report we read describes damage inside Beachwalk.
Source: National Weather Service Tampa Bay, Hurricane Milton county narratives, which also record a 102 mph gust at Sarasota-Bradenton International Airport, rainfall of generally 4 to 8 inches with an isolated 10.24 inches near North Port, and 5.3 feet above mean higher high water at the USGS Venice gauge. The National Hurricane Center put surge at 6 to 9 feet above ground “from Venice southward to Boca Grande, with an isolated peak of up to 10 ft AGL estimated near Manasota Key” (NHC Tropical Cyclone Report, Hurricane Milton), the barrier island across Lemon Bay, not the Beachwalk mainland.
Beachwalk was inside the evacuation order: about 89.3 percent of its address points sit in Level C and 10.7 percent in Level B (Sarasota County GIS, Storm Evacuation Zone layer), and the Milton orders covered Levels A, B and C (Sarasota Magazine, Milton evacuation orders). For Helene, the Weather Service recorded a 69 mph peak gust near Venice (NWS Tampa Bay, Hurricane Helene narratives); for Ian in 2022, most sensors in Port Charlotte and Englewood “remained dry” (NHC Tropical Cyclone Report, Hurricane Ian). In a valuation, a home with no claim and no storm repair permits is valued on plan and lot; a home with a post-Milton cage or tile repair is valued on that permit and its final inspection.
Taxes and dues change a Beachwalk home’s value through the buyer’s monthly payment. The 2026 rate on a Beachwalk parcel is 11.3068 mills, HOA dues run $367.29 to $400.71 a month with no CDD, a sale resets the assessment, and Amendment 3, approved November 3, 2026, raises homestead exemptions from 2027.
Data updated: November 2026 (Sarasota County Tax Collector 2026 millage, roll certified September 29, 2026; Sarasota County Property Appraiser 2026 TRIM supplement and bulk file dated October 21, 2026; Florida Association of Counties HJR 1-F backgrounder; election results reported November 3 to 5, 2026; DiVosta Beachwalk 2026 Fee Summary).
No. The county’s just value is a mass-appraisal figure for the tax roll as of January 1, not a price. For the 36 Beachwalk resales in the window, the 2026 just value on the roll was a median 72.4 percent of the sale price, with the middle half between 70.2 and 77.3 percent.
Source: Sarasota County Property Appraiser, 2026 roll against each resale’s recorded price, our arithmetic. The median just value of Beachwalk homes on the 2026 roll was $478,400 (same source).
The gap is built into the method. Florida law starts from “the amount a willing purchaser would pay a willing seller,” then directs the appraiser to consider “the net proceeds of the sale of the property, as received by the seller, after deduction of all of the usual” and reasonable costs of sale (Florida Statutes 193.011). The Sarasota County Property Appraiser’s 2026 TRIM supplement adds: “We do not create value; buyers create value by their transactions in the marketplace” (2026 TRIM supplement).
So neither seller nor buyer should price from the TRIM notice. One timing trap also sits in the roll: under section 192.042, improvements “not substantially completed on January 1 shall have no value placed thereon” (Florida Statutes 192.042), so a new Beachwalk home’s first bill can be land only. A buyer comparing your full bill with a builder home’s lot-only bill is comparing two numbers that will not stay apart.
Amendment 3 passed on November 3, 2026 with about 62 percent of the vote in unofficial results, above the 60 percent needed. From January 1, 2027, it creates a homestead exemption of $150,000 in 2027 and $250,000 in 2028 for all non-school levies, and cuts the non-homestead assessment cap from 10 percent to 5 percent.
Sources: News4Jax, November 3, 2026, which reported 4,922,400 yes votes (62 percent) to 3,019,416 no with 99 percent reporting; Sarasota County voted about 63 percent yes (WGCU, November 5, 2026). The Florida Association of Counties backgrounder sets out the measure (Florida Association of Counties, HJR 1-F backgrounder):
School taxes and service charges remain (Sarasota Magazine, October 2026), so a homesteaded Beachwalk bill will not reach zero: the 2026 school levy alone is 5.9290 mills (Sarasota County Tax Collector, 2026 millage). The same Sarasota Magazine report cites projected Sarasota County property tax losses of $51.4 million in 2027-28 and $94.4 million in 2028-29, so future millage is an open question. Implementing law and Department of Revenue guidance were pending when we read the sources, so we print no 2027 tax estimate for a Beachwalk home.
For value, Amendment 3 splits buyers three ways. A buyer already a Florida resident who homesteads a Beachwalk home should carry a smaller non-school bill from 2027, which supports price. A buyer establishing residency after the date in the ballot summary starts lower and waits five years. A second-home buyer gets a 5 percent cap on non-school assessment growth after the reset. On the 2026 roll, 505 of Beachwalk’s 897 homes carry a homestead exemption (Sarasota County Property Appraiser), so each kind of buyer is in the market.
The Save Our Homes cap belongs to the owner, not the house, and a sale ends it. A homesteaded Beachwalk owner’s assessed value has risen no more than 3.0 percent in 2023 and 2024, 2.9 percent in 2025 and 2.7 percent in 2026; the buyer’s assessment resets to market value the January 1 after purchase.
Sources: Sarasota County Property Appraiser, Save Our Homes; the 2026 TRIM supplement says a transfer “resets the assessed and taxable value to market value for the following year,” and “Assessment limitations and exempt status are NOT inheritable, transferable, or continued” (2026 TRIM supplement). Non-homestead homes carry a 10 percent non-school cap in 2026, falling to 5 percent under Amendment 3, and the school levy on them is “always based on its full market value” (same source).
That reset is why a seller’s bill misleads a buyer, and Florida makes the seller say so before contract: “BUYER SHOULD NOT RELY ON THE SELLER’S CURRENT PROPERTY TAXES AS THE AMOUNT OF PROPERTY TAXES” the buyer may owe (Florida Statutes 689.261). We run the property appraiser’s parcel Tax Estimator at the expected price, with and without homestead (Sarasota County Property Appraiser, estimating taxes), and put it in the listing file so the buyer’s lender sees the real carrying cost.
Yes, if your Beachwalk home is your homestead. Florida portability lets you transfer up to $500,000 of the gap between just and assessed value to a new Florida homestead established within three assessment years, by filing Form DR-501T with the new homestead application by March 1.
Sources: Florida Statutes 193.155; Florida Department of Revenue, Form DR-501T; Sarasota County Property Appraiser, Portability FAQ, which notes “To transfer 100% of a Cap, all homesteaded owners of the previous homestead must move to the new homestead.” Moving down, the benefit is scaled by the ratio of the new home’s just value to the old (same statute). In 2026 the Legislature dropped the requirement that the prior homestead be the “immediate” prior one, first applying to the 2027 roll (Florida Department of Revenue, PTO Bulletin 26-07).
Portability does not change your sale price, but it changes your buyer pool. A Beachwalk owner homesteaded since 2022 carries a modest benefit because the home is new; a buyer leaving a long-held Florida homestead may bring a much larger one, lowering that buyer’s bill and strengthening the offer. Our net sheet shows your own portability figure beside the sale proceeds, using the property appraiser’s own rules (Sarasota County Property Appraiser, Portability FAQ).
A Beachwalk parcel in unincorporated Sarasota County carried 11.3068 mills of ad valorem tax in 2026: 4.6478 county, 5.9290 school and 0.7300 Emergency Medical Services. Englewood Area Fire Control District, Solid Waste and Stormwater charges sit on top, from about $686 to $821 a year on sampled bills.
| Levy, 2026 | Mills |
|---|---|
| Sarasota County General Revenue | 3.2317 |
| Mosquito Control | 0.0490 |
| Hospital District | 1.0420 |
| West Coast Inland Navigation | 0.0394 |
| Southwest Florida Water Management | 0.1831 |
| Bonds and Legacy Trail debt service | 0.1026 |
| School Board, all three levies | 5.9290 |
| Emergency Medical Services | 0.7300 |
| Total | 11.3068 |
Source: Sarasota County Tax Collector, 2026 millage, roll certified September 29, 2026; the two debt levies are 0.0653 and 0.0373. The 2025 total was 11.4737 mills (Sarasota County Tax Collector, 2025 millage). Englewood is unincorporated, so there is no city millage, and the 2026 TRIM notices read for Beachwalk parcels carry no Englewood lighting line (TRIM 0479140010).
Homestead does not reduce the flat charges. On 2026 Beachwalk TRIM notices, the Englewood Area Fire Control District charged $290.78, Solid Waste $263.96 and Stormwater $131.14 to $266.20, for totals of $685.88 on a villa end unit to $820.94 on a Phases 1C-1D home (TRIM 0479040030; TRIM 0481040304; Englewood Area Fire Control District).
As a worked example, at the $478,400 median just value, 2026 rates give $5,409.17 of ad valorem tax without homestead and $4,984.47 with it, using the $25,000 exemption and the $26,411 additional non-school exemption for 2026 (2026 TRIM supplement; our arithmetic). Paying in November earns up to a 4 percent discount (Florida Statutes 197.162). A buyer’s real bill depends on the reset value and the 2027 changes, so we run the parcel estimate rather than quote this example.
Beachwalk’s 2026 HOA dues run $367.29 to $400.71 a month, collected quarterly, and there is no CDD. Dues are the same for a resale and a new home of the same series, so they do not tilt a buyer toward the builder; the missing CDD keeps a Beachwalk payment lower than in communities that carry one.
Sources: DiVosta Beachwalk Community Book, 2026 Fee Summary, p.69, which lists $367.29, $379.29, $386.28 and $400.71 a month beside the four series and notes “No CDD”; the Sarasota County Tax Collector’s 2026 list of non-ad valorem authorities names no CDD for Beachwalk (Sarasota County Tax Collector, 2026 millage).
That is about $4,407 to $4,809 a year, by our arithmetic, covering “Community Amenities, Lifestyle Director, Landscape Maintenance and Irrigation, Maintenance of Common Areas and Lakes, Staffed Vehicular Access Control and Professional Property Management” (Community Book, p.69). Because lawn care and irrigation are included, a buyer comparing Beachwalk with a non-association Englewood home should net those services out first. The one-time charges favor the resale: a resale buyer pays a $2,000 resale assessment, a new-home buyer $2,000 and $4,000 contributions (same source), a $4,000 difference before any builder credit, and the new-home buyer also pays the $480 annual food and beverage minimum, prorated in the closing year.
Your Beachwalk value depends on the buyer’s full monthly cost, not the price alone: the reset tax bill at 11.3068 mills in 2026, the 2027 homestead change under Amendment 3, your lot’s flood and wind papers, and dues of $367.29 to $400.71 a month. We put all of it on one page for your address.
Get your Beachwalk valuation with taxes, dues and insurance worked in. Call Jesse direct at (239) 898-6072. For homes elsewhere in town, start with our Englewood home valuation built from recorded county sales.
What’s your Beachwalk home worth once the builder’s price list, your options and your pool are on the table? We put your plan, plat and contract beside the county record in a written valuation. Request your free Beachwalk home valuation, compare notes with our Beachwalk seller guide, or call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.
We value a Beachwalk by Manasota Key home with a comparative market analysis built from the county’s recorded sales: resales and Pulte closings of the same heated-area band, pool status and plat, read against DiVosta’s current advertised prices and incentives, then checked the way a lender’s appraiser will check them. You see every sale we use.
In Beachwalk the builder is still the largest seller inside the gates. From October 15, 2025 to October 14, 2026, we tracked 206 qualified home sales: 170 Pulte closings at a $644,550 median and 36 owner resales at a $677,500 median (Sarasota County Property Appraiser). Every step below keeps the two groups apart, then sets them side by side.
A comparative market analysis for a Beachwalk home is a broker’s opinion of the likely sale price, built from recorded sales and current competition. An appraisal is a licensed appraiser’s opinion of value, usually ordered by the buyer’s lender. An automated estimate is a computer model’s output, and federal guidance says it is not an appraisal.
Florida law draws the first line. Section 475.612 lets a broker or sales associate prepare a comparative market analysis or give an opinion of value “in the ordinary course of business,” and says that opinion “may not be referred to or construed as an appraisal” (Florida Statutes 475.612). An appraisal, by the companion definition, is a service “provided by certified or licensed appraisers or registered trainee appraisers” (Florida Statutes 475.611). So the number we give you is a pricing opinion for your Beachwalk listing; the appraisal comes later, from your buyer’s lender, and it tests our number.
Federal banking guidance draws the second line: “the result of an Automated Valuation Model (AVM), by itself or signed by an appraiser, is not an appraisal” (Interagency Appraisal and Evaluation Guidelines, 75 FR 77450). A federal rule effective October 1, 2025 sets quality control standards for the automated models lenders use in credit decisions (89 FR 64538). It does not reach a free consumer estimate such as a Zestimate, which cannot see a Pulte credit or your pool permit.
| Our Beachwalk CMA | Lender’s appraisal | Online automated estimate | |
|---|---|---|---|
| Who prepares it | A licensed Florida broker or sales associate | A certified or licensed appraiser | A computer model |
| What it is for | Setting a list price and a negotiating range | Supporting the buyer’s loan | A rough starting point |
| Can it see a Pulte incentive behind a builder closing? | Yes, we read DiVosta’s dated offers and ask | Must analyze concessions under Fannie Mae rules | No |
| Can it see your options, pool permit and lot? | Yes, from your papers and a walk-through | Yes, from inspection and documents | Only what is on the roll |
| Legal status | “May not be referred to or construed as an appraisal” (s. 475.612) | Appraisal under s. 475.611 | “Not an appraisal” (Interagency Guidelines) |
Sources: Florida Statutes 475.612; Florida Statutes 475.611; Interagency Guidelines; Fannie Mae Selling Guide B4-1.3-09.
The Sarasota County just value on a Beachwalk tax notice is a mass-appraisal figure for the tax roll, set as of January 1, 2026, not a price a buyer will pay. For the 36 Beachwalk resales in the latest 12 months, the median just value equaled 72.4 percent of the recorded sale price.
The middle half of those 36 resales ran from 70.2 to 77.3 percent of the sale price (Sarasota County Property Appraiser). Read plainly: if a website or a neighbor anchors your price to the “market value” printed on your Beachwalk tax notice, that figure will usually sit roughly a quarter below what comparable homes recorded at sale. The roll is built to value every parcel in Sarasota County at once from one date, so it cannot see the design-studio selections, the pool cage added after closing or the lake lot your DiVosta agreement charged a premium for. We use it for one job only: confirming the heated area, year built and pool flag the county holds for your parcel, because those are the fields every comparable in this section is matched on.
For a Beachwalk home, the comparables are qualified sales from the Sarasota County Property Appraiser’s file dated October 21, 2026, kept in two groups: owner resales, which an appraiser prefers, and Pulte closings, which show what the builder’s buyers agreed to pay. We match each by heated area first, because size explains more of the price than anything else.
Qualified means the sale carries county qualification codes 01 or 02, was above $1,000 and was of a parcel with a home on it; the newest Beachwalk sale in the file closed October 5, 2026 (Sarasota County Property Appraiser). Per square foot always means per square foot of the county’s heated (living) area. DiVosta’s brochures and a listing sheet may measure differently, so we never set a county figure against a brochure figure.
Sarasota County, Beachwalk by Manasota Key, qualified sales by county heated area, October 15, 2025 to October 14, 2026
| Heated area on the roll | Pulte closings | Pulte median | Pulte median per sq ft | Owner resales | Resale median | Resale median per sq ft |
|---|---|---|---|---|---|---|
| Under 1,500 sq ft | 43 | $430,000 | $308 | 7 | $430,000 | $308 |
| 1,500 to 1,799 sq ft | 34 | $455,000 | $278 | 7 | $530,000 | $318 |
| 1,800 to 2,099 sq ft | 21 | $692,800 | $337 | 7 | $745,000 | $355 |
| 2,100 to 2,399 sq ft | 25 | $740,000 | $329 | 9 | $710,000 | $328 |
| 2,400 sq ft and up | 47 | $976,400 | $345 | 6 | $930,000 | $361 |
| All | 170 | $644,550 | $325 | 36 | $677,500 | $337 |
Source: Sarasota County Property Appraiser, our tabulation.
Two readings matter for a Beachwalk owner. First, the price jumps between 1,799 and 1,800 square feet: the resale median moves from $530,000 to $745,000 and the Pulte median from $455,000 to $692,800, a line that roughly separates DiVosta’s smaller Vista and Scenic plans, advertised from 1,405 to 1,655-plus square feet, from its larger Distinctive and Echelon collections (DiVosta, BeachWalk by Manasota Key). Second, every resale band holds only 6 to 9 sales, so a band median is a pointer, not a price. Inside your band we go to the individual sales, the same plat and, where one exists, the same plan.
In Beachwalk, the recorded pool gap is larger than DiVosta’s own $69,500 value for a standard pool in every size band we tracked. Inside the same heated-area band, pool homes recorded medians $95,500 to $126,600 above homes without one, though each gap also carries differences in plan, lot and options.
Sarasota County, Beachwalk by Manasota Key, all qualified sales (Pulte and owners) with and without a pool on the roll, inside heated-area bands, October 15, 2025 to October 14, 2026
| Heated area band | With pool: sales | With pool: median | With pool: per sq ft | No pool: sales | No pool: median | No pool: per sq ft | Gap in medians (our arithmetic) |
|---|---|---|---|---|---|---|---|
| Under 1,800 sq ft | 13 | $554,100 | $374 | 78 | $427,500 | $280 | $126,600 |
| 1,800 to 2,099 sq ft | 18 | $742,000 | $355 | 10 | $636,650 | $306 | $105,350 |
| 2,100 sq ft and up | 66 | $917,500 | $351 | 21 | $822,000 | $321 | $95,500 |
Sources: Sarasota County Property Appraiser, our tabulation; DiVosta’s November 2026 offer describes “a standard pool, valued at $69,500” (DiVosta, BeachWalk by Manasota Key, observed November 14, 2026).
The gap is not a pool price. A Beachwalk pool home usually carries a screened cage, a larger lanai and pavers, and only 13 pool homes sit in the smallest band. What the table does show is direction and scale: across the whole window, the 97 Beachwalk sales with a pool recorded a $790,000 median at $354 per square foot, and the 109 without one $450,000 at $297 (Sarasota County Property Appraiser). Fannie Mae tells appraisers that adjustments “must reflect the market’s reaction,” not the installation cost (Fannie Mae Selling Guide B4-1.3-09), so a pool you added after your DiVosta closing counts for what buyers in your band pay for one, and your finaled permit is what lets the appraiser count it at all.
Bedrooms follow size. Across the window, Beachwalk’s 86 two-bedroom sales recorded a $434,900 median at a 1,442 square foot median heated area, its 112 three-bedroom sales $782,500 at 2,251 square feet, and its 8 four-bedroom sales $756,250 at 2,120 square feet (Sarasota County Property Appraiser). Four bedrooms did not buy more house than three, so we never add value for the count alone.
We compare a Beachwalk resale with Pulte’s closings in the same county plat, per square foot of heated area, because each plat holds a different set of DiVosta collections and lot widths. In Phases 2A-2B Replat, 14 resales recorded $342 a square foot against $311 for 40 Pulte closings in the same window.
Sarasota County, Beachwalk by Manasota Key, resale price per square foot against Pulte closings in the same plat, October 15, 2025 to October 14, 2026
| County plat | Pulte closings | Pulte median per sq ft | Owner resales | Resale median per sq ft | Resale as a share of Pulte (our arithmetic) |
|---|---|---|---|---|---|
| Phases 1C-1D | 2 | $345 | 15 | $355 | not stated, a small group (2 Pulte closings) |
| Phases 2A-2B Replat | 40 | $311 | 14 | $342 | 109.9 percent |
| Phases 3A-3B | 83 | $344 | 1 | $336 | not stated, a small group (1 resale) |
| Phase 2C | 45 | $267 | 1 | $250 | not stated, a small group (1 resale) |
| Phases 1A-1B-1E | none in window | not available | 3 | $255 | not available |
| Phase 1F | none in window | not available | 2 | $254 | not available |
Source: Sarasota County Property Appraiser, our tabulation.
Read the ratios with their sizes. In Phases 2A-2B Replat, Pulte’s 40 closings had a 1,530 square foot median heated area and the 14 resales 2,096, so the resale premium there partly reflects larger homes reselling, not used homes outselling new ones. Phases 1C-1D had only 2 Pulte closings in the window; Phases 3A-3B and Phase 2C had a single resale each. A single sale is a data point, not a ratio, so in those plats we reach into older resales and the same plan in a neighboring plat and tell you which we used (Sarasota County Property Appraiser). For the full plat-by-plat walk-through of listing strategy, see our Beachwalk seller guide.
An appraiser valuing a Beachwalk resale for a Fannie Mae loan must use at least one settled sale inside the subdivision and one outside it, and Fannie Mae says a resale “that does not involve the subject builder” is preferable. When a Pulte closing is used, the appraiser must analyze its concessions and upgrades.
Fannie Mae’s comparable sales section sets the rules for a new subdivision or planned unit development like Beachwalk: “At least one settled comparable sale from the subject condo project, subdivision, or PUD” and “At least one settled comparable sale from outside,” with the preference that “A resale is preferable if it is verifiable and does not involve the subject builder or developer” (Fannie Mae Selling Guide B4-1.3-08). The same section requires “A minimum of three closed comparables,” says sales that closed “within the last 12 months should be used,” and, for builder sales, requires “discussion and analysis of sales concessions and upgrades for the subject property” against those of each builder sale. When the data comes from a party with a financial interest, a builder among them, the appraiser “must verify the data with a party that does not have a financial interest in the subject transaction” (Fannie Mae Selling Guide B4-1.3-07).
The adjustment rule is specific. “Comparable sales that include sales or financing concessions must be adjusted to reflect the impact, if any,” and the negative adjustment “should be equal to any increase in the purchase price of the comparable” that the appraiser attributes to the concessions. Fannie Mae rejects “Adjustments based on dollar-for-dollar deductions that are equal to the cost of the concessions to the seller” unless the market reacted by the full amount, and positive adjustments for concessions are not acceptable (Fannie Mae Selling Guide B4-1.3-09). For a Beachwalk seller this cuts one way: a Pulte closing that carried a large closing-cost credit or rate buydown can be adjusted down as a comparable, while a resale with no concession stands at its recorded price.
Interested party contributions have a ceiling. On a principal residence or second home, Fannie Mae caps them at 3 percent of the lower of price or appraised value above 90 percent loan-to-value, 6 percent from 75.01 to 90 percent and 9 percent at 75 percent or less; builder-funded buydowns count, and any excess “must be deducted from the property’s sales price” (Fannie Mae Selling Guide B3-4.1-02). Buydown terms must be disclosed to the appraiser (Fannie Mae Selling Guide B2-1.4-04). For FHA loans, HUD counts “sellers, real estate agents, builders, developers, Mortgagees” as interested parties (HUD notice, October 24, 2023), and the buyer’s lender applies the limits in HUD’s Handbook 4000.1, last updated August 12, 2026 (HUD Handbook 4000.1).
If the appraisal comes in low, the buyer may file one borrower-initiated reconsideration of value with “comparable properties (not to exceed five),” and none after closing (Fannie Mae Selling Guide B4-1.3-12), so we keep five clean Beachwalk resales ready before your home goes live. Since November 2, 2026, new conventional appraisals use the redesigned report under UAD 3.6, with separate interior and exterior condition and quality ratings (Freddie Mac, UAD and Forms Redesign FAQ), so a well-kept Beachwalk interior is rated on its own line.
DiVosta’s advertised offer is part of every Beachwalk valuation in November 2026, because a buyer touring your home has usually seen it. On new contracts accepted November 2 to 30, 2026, the builder advertised a standard pool valued at $69,500, or a $77,000 credit toward closing costs, rate buydowns, options and quick move-in homes.
As observed on DiVosta’s community page on November 14, 2026, the credit applies “as a reduction to the total purchase price of the home,” the pool offer applies to “select to-be-built homes,” and “Any credit received may not be used to decrease the base price of the home” (DiVosta, BeachWalk by Manasota Key). The same page showed the builder’s advertised starting prices by collection: Vista from $349,990, Scenic from $419,990, Distinctive from $501,990 and Echelon from $662,990. These are the builder’s advertised starting prices for base plans, not values, and none of them is a recorded sale.
We use them three ways. First, as the floor a buyer can contract for today, with a wait and options on top. Second, to measure the incentive: $77,000 is 22.0 percent of the Seagrove villa’s $349,990 starting price and 13.5 percent of the Prestige’s $571,990, by DiVosta’s own figures and our arithmetic (DiVosta, BeachWalk by Manasota Key). That share is what an owner of a smaller plan is up against. Third, as the reason a recorded Pulte price overstates what the builder netted: the county record shows the contract price, not the credit behind it. For the new-home side of the Englewood market, our Englewood new construction guide sets out the builders and communities buyers compare with Beachwalk.
Nearly every Beachwalk home is three or four years old or newer, so condition differences come from upkeep, options and additions rather than age. Fannie Mae’s condition scale treats homes “fifteen years of age or less” as often reflecting original condition, which puts the burden of proof for upgrades on the seller’s papers.
Of the 36 Beachwalk homes resold in the window, 3 were built in 2022, 15 in 2023, 15 in 2024 and 3 in 2025 (Sarasota County Property Appraiser). Fannie Mae’s rating guidance reserves C1 for improvements “very recently constructed and have not previously been occupied,” describes C2 homes as “similar in condition to new construction,” and adds that “A property that has been well-maintained generally will have an effective age somewhat lower than its actual age” (Fannie Mae Selling Guide B4-1.3-06; Fannie Mae Selling Guide B4-1.3-05). Against a DiVosta model that is literally C1, a Beachwalk resale wins on what has been added and finished, so we ask for:
A Beachwalk valuation from McGreevy and Comisar is a written file: every recorded comparable we used with sale month, plat, beds, heated area, pool and price; the Pulte closings and DiVosta offers it competes with; our adjustments and why; and a net sheet at your likely price. It is free, and it is yours.
We add the listing history the county record cannot show and tell you where your home sits against the sales an appraiser is most likely to pick, so you know before listing whether your price will hold. The community’s homes, plats and amenities are profiled on our Beachwalk by Manasota Key community page. To start yours, request your free Beachwalk home valuation or Call Jesse direct at (239) 898-6072.
Beachwalk prices per square foot fell from 2023 to 2025 and recovered in 2026. Pulte’s closings recorded $360 a heated square foot in 2023, $304 in 2025 and $327 in 2026 through October 5; owner resales went from $328 in 2025 to $346 in 2026. The headline medians move mostly with which homes closed.
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026, qualified improved sales, codes 01 and 02, above $1,000, newest Beachwalk sale October 5, 2026; Florida Realtors data published by the REALTOR Association of Sarasota and Manatee, third quarter 2026, released October 16, 2026; Freddie Mac Primary Mortgage Market Survey, November 12, 2026; our tabulation).
We tracked every qualified Beachwalk home sale on the county record since the first closings in 2021, split by seller: Pulte Home Company LLC or Pulte Homes Company LLC on one side, every other seller on the other (Sarasota County Property Appraiser). Price per square foot uses the county’s heated area. Builder prices include options, lot premiums and sometimes pools bought at contract, and they do not show credits or rate buydowns behind the recorded price.
Beachwalk’s builder price per square foot peaked in 2023 at $360, fell 15.6 percent to $304 in 2025, and recovered to $327 in 2026 through October 5. Owner resales began in 2023, and their per-square-foot median ran $314, $359, $328 and $346 across the four years, on 6 to 31 sales a year.
Sarasota County, Beachwalk by Manasota Key, qualified home sales by calendar year, builder closings and owner resales
| Calendar year | All sales | All-sales median | All per sq ft | Pulte closings | Pulte median | Pulte per sq ft | Owner resales | Resale median | Resale per sq ft |
|---|---|---|---|---|---|---|---|---|---|
| 2021 | 9 | $468,700 | $297 | 9 | $468,700 | $297 | 0 | none | none |
| 2022 | 103 | $588,800 | $317 | 103 | $588,800 | $317 | 0 | none | none |
| 2023 | 214 | $719,750 | $358 | 208 | $721,750 | $360 | 6 | $514,250 | $314 |
| 2024 | 243 | $673,100 | $344 | 235 | $677,000 | $343 | 8 | $572,500 | $359 |
| 2025 | 195 | $640,000 | $305 | 180 | $643,050 | $304 | 15 | $575,000 | $328 |
| 2026 to October 5 | 159 | $675,000 | $329 | 128 | $634,600 | $327 | 31 | $695,000 | $346 |
Source: Sarasota County Property Appraiser, our tabulation. The 2026 row is a partial year.
Four readings come out of this table. The builder’s peak year was 2023 on both price ($721,750) and price per square foot ($360). The 2025 drop was real and broad: Pulte’s per-square-foot median fell 11.4 percent from 2024 to 2025, from $343 to $304, the year the Sarasota County single-family median fell 6 percent to $474,700 (RASM, Year End 2025). In 2026 the builder’s per-square-foot median is up 7.6 percent on 2025, to $327, while its median price is slightly lower, $634,600 against $643,050, which points to a change in the mix of plans closing rather than lower prices for the same homes. And resales grew from 6 in 2023 to 31 in 2026 through October 5 (Sarasota County Property Appraiser), so the resale columns are the newest part of the Beachwalk record and the most volatile.
Against the 2023 peak, the builder’s 2026 per-square-foot median is 9.2 percent lower ($327 against $360), and the all-sales figure 8.1 percent lower ($329 against $358), our arithmetic on the county tabulation. That is the honest answer to “are Beachwalk prices dropping”: they dropped through 2025, and in 2026 they are recovering without having returned to the 2023 level.
Beachwalk’s builder median slipped in 2026 because the mix of homes changed, not because the same homes sold for less. Pulte closed 45 homes in Phase 2C in the latest 12 months at a $395,000 median and a 1,600 square foot median heated area, smaller homes that pull the community median down.
In the same window Pulte also closed 83 homes in Phases 3A-3B at an $866,600 median with a 2,500 square foot median heated area, and 40 in Phases 2A-2B Replat at $483,750 (Sarasota County Property Appraiser). A community median that blends a $395,000 plat of villas and smaller homes with an $866,600 plat of larger homes moves whenever the balance between them shifts in a quarter, which is why we price from per-square-foot figures inside a size band and a plat, and why a single Beachwalk median, from any source, says little about one home.
The builder’s own price sheet points the same way. Between DiVosta’s January 2026 and November 2026 pages, the Vista and Scenic starting prices held at $349,990 and $419,990, Distinctive moved from $499,990 to $501,990 and Echelon from $644,990 to $662,990 (Wayback capture of the DiVosta Beachwalk page, January 24, 2026; DiVosta, BeachWalk by Manasota Key, observed November 14, 2026). These are advertised starting prices, not values, but flat to slightly higher base prices through 2026 fit the recorded per-square-foot recovery.
Beachwalk’s last four three-month blocks show price per square foot rising in each block for both builder closings and owner resales. Pulte went from $316 to $347 between the block ending January 14, 2026 and the block ending October 14, 2026; resales went from $308 to $350 on far fewer sales.
Sarasota County, Beachwalk by Manasota Key, qualified sales in three-month blocks of 91 days ending October 14, 2026
| Three-month block | Pulte closings | Pulte median | Pulte per sq ft | Owner resales | Resale median | Resale per sq ft |
|---|---|---|---|---|---|---|
| October 16, 2025 to January 14, 2026 | 45 | $674,600 | $316 | 5 | $550,000 | $308 |
| January 15 to April 15, 2026 | 42 | $518,900 | $324 | 10 | $675,000 | $333 |
| April 16 to July 15, 2026 | 43 | $618,900 | $327 | 8 | $635,000 | $334 |
| July 16 to October 14, 2026 | 40 | $775,000 | $347 | 13 | $715,000 | $350 |
Source: Sarasota County Property Appraiser, our tabulation.
The builder blocks are steady in count, 40 to 45 closings each, and their per-square-foot median rose 9.8 percent from the first block to the last, our arithmetic. The block medians swing much harder, from $518,900 to $775,000, because the mix of plats and plan sizes closing changes from one block to the next.
The resale blocks are noisy. They hold 5 to 13 sales each, so a single $991,000 or $365,000 resale moves a block median by tens of thousands of dollars. The resale per-square-foot line, $308, $333, $334 and $350, rises in every block and agrees with the builder’s direction, which makes it more believable than any one block on its own (Sarasota County Property Appraiser). We treat it as evidence that Beachwalk resale pricing firmed through 2026, not as a percentage to add to your home.
Sarasota County’s single-family market firmed in the third quarter of 2026: Florida Realtors data published by the Sarasota and Manatee realtor association put the median sale price at $485,000, up 3.7 percent, with 3.7 months of supply against 4.8 a year earlier. Beachwalk’s $677,500 resale median sits well above the county figure.
Sarasota County single-family homes, third quarter 2026 against third quarter 2025 (Florida Realtors data, published by RASM)
| Measure | Q3 2026 | Q3 2025 | Change |
|---|---|---|---|
| Closed sales | 2,071 | 2,010 | up 3.0 percent |
| Median sale price | $485,000 | $467,500 | up 3.7 percent |
| Median percent of original list price received | 94.4 percent | 91.9 percent | up 2.5 points |
| Median time to contract | 52 days | 68 days | down 23.5 percent |
| Median time to sale | 92 days | 107 days | down 14.0 percent |
| Active listings | 2,629 | 3,137 | down 16.2 percent |
| Months of supply | 3.7 | 4.8 | down 22.9 percent |
| Paid in cash | 778 | 767 | up 1.4 percent |
Sources: RASM, Sarasota County Single Family Homes, 2026 Q3 Summary; cross-checked against Sarasota Magazine, third quarter 2026 RASM report.
These are county figures from the listing service, not Beachwalk figures. They are useful context for three reasons. They show the county turning after a soft 2025: the county median had been $445,000 in October 2025, down 9.2 percent on a year earlier (RASM, October 2025). They show supply tightening, which helps any resale seller. And they show the gap: Beachwalk’s $677,500 window resale median is $192,500 above the county’s third-quarter median, our arithmetic, because Beachwalk is a gated community of homes built since 2021 with a clubhouse and amenity center, not a cross-section of the county’s housing.
The county figures also include no builder-direct sales that skip the listing service, while Beachwalk’s record is mostly builder-direct: 170 of 206 sales in the window were Pulte closings (Sarasota County Property Appraiser). That is why a market report built only from the listing service would describe a small corner of Beachwalk. Our Englewood home valuation page sets Beachwalk inside the wider Englewood and ZIP 34223 record.
Mortgage rates are the strongest headwind on a Beachwalk resale in late 2026. Freddie Mac’s 30-year fixed average was 7.11 percent on November 12, 2026, against 6.24 percent a year earlier, after peaking at 7.40 percent in October; a builder rate buydown answers that headwind in a way most resale sellers cannot.
Freddie Mac’s survey shows the 2026 path: a low of 5.98 percent on February 26, the first reading above 7 percent on September 24, a high of 7.40 percent on October 8 and October 15, then four weekly declines to 7.11 percent (Freddie Mac, Primary Mortgage Market Survey; FRED, Freddie Mac 30-year fixed series). For scale, on a loan of $542,000, 80 percent of Beachwalk’s $677,500 resale median, principal and interest on a 30-year loan run about $3,646 a month at 7.11 percent against about $3,334 at 6.24 percent, roughly $312 a month more, our arithmetic before taxes, insurance and dues.
That payment gap is what DiVosta’s credit is built to close. The November 2026 offer lets a buyer apply up to $77,000 toward “closing costs, rate buy down, design options, and quick move-ins,” and DiVosta discloses a Builder Forward Commitment through Pulte Mortgage LLC, its affiliated lender, for qualified buyers of certain homes (DiVosta, BeachWalk by Manasota Key, observed November 14, 2026). A Beachwalk resale seller can answer with price, with a closing-cost credit inside the lender’s contribution limits, or by targeting cash buyers: 778 of the county’s 2,071 third-quarter single-family sales were paid in cash (RASM, 2026 Q3 Summary). Which answer nets you more depends on your price band, and we work it out in writing.
Beachwalk’s recorded sales cannot settle that question alone, because the usual measures, months of supply, days on market and sale-to-list ratio, come from the listing service and are not published for Beachwalk. What the county record shows is a builder still closing about 40 homes a quarter and resale prices per foot rising through 2026.
Months of supply, median days on market, sale-to-list ratio, active listing counts and list-to-sale spreads for Beachwalk by Manasota Key: Information not available at time of publishing (checked November 14, 2026).
Here is what can be said from the record. Resales are a growing share of Beachwalk sales: 36 of 206 in the latest 12 months, against 6 of 214 in calendar 2023 (Sarasota County Property Appraiser). The county around Beachwalk is tightening, with 3.7 months of supply in the third quarter (RASM, 2026 Q3 Summary). And every Beachwalk resale buyer can still choose a new DiVosta home with a credit, so the builder sets the pace for owners more than the county market does. If you are a buyer weighing a Beachwalk resale against a new DiVosta home, Call Marc at (239) 287-5873, and see how we help buyers find a home in Englewood. If you own in Beachwalk and want to know where your home sits in this market, get a free valuation of your Beachwalk home or Call Jesse direct at (239) 898-6072.
The 36 recorded Beachwalk resales from October 15, 2025 to October 14, 2026 ran from $350,000 to $1,050,000, with a $677,500 median and $337 per heated square foot. Thirty-three were first bought from Pulte, and the median change from each home’s recorded builder price to its resale price was 7.3 percent below.
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026; qualified improved resales, codes 01 and 02, above $1,000, October 15, 2025 to October 14, 2026; each parcel’s prior qualified sale from the same file; our tabulation).
Every sale below is public county record, listed for market reference only and checkable on the Sarasota County Property Appraiser’s site (Sarasota County Property Appraiser). We show the sale month, county plat, beds and baths, heated area, the county’s pool flag, year built, recorded price and price per heated square foot, and no street addresses. A resale here is any qualified sale of an improved Beachwalk parcel by a seller other than the Pulte entities.
All 36 Beachwalk resales in the latest 12 months appear below, newest first. Twenty had a pool on the county roll and sixteen did not; Phases 1C-1D supplied 15 and Phases 2A-2B Replat 14. Prices per heated square foot ran from $230 to $425, and every home was built from 2022 to 2025.
Public county record. Sarasota County, Beachwalk by Manasota Key, all 36 qualified resales, October 15, 2025 to October 14, 2026, newest first.
| Month and year | County plat | Beds / baths | Heated sq ft | Pool on roll | Year built | Recorded price | Per heated sq ft |
|---|---|---|---|---|---|---|---|
| October 2026 | Phases 1C-1D | 3 / 2 | 1,665 | Pool | 2023 | $600,000 | $360 |
| October 2026 | Phases 1A-1B-1E | 2 / 2 | 1,584 | None | 2024 | $365,000 | $230 |
| September 2026 | Phases 2A-2B Replat | 2 / 2 | 1,394 | Pool | 2024 | $565,000 | $405 |
| September 2026 | Phases 1C-1D | 4 / 2 | 2,041 | Pool | 2023 | $715,000 | $350 |
| September 2026 | Phases 1C-1D | 3 / 3 | 2,100 | None | 2024 | $675,000 | $321 |
| September 2026 | Phases 3A-3B | 3 / 3 | 2,831 | None | 2025 | $950,000 | $336 |
| August 2026 | Phases 1C-1D | 3 / 3 | 2,485 | Pool | 2023 | $895,000 | $360 |
| August 2026 | Phases 2A-2B Replat | 3 / 2 | 2,181 | Pool | 2023 | $710,000 | $326 |
| August 2026 | Phases 2A-2B Replat | 3 / 3 | 2,209 | Pool | 2023 | $765,000 | $346 |
| August 2026 | Phases 1C-1D | 3 / 2 | 2,098 | Pool | 2023 | $745,000 | $355 |
| July 2026 | Phases 1C-1D | 3 / 2 | 2,075 | Pool | 2022 | $759,000 | $366 |
| July 2026 | Phases 2A-2B Replat | 3 / 3 | 2,500 | Pool | 2024 | $890,000 | $356 |
| July 2026 | Phases 1C-1D | 3 / 2 | 1,640 | None | 2023 | $435,000 | $265 |
| July 2026 | Phases 2A-2B Replat | 4 / 2 | 2,056 | Pool | 2024 | $839,000 | $408 |
| July 2026 | Phases 1C-1D | 3 / 3 | 2,117 | Pool | 2023 | $750,000 | $354 |
| June 2026 | Phases 1C-1D | 3 / 3 | 2,244 | Pool | 2024 | $822,000 | $366 |
| June 2026 | Phases 2A-2B Replat | 3 / 2 | 1,665 | None | 2024 | $530,000 | $318 |
| May 2026 | Phase 2C | 2 / 2 | 1,442 | None | 2025 | $360,000 | $250 |
| May 2026 | Phases 2A-2B Replat | 2 / 2 | 1,394 | None | 2025 | $440,000 | $316 |
| April 2026 | Phases 2A-2B Replat | 3 / 2 | 2,117 | Pool | 2024 | $740,000 | $350 |
| April 2026 | Phase 1F | 2 / 2 | 1,584 | None | 2024 | $420,000 | $265 |
| April 2026 | Phases 1C-1D | 3 / 3 | 2,471 | Pool | 2023 | $1,050,000 | $425 |
| April 2026 | Phases 1C-1D | 4 / 3 | 2,117 | Pool | 2023 | $695,000 | $328 |
| April 2026 | Phases 2A-2B Replat | 2 / 2 | 2,272 | None | 2023 | $670,000 | $295 |
| April 2026 | Phases 2A-2B Replat | 3 / 3 | 2,125 | None | 2024 | $680,000 | $320 |
| March 2026 | Phases 2A-2B Replat | 3 / 3 | 2,508 | Pool | 2024 | $910,000 | $363 |
| March 2026 | Phases 1A-1B-1E | 2 / 2 | 1,410 | None | 2023 | $390,000 | $277 |
| March 2026 | Phases 2A-2B Replat | 3 / 2 | 2,075 | Pool | 2024 | $750,000 | $361 |
| March 2026 | Phases 1C-1D | 2 / 2 | 1,394 | Pool | 2023 | $518,500 | $372 |
| March 2026 | Phases 2A-2B Replat | 2 / 2 | 1,687 | None | 2024 | $570,000 | $338 |
| February 2026 | Phases 1A-1B-1E | 2 / 2 | 1,948 | None | 2022 | $496,000 | $255 |
| December 2025 | Phases 1C-1D | 3 / 2 | 1,640 | Pool | 2023 | $550,000 | $335 |
| December 2025 | Phases 1C-1D | 3 / 3 | 2,485 | Pool | 2022 | $991,000 | $399 |
| December 2025 | Phase 1F | 2 / 2 | 1,442 | None | 2024 | $350,000 | $243 |
| November 2025 | Phases 1C-1D | 3 / 2 | 2,075 | None | 2023 | $640,000 | $308 |
| October 2025 | Phases 2A-2B Replat | 2 / 2 | 1,394 | None | 2024 | $430,000 | $308 |
Source: Sarasota County Property Appraiser. Price per heated square foot is the recorded price divided by the county’s heated area, rounded to the dollar.
No resale closed in January 2026, and the months from March to September carried 28 of the 36. The six resales in the three smallest-home plats, Phases 1A-1B-1E, 1F and 2C, were all two-bedroom homes without a pool on the roll and recorded $350,000 to $496,000 (Sarasota County Property Appraiser). Every resale of $800,000 or more had three or four bedrooms and, with one exception, a pool; the exception was the September 2026 resale of a 2,831 square foot 2025 home in Phases 3A-3B at $950,000.
Beachwalk resale prices per heated square foot had a middle half from $308 to $361 around a $337 median in the latest 12 months, a $53 spread. The full range ran from $230 to $425, which is why one median per square foot cannot price a particular Beachwalk home.
The spread is not random. Of the 20 resales with a pool on the roll, none recorded less than $326 a square foot; of the 16 without one, only three recorded more than $320 (Sarasota County Property Appraiser, our count from the table above). The lowest figures, $230 to $277, all came from the two-bedroom homes in Phases 1A-1B-1E, 1F and 2C plus one 1,640 square foot three-bedroom without a pool in Phases 1C-1D at $265. The highest, $399 to $425, were pool homes.
The clearest proof is the four resales of exactly 1,394 heated square feet. Two without a pool, in Phases 2A-2B Replat, recorded $430,000 in October 2025 and $440,000 in May 2026, $308 and $316 a foot. One with a pool in the same plat recorded $565,000 in September 2026, $405 a foot, and one with a pool in Phases 1C-1D recorded $518,500 in March 2026, $372 a foot (Sarasota County Property Appraiser). Same size, four prices, a $135,000 range from the lowest to the highest. That is how much the plat, the pool and the month can move a Beachwalk price, and why our comparables are matched on all three.
Builder closings spread similarly: Pulte’s 170 closings had a middle half from $291 to $351 around a $325 median (Sarasota County Property Appraiser). Resales sit about $12 a foot above the builder at the median and $17 at the lower quartile, our arithmetic, which reflects the pools, landscaping and finished extras that resales carry and many builder closings do not.
Grouped by the year the seller last bought, Beachwalk’s 2023 buyers resold at a median 10.2 percent below their purchase price, with 10 of 12 below, and its 2024 buyers at a median 7.6 percent below, with 14 of 15 below. The 2022, 2025 and 2026 groups are small groups of 1 to 5 homes.
We matched each of the 36 window resales to the same parcel’s previous qualified sale in the county file. Thirty-five had one: 33 from Pulte and 2 from an earlier owner. One, a December 2025 resale at $991,000, had no prior qualified sale on record. “Median change” is the median of each home’s own percentage change between its two recorded prices, so it is not the gap between the two price columns, which can belong to different homes.
Sarasota County, Beachwalk by Manasota Key, resales October 15, 2025 to October 14, 2026, by the year the seller last bought (35 of 36 resales)
| Year the seller last bought | Homes | Bought from Pulte | Median price when bought | Median resale price | Median change, each home against its own purchase | Resold above / below purchase price |
|---|---|---|---|---|---|---|
| 2022 | 2, a small group | 2 | $598,400 | $627,500 | not stated, a small group | 2 / 0 |
| 2023 | 12 | 12 | $713,750 | $667,500 | 10.2 percent below | 2 / 10 |
| 2024 | 15 | 15 | $628,800 | $670,000 | 7.6 percent below | 1 / 14 |
| 2025 | 5, a small group | 3 | $750,000 | $765,000 | not stated, a small group | 3 / 2 |
| 2026 | 1, a small group | 1 | $420,000 | $440,000 | not stated, a small group | 1 / 0 |
Source: Sarasota County Property Appraiser, our tabulation of repeat sales of the same parcel.
Only the 2023 and 2024 groups are large enough to read, and together they hold 27 of the 35 matched resales. In both, most homes resold below the recorded purchase price: 24 of 27, before any selling costs. The 2024 row also shows why the price columns mislead on their own: its median resale price, $670,000, is above its median purchase price, $628,800, yet 14 of 15 homes resold below what their own buyer paid, because the two medians belong to different homes. The 2022, 2025 and 2026 groups have 1 to 5 homes each, so we draw no percentage-based conclusion from them; two of the five homes in the 2025 group had been bought from an earlier owner, not from Pulte (Sarasota County Property Appraiser).
Of the 36 Beachwalk resales in the window, 33 had a qualified purchase from Pulte on record, and the median resale came in 7.3 percent, or $52,700, below that recorded builder price, after a median 27.4 months of ownership. Seven of the 33 sold above the price paid to the builder, and 26 below.
For a Beachwalk owner deciding what to ask, that figure means three things (Sarasota County Property Appraiser):
The direction has changed over time. Across every Beachwalk repeat sale on record, 56 homes bought new from Pulte and resold, the median was 4.2 percent below the builder price; owners who resold in 2023 and 2024, small groups of 6 and 7 homes, recorded medians above it, before the 2025 group of 14 fell to 12.9 percent below and the 2026 group of 29 to 6.7 percent below (Sarasota County Property Appraiser). The 2026 figure is closer to the builder price than 2025’s, which matches the per-square-foot recovery in the calendar-year table.
The 7.3 percent figure compares two recorded prices for the same Beachwalk homes and nothing more. It does not measure any owner’s financial result, it does not mean Beachwalk homes are worth 7.3 percent less than new ones, and it does not predict what your home will bring.
A Pulte price on the county record is a contract price that already includes the homesite premium, structural options, design-studio selections and, often, a pool bought at contract. It does not show the closing-cost credit or rate buydown that came with it, the owner’s financing, the improvements made after closing or how the home was kept (Sarasota County Property Appraiser). So “sold below the price paid to the builder” describes the two numbers on the deed, not what anyone made or spent.
Nor is the figure a discount to apply. The seven homes that sold above the builder price, and the spread from $230 to $425 a foot across the 36 resales, show that the result depends on the home: its plat, pool, size, lot and the month it sold. And 33 pairs is a small record next to Beachwalk’s 897 homes on the roll (Sarasota County Property Appraiser). We use the figure to set expectations before we look at your home, then replace it with the sales that match yours.
The county record gives each Beachwalk resale’s date, price and recorded features, but not the asking price, days on market or sale-to-list ratio. Those come from the multiple listing service, and for Beachwalk they read: Information not available at time of publishing (checked November 14, 2026).
Days on market, sale-to-list ratio, original and final asking price, and price reductions for the 36 Beachwalk resales above: Information not available at time of publishing (checked November 14, 2026).
The county record also sees what a listing-service report misses: all 170 Pulte closings in the window, most of which never passed through the listing service (Sarasota County Property Appraiser). When we prepare your valuation, we pull the listing history for the resales nearest your home at that date and show each comparable’s asking price beside its recorded price, so you can see how far Beachwalk buyers negotiated in your band. To see the comparables we would use for your home, ask for your free Beachwalk valuation or Call Jesse direct at (239) 898-6072.
At Beachwalk’s $677,500 resale median, Florida’s deed stamps at $0.70 per $100 come to $4,742.50 and a current-account estoppel certificate is capped at $299. Commission is negotiated. In Sarasota County the buyer customarily pays the owner’s title policy, but the contract controls and your closing agent confirms who pays.
Data updated: November 2026 (Florida Statutes 201.02 and the Florida Department of Revenue; Florida rule 69O-186.003; Florida DBPR estoppel certificate fees; Florida Statutes 28.24; DiVosta Beachwalk Community Book 2026 fee summary; Sarasota County Tax Collector 2026 millage; Beachwalk resale median from the Sarasota County Property Appraiser file dated October 21, 2026; arithmetic ours).
A valuation answers what your home could sell for; the net sheet answers what you keep. We worked it at three Beachwalk price points: $450,000, the median of the 109 Beachwalk sales in the window without a pool on the roll; $677,500, the median of all 36 resales; and $900,000, a round figure just under the $917,500 median of the 66 pool homes of 2,100 square feet or more (Sarasota County Property Appraiser). The full statewide cost stack is in our Florida seller closing costs guide.
Example Beachwalk seller net sheet, before commission, mortgage payoff and prorations
| Line | $450,000 | $677,500 (resale median) | $900,000 | Basis |
|---|---|---|---|---|
| Sale price | $450,000 | $677,500 | $900,000 | Beachwalk price points above |
| Deed documentary stamps, $0.70 per $100 | $3,150.00 | $4,742.50 | $6,300.00 | 4,500, 6,775 and 9,000 units |
| Association estoppel certificate, current account | $299.00 | $299.00 | $299.00 | DBPR cap |
| State-set and capped lines, subtotal | $3,449.00 | $5,041.50 | $6,599.00 | Our arithmetic |
| Settlement fee, title search and municipal lien search, typical range | $750 to $2,250 | $750 to $2,250 | $750 to $2,250 | Estimates; title company sets them |
| Estimated net before commission, payoff and prorations | $444,301 to $445,801 | $670,208.50 to $671,708.50 | $891,151 to $892,651 | Price minus the lines above |
| Commission, negotiated: each 1 percent of price | $4,500 | $6,775 | $9,000 | Not a set rate |
| Owner’s title policy, promulgated premium, only if your contract assigns it to you | $2,325.00 | $3,462.50 | $4,575.00 | Rule 69O-186.003 |
| Beachwalk resale assessment | $2,000, owed by the buyer | same | same | Declaration and 2026 fee summary |
Our arithmetic from the published rates and caps (Florida Statutes 201.02; Florida Department of Revenue, documentary stamp tax; Rule 69O-186.003; Florida DBPR, Estoppel Certificate Fees; DiVosta Beachwalk Community Book, 2026 Fee Summary). Service-fee ranges are typical estimates, not quotes. The closing agent’s settlement statement is the final word.
The state-set and capped lines run to about 0.73 to 0.77 percent of price across the three points, our arithmetic, so on a Beachwalk sale the big variables are the commission you negotiate, any credit you give a buyer to compete with DiVosta’s offer, and who pays the owner’s title policy.
Deed stamps on a Beachwalk sale are $0.70 for each $100 of price or portion of $100, the statewide rate that applies in Sarasota County. Round the price up to the next $100, divide by 100 and multiply by $0.70: $3,150.00 at $450,000, $4,742.50 at $677,500 and $6,300.00 at $900,000.
The Florida Department of Revenue states the rule as “70 cents on each $100 or portion thereof of the total consideration” in every county except Miami-Dade (Florida Department of Revenue, documentary stamp tax), under section 201.02 (Florida Statutes 201.02). The three prices above are already whole hundreds, so the units are 4,500, 6,775 and 9,000. In residential practice the seller pays the deed stamps, and after commission they are usually the largest fixed line on a Beachwalk net sheet. A buyer who finances pays the separate stamps on the new mortgage, $0.35 per $100, and the 2-mill intangible tax (Florida Department of Revenue, nonrecurring intangible tax); those are not seller costs.
Every $10,000 of price adds $70 of deed stamps, our arithmetic. So a $25,000 price reduction to compete with a DiVosta quick move-in home saves you $175 in stamps, which is why we never treat stamps as a reason to hold or cut a Beachwalk price.
In Sarasota County, where every Beachwalk parcel sits, the buyer customarily pays the owner’s title policy. That is custom, not law: the purchase contract controls, and your closing agent confirms who pays before you sign. The premium itself is set by state rule and is the same at every title insurer.
Florida’s promulgated rate is $5.75 per $1,000 of coverage up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000, with any fraction of $100 counted as a full $100 (Rule 69O-186.003). At Beachwalk’s three price points that is $575.00 plus $1,750.00, or $2,325.00, at $450,000; $575.00 plus $2,887.50, or $3,462.50, at $677,500; and $575.00 plus $4,000.00, or $4,575.00, at $900,000, before any reissue credit. Because nearly every Beachwalk owner bought from Pulte within the last five years with an owner’s policy, the policy you received at your DiVosta closing is worth handing to the closing agent whoever pays.
Buyers arriving from counties where the seller customarily pays may expect the reverse, so we settle the title line in the first offer, not at the closing table. If a buyer asks you to pay it, the premium above is the price of saying yes, and we weigh it against the other credits on the table.
A Beachwalk sale needs an estoppel certificate from the association, and Florida caps its fee at $299 on a current account. Beachwalk’s own resale assessment, “currently $2,000.00” on the 2026 fee summary, is owed by the buyer under the recorded declaration, not by you, unless you agree to cover it.
Florida caps what an association can charge for the estoppel certificate a Beachwalk sale needs: no more than $299 on a current account, plus $119 if it is rushed within 3 business days and up to $179 more if the account is delinquent (Florida DBPR’s adjusted amounts under sections 720.30851 and 718.116, next update due by July 1, 2027) (Florida DBPR, Estoppel Certificate Fees). Requesting it early in the contract avoids the rush fee, and keeping your quarterly dues paid avoids the delinquency fee.
The resale assessment appears on the DiVosta Beachwalk Community Book’s 2026 fee summary as “currently $2,000.00,” and Section 4.10 of the declaration makes it payable to the association by the transferee (DiVosta Beachwalk Community Book, 2026 Fee Summary; Beachwalk TownSq, Governing Documents). The $2,000 and $4,000 contributions on the same sheet apply to new-home purchases from the builder. A Beachwalk seller can still offer to cover the buyer’s $2,000 as a negotiated concession, which costs less than most price cuts and is easy for a buyer to compare with a builder credit.
Florida property taxes run on the calendar year and are paid in arrears, so a Beachwalk seller who closes before the November bill is paid credits the buyer for the days owned that year. Quarterly HOA dues of $367.29 to $400.71 a month are prorated the same way from the estoppel’s paid-through date.
The method is simple: your days of ownership in the year, divided by 365, times the annual bill; when the current bill is not yet issued, the closing agent typically uses the prior year’s (Florida Department of Revenue, property tax). Beachwalk sits in unincorporated Sarasota County at 11.3068 mills for 2026 (Sarasota County Tax Collector, 2026 millage). On a non-homestead Beachwalk home assessed at $600,000, the ad valorem tax at that rate is $6,784.08, before the fire, solid waste and stormwater charges on the bill; a June 30 closing leaves the seller 180 days, so about $3,345.57 is credited to the buyer, our arithmetic on an illustrative assessment, not a typical Beachwalk bill. Your own notice, with its homestead exemption and non-ad valorem lines, replaces it.
Dues of $367.29 to $400.71 a month by home series are billed quarterly, $1,101.87 to $1,202.12 a quarter on the fee summary (DiVosta Beachwalk Community Book, 2026 Fee Summary). If you have paid the quarter ahead, the buyer credits you for the days after closing. Prorations move money between you and your buyer rather than to a third party, so we show them on your net sheet as a separate line once the closing date is known.
Commission on a Beachwalk sale is negotiable: there is no standard or legally set rate, and since August 17, 2024 offers of compensation to a buyer’s agent can no longer appear on the multiple listing service. Each 1 percent of price is $6,775 at the $677,500 resale median, so the commission conversation is the largest line you control.
The National Association of Realtors states that “Agent compensation for home buyers and sellers continues to be fully negotiable,” and buyers now sign written agreements with their own agents stating the compensation (NAR, What the NAR Settlement Means for Home Buyers and Sellers). A seller may still offer compensation to a buyer’s agent off the listing service, or a concession such as a closing-cost credit (NAR settlement FAQs). In Beachwalk that choice sits next to DiVosta’s offer of up to $77,000 on new contracts accepted November 2 to 30, 2026 (DiVosta, BeachWalk by Manasota Key, observed November 14, 2026), so we lay out what each structure costs at your price, in dollars, before you sign anything.
For the step-by-step Englewood listing process behind these numbers, see how we sell homes in Englewood. For a net sheet on your own Beachwalk address, with your price, your tax notice and your payoff, request your free Beachwalk home valuation or Call Jesse direct at (239) 898-6072.
Ready to put a number on your Beachwalk home? Start with your free Beachwalk home valuation or read our Beachwalk seller guide for the full selling plan. You are working with Top 1% Real Estate Agents Nationally Since 2008. Call Jesse direct at (239) 898-6072.
If you are buying your next home as well, Call Marc at (239) 287-5873 or see how we help buyers.
A free in-person comparative market analysis is the most accurate Beachwalk by Manasota Key valuation short of an appraisal, and it costs you nothing. One of us walks the home, matches your DiVosta plan, options and lot against recorded Beachwalk sales and the builder’s current inventory, and delivers a written range with the comparables named.
Request a free in-person Beachwalk home valuation through the form on this page, or Call Jesse direct at (239) 898-6072, and we will schedule the visit around you, including by video if you are away for the season. Gather a few DiVosta papers first and the range we bring back will be tighter.
Before we arrive, pull together five things. First, your DiVosta purchase agreement and its option sheet, because the price you paid the builder bundles the base plan, structural options, design-studio selections and sometimes a pool, and we separate them. Second, the lot premium, which DiVosta does not publish anywhere we found, so your contract is the only record of it (DiVosta, BeachWalk by Manasota Key). Third, the Sarasota County permits for anything added after your closing: a pool, a screen enclosure, a lanai extension, a generator or a fence. Fourth, your latest association statement, or the estoppel certificate if you have already ordered one, so the paid-through date and any open balance are known. Fifth, your elevation certificate or any letter of map change for the lot, since about one Beachwalk address point in five sits in mapped Zone AE (Sarasota County GIS, FEMA flood zone layer).
The visit itself covers what no county file holds: finish level, upgrades you chose at the design studio, the view from the lanai, the orientation of the pool, the condition of the screen cage and how the home shows next to a DiVosta model. What you receive is a file, not a number. A written price range. The recorded Beachwalk comparables we used, each with its sale month, phase, bedrooms, county heated area, pool status and price, with builder-direct sales and resales labelled separately, from the Sarasota County Property Appraiser file dated October 21, 2026 (Sarasota County Property Appraiser). The DiVosta quick move-in homes your buyer will tour that week. Your lot’s flood zone and any letter of map change. The non-ad valorem lines on your tax bill. And a seller net sheet at the likely price.
If you are also buying in Southwest Florida, Call Marc at (239) 287-5873 and read how we represent Englewood buyers, and we can run both sides together. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
A comparative market analysis is a listing team’s opinion of the price a Beachwalk home will sell for, prepared before you list. An appraisal is a licensed appraiser’s opinion of value, ordered by the buyer’s lender after you accept a financed offer. In Beachwalk both lean on builder sales, so the difference is in how each treats them.
Florida law draws the line plainly: a broker’s comparative market analysis or opinion of value “may not be referred to or construed as an appraisal” (Florida Statutes 475.612).
| Question | Comparative market analysis (CMA) | Appraisal |
|---|---|---|
| Who prepares it | Listing agents | A licensed appraiser |
| Who it is for | You, the seller, before you list | The buyer’s lender, to support a loan |
| When it happens | Before the listing goes live | After you accept a financed offer |
| How it reads a Pulte closing | As a ceiling or a floor, after taking out options, pool and incentives | As a comparable that needs a concessions and upgrades analysis |
| What it is for | A list price that sells against DiVosta’s inventory | Support for the loan amount |
Fannie Mae’s Selling Guide shapes how a Beachwalk appraisal is built. In a new subdivision it asks for at least one settled comparable from inside the subdivision and one from outside, says “a resale is preferable if it is verifiable and does not involve the subject builder or developer,” and requires the appraiser to discuss sales concessions and upgrades on any builder sale used (Fannie Mae Selling Guide B4-1.3-08). That is why the 36 Beachwalk resales we tracked in the 12 months to October 14, 2026 carry more weight with an appraiser than their count suggests, beside 170 builder-direct closings in the same window (Sarasota County Property Appraiser). We hand the appraiser that resale set before the visit, so the value is argued from the same record the price was.
A valuation is the first step of a Beachwalk sale, not the last. Our seller guide covers pricing strategy, marketing, negotiation, disclosures and closing costs, our community guide covers the place itself, and our Englewood pages cover the wider town. Pick the one that matches your next decision and start there.
Our Beachwalk seller guide walks through listing against DiVosta’s quick move-in homes, the association’s resale paperwork, the disclosures a Beachwalk seller signs and a net sheet at three recorded price points. Our Beachwalk by Manasota Key community guide covers the gate, the amenities, the dues, the plats, the utilities and the flood maps. For what a sale costs line by line anywhere in the state, read our Florida seller closing costs guide. Owners comparing Beachwalk with the rest of town can read our Englewood home values page, and anyone weighing a new build elsewhere can read our Englewood new construction guide. If your next move is a purchase, Call Marc at (239) 287-5873.
These are the valuation questions Beachwalk by Manasota Key owners ask us and type into search, answered from the county record and the builder’s own pages. Sales figures are qualified sales of improved Beachwalk parcels from the Sarasota County Property Appraiser file dated October 21, 2026, for October 15, 2025 to October 14, 2026, unless an answer names another period. Builder-direct means Pulte Home Company LLC or Pulte Homes Company LLC was the seller; resale means any other seller. Per square foot always means per square foot of the county’s heated (living) area, which is not the same as a DiVosta brochure or a listing sheet.
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026, newest qualified Beachwalk sale October 5, 2026, 12 months from October 15, 2025 to October 14, 2026; DiVosta Beachwalk pages observed November 14, 2026).
Your Beachwalk home is worth what comparable Beachwalk homes recorded, matched by phase, bedrooms, heated area, pool and lot, then tested against DiVosta’s current price for the same plan. We tracked 206 qualified Beachwalk sales in the latest 12 months at a $672,300 median: 36 resales at $677,500 and 170 builder-direct sales at $644,550 (Sarasota County Property Appraiser). Those medians blend villas and three-car Echelon homes, so they are starting points, never prices. For a written range built from the recorded sales nearest your plan, request a free Beachwalk home valuation or Call Jesse direct at (239) 898-6072.
The median for all 206 qualified sales of improved Beachwalk parcels in the 12 months to October 14, 2026 was $672,300. Split by seller, the 36 resales recorded $677,500 and the 170 builder-direct sales $644,550 (Sarasota County Property Appraiser). The resale median is higher mainly because of what resold: 15 of the 36 resales were in Phases 1C-1D, where homes are larger, while 45 builder closings were in Phase 2C at a $395,000 median. A median describes the middle sale in a mixed group, not your home, which is why a Beachwalk valuation starts from your phase and plan.
Across all 206 qualified Beachwalk sales in the latest 12 months, the median was $327 per square foot of county heated area, with the middle half between $292 and $354 and a full range of $230 to $465 (Sarasota County Property Appraiser). Resales ran a little higher, at a $337 median with the middle half from $308 to $361, and builder-direct sales recorded $325. Heated area is the county’s measurement, so never divide a list price by a DiVosta brochure figure and compare the result with $327. A pool, a lake view or a heavy option package moves a home within that range.
Because the pool, the lot width and the collection travel with size here. Homes of 1,500 to 1,799 heated square feet recorded 41 sales at $278 per square foot, the lowest band, while homes under 1,500 square feet recorded $308 and homes of 2,400 square feet or more recorded $349, in the 12 months to October 14, 2026 (Sarasota County Property Appraiser). Larger Beachwalk homes sit on wider Distinctive and Echelon homesites and far more often carry a pool, which lifts price per foot. So a smaller Beachwalk home is priced against its own band, not a community average per foot.
The record shows mixed movement, and most of it is mix. Builder-direct medians by calendar year ran $721,750 and $360 per square foot in 2023, $677,000 and $343 in 2024, $643,050 and $304 in 2025, and $634,600 and $327 in 2026 through October 5 (Sarasota County Property Appraiser). Resales recorded 15 sales at $575,000 and $328 per square foot in 2025, then 31 at $695,000 and $346 in 2026 to date. The 2023 and 2024 resale groups held only 6 and 8 sales, small groups. Calendar medians shift with which phases closed, so they describe the community, not your house.
In the three-month block from July 16 to October 14, 2026, builder-direct sales recorded 40 closings at a $775,000 median and $347 per square foot, and resales recorded 13 at $715,000 and $350 (Sarasota County Property Appraiser). The block from April 16 to July 15, 2026 recorded 43 builder sales at $618,900 and $327, and 8 resales at $635,000 and $334. Resale blocks hold 5 to 13 sales each, so they are noisy, and builder blocks swing with which phase DiVosta was closing. Per square foot, both groups were higher in the latest block than in any earlier block of the year.
Per square foot, slightly, and the gap depends on the phase. Resales recorded a $337 median per square foot against $325 for builder-direct sales in the 12 months to October 14, 2026 (Sarasota County Property Appraiser). Inside Phases 2A-2B Replat, 14 resales recorded $342 per square foot against $311 for 40 builder closings, but the resales were larger homes, with a 2,096 square foot median against 1,530. In Phases 3A-3B the single resale recorded $336 against $344 for 83 builder closings. A resale usually arrives with a pool, a finished lanai and landscaping, and a builder home usually arrives with a warranty clock starting fresh.
Because a DiVosta price bundles things a resale buyer does not pay full value for again. Of 33 Beachwalk resales in the latest 12 months that followed a recorded purchase from Pulte, 7 sold above and 26 below the price paid to the builder, at a median 7.3 percent below, after a median hold of 27.4 months (Sarasota County Property Appraiser). The builder price includes structural options, design-studio selections, any lot premium and sometimes a pool bought at contract. Meanwhile DiVosta itself was offering a pool valued at $69,500 or a $77,000 credit on contracts accepted November 2 to 30, 2026 (DiVosta, BeachWalk by Manasota Key). A resale buyer compares against that net price.
Seven did in the latest 12 months, and they share a pattern: six of the seven were in Phases 1C-1D or 2A-2B Replat, four had a pool, and several were bought from Pulte when its prices were lower. A three-bedroom, 2,117 square foot pool home in Phases 2A-2B Replat bought from Pulte for $628,800 in April 2024 recorded $740,000 in April 2026. A 2022-built, 2,075 square foot pool home in Phases 1C-1D bought for $705,000 in November 2022 recorded $759,000 in July 2026. A two-bedroom bought for $420,000 in January 2026 recorded $440,000 that May (Sarasota County Property Appraiser). These are public county records, listed without street addresses.
Often a little less than you paid the builder, before selling costs, but not always. Among Beachwalk homes resold in the latest 12 months, 12 had last been bought in 2023, all from the builder. They resold at a $667,500 median against a $713,750 median purchase price, and 10 of the 12 sold below the price paid to the builder, with a median change of 10.2 percent below (Sarasota County Property Appraiser). Two sold above. The 2023 calendar year was the high point for builder-direct medians in Beachwalk, at $721,750. Your own figure depends on your plan, pool and options, so ask for a Beachwalk valuation with a net sheet.
Most 2024 buyers who resold did not reach their builder price. In the latest 12 months, 15 Beachwalk homes last bought in 2024, all from the builder, resold, and 14 of the 15 sold below the price paid, with a median change of 7.6 percent below (Sarasota County Property Appraiser). The group’s median resale price, $670,000, sits above its median purchase price, $628,800, only because the two medians are different homes. Homes bought in 2022 (2 resales) and 2025 (5 resales) are small groups that support no conclusion. If you bought in 2024, compare selling now against holding, and Call Jesse direct at (239) 898-6072.
There is no rule, but the record and the tax code both reward patience. All-time, 56 Beachwalk homes bought new from Pulte have resold with both sales qualified, after a median hold of 22.4 months (Sarasota County Property Appraiser). Resales in 2023 and 2024 were small groups of 6 and 7 whose medians sat above the builder price, while the medians for 14 resales in 2025 and 29 in 2026 sat below it. Separately, IRS Publication 523 generally requires 24 months of ownership and use as a main home in the 5 years before closing for the full exclusion of gain (IRS Publication 523). Talk to your tax adviser before choosing a date.
The record shows a clear gap, but a pool home is usually a bigger home too. In the latest 12 months, 97 Beachwalk sales with a pool recorded a $790,000 median and $354 per square foot, against 109 without a pool at $450,000 and $297, and pool homes had a median 2,251 heated square feet against 1,600 (Sarasota County Property Appraiser). Among resales alone, 20 pool homes recorded $750,000 and 16 without a pool $468,000. For scale, DiVosta valued the standard pool in its November 2026 offer at $69,500 (DiVosta, BeachWalk by Manasota Key). Size bands, below, give the fairer comparison.
Inside the same size band, the pool gap narrows as homes get larger. Homes under 1,800 heated square feet recorded 13 pool sales at $554,100 and $374 per square foot against 78 without a pool at $427,500 and $280. From 1,800 to 2,099 square feet, 18 pool sales recorded $742,000 against 10 without at $636,650. At 2,100 square feet and up, 66 pool sales recorded $917,500 against 21 without at $822,000 (Sarasota County Property Appraiser). By our arithmetic the median gaps are $126,600, $105,350 and $95,500, and they still carry differences in plan, lot and options. Same-plan pairs, which we pull for each valuation, separate the pool from the rest.
Two-bedroom homes were the most common Beachwalk sale after three-bedroom homes. In the latest 12 months, 86 two-bedroom sales recorded a $434,900 median with a 1,442 square foot median heated area, and 12 two-bedroom resales recorded $435,000 (Sarasota County Property Appraiser). The range is wide because two bedrooms cover a 1,394 square foot home and a 2,272 square foot home: two-bedroom resales ran from $350,000 to $670,000. A two-bedroom with a den and pool trades against different comparables than a villa. DiVosta was also listing two-bedroom quick move-in villas and garden homes from $419,630 on November 14, 2026 (DiVosta, BeachWalk by Manasota Key).
Three-bedroom homes made up the largest group of Beachwalk sales. In the latest 12 months, 112 three-bedroom sales recorded a $782,500 median with a 2,251 square foot median heated area; the 91 builder-direct three-bedroom sales recorded $822,000 and the 21 resales $750,000 (Sarasota County Property Appraiser). The builder figure is higher partly because its three-bedroom homes were bigger, a 2,387 square foot median, and many were Phases 3A-3B closings, the plat with the largest homes. Three-bedroom resales ran from $435,000 for a 1,640 square foot home without a pool to $1,050,000 for a 2,471 square foot pool home, so plan and pool decide where yours sits.
Not on the current record, and the record is thin. Only 8 four-bedroom Beachwalk homes sold in the 12 months to October 14, 2026, at a $756,250 median with a 2,120 square foot median heated area, against 112 three-bedroom sales at $782,500 and 2,251 square feet (Sarasota County Property Appraiser). Eight sales is a small group, and only 3 of them were resales. A fourth bedroom in Beachwalk often means a smaller room carved from a mid-size plan rather than a bigger house, so we value a four-bedroom home by heated area, pool and plan first, and by the bedroom count last.
A Vista villa is valued against two things: the few small two-bedroom resales and DiVosta’s own villa inventory. On November 14, 2026, DiVosta listed the Seagrove villa from $349,990 and the Cascadia garden home from $379,990, with quick move-ins at $419,630 and $464,120 for Seagroves and $445,570 for a Cascadia (DiVosta, BeachWalk by Manasota Key). The recorded record includes two two-bedroom resales of 1,442 heated square feet at $350,000 in December 2025 and $360,000 in May 2026 (Sarasota County Property Appraiser). A villa resale has to answer a new Seagrove with options included.
Usually yes in dollars, because villas are the smallest plans, and per square foot the gap is narrower. In Phase 2C, where many of the builder’s smaller homes closed, 45 builder-direct sales recorded a $395,000 median and $267 per square foot with a 1,600 square foot median heated area, against $325 per square foot for all builder sales (Sarasota County Property Appraiser). DiVosta’s base prices put the Seagrove villa at $349,990 for 1,448 square feet and the smallest single-family plan, Contour, at $419,990 for 1,405 square feet (DiVosta, BeachWalk by Manasota Key). A shared wall changes the buyer pool, not just the price.
By median price, Phases 3A-3B, where DiVosta closed 83 homes at an $866,600 median and $344 per square foot in the latest 12 months, with a 2,500 square foot median heated area (Sarasota County Property Appraiser). Among resales, Phases 1C-1D led, with 15 sales at $715,000 and $355 per square foot, followed by Phases 2A-2B Replat with 14 at $695,000 and $342. The smaller-home plats recorded far less: Phase 1F resales at $385,000, Phases 1A-1B-1E at $390,000 and Phase 2C’s one resale at $360,000. Phase is a proxy for homesite width and collection, which is why every Beachwalk valuation we prepare starts with it.
Sometimes, but no public record prices it. Beachwalk was planned with 144 acres of lakes and 226 acres of preserve and green space (Business Observer, January 24, 2020), yet the county roll codes every one of the 1,387 Beachwalk parcels as mainland or non-navigable water, so a lake view never appears in the sales file (Sarasota County Property Appraiser). DiVosta does not publish a lot-premium schedule, which makes your purchase contract the only record of what you paid for the view. We compare same-plan resales on lake, preserve and interior lots to see whether buyers paid for it again.
They add value, but rarely their full cost. The builder’s own quick move-in homes show how much options weigh: on November 14, 2026, DiVosta’s nine listed quick move-ins ran from 17.3 percent to 47.1 percent above the base price of the same plan by our arithmetic, the top end including pools (DiVosta, BeachWalk by Manasota Key). An appraiser using a builder sale must discuss its upgrades and concessions against your home (Fannie Mae Selling Guide B4-1.3-08). A Beachwalk buyer pays for what shows: a pool, an extended lanai, tile throughout, quartz, a gourmet kitchen. Bring your option sheet so we can tell which of yours a buyer will see.
They set the price a buyer can move in at without waiting, so your resale is measured against them. On November 14, 2026, DiVosta listed nine quick move-in homes in Beachwalk, from $419,630 for a Seagrove villa to $1,234,435 for a Layton, and several showed reductions: a Seagrove at $419,630 against a $463,630 earlier price, and a Cascadia at $445,570 against $496,570 (DiVosta, BeachWalk by Manasota Key). A resale with the same plan has to price for its finished landscaping, window coverings, pool and immediate occupancy against a new home with a full warranty. We put the competing quick move-ins in your valuation file by name.
They lower the builder’s real competing price, so a resale is compared with the net figure, not the sticker. DiVosta’s Beachwalk offer, observed November 14, 2026, gives buyers a standard pool valued at $69,500 or up to $77,000 toward closing costs, a rate buydown, design options or quick move-ins, on contracts accepted November 2 to 30, 2026 (DiVosta, BeachWalk by Manasota Key). Company-wide, PulteGroup reported incentives of 10.4 percent in the third quarter of 2026 (PulteGroup Q3 2026 webcast slides). If your home already has a pool, say so first: it is the builder’s headline offer this month.
DiVosta is still building, and while it sells, its prices act as a ceiling for comparable resales. Sarasota County approved Beachwalk for up to 1,563 dwelling units under Ordinance 2015-025 (Sarasota County GIS, PetitionClosed layer). The county file dated October 21, 2026 shows 1,387 platted Beachwalk parcels, 897 with a home and 490 still vacant or unbuilt, and Pulte closed 170 homes in the latest 12 months (Sarasota County Property Appraiser). Base prices did not fall in 2026: the Echelon collection’s starting price rose from $644,990 in January to $662,990 in November (Wayback capture of the DiVosta Beachwalk page, January 24, 2026; DiVosta, BeachWalk by Manasota Key). The builder moved value through incentives instead.
No regulator publishes an accuracy figure for consumer estimates such as the Zestimate on Beachwalk homes, and the model behind one cannot see what matters most here. It reads Pulte’s closing prices without the options, lot premium, pool or incentive inside each one, and it cannot tell a Seagrove villa from a pool home on a lake. Federal banking guidance says the result of an automated valuation model, “by itself or signed by an appraiser, is not an appraisal” (Interagency Appraisal and Evaluation Guidelines, 2010). In a community with 170 builder closings and 36 resales in one year (Sarasota County Property Appraiser), treat any online figure as a rough starting point.
Not the free ones. The federal Quality Control Standards for Automated Valuation Models rule, published at 89 FR 64538 on August 7, 2024, covers models that mortgage originators and secondary market issuers use in credit decisions, requiring confidence in the estimates, protection against data manipulation, random sample testing and compliance with nondiscrimination laws (Federal Register, 89 FR 64538). A consumer website’s home value number is not a lender’s credit decision, so nothing in that rule makes it more accurate for a Beachwalk home. A price for a Beachwalk listing should come from a written analysis that names its comparables, its phase and its builder adjustments.
Yes, and it usually will, but with conditions. Fannie Mae’s Selling Guide lets an appraiser use builder sales while preferring “a resale” that “does not involve the subject builder or developer,” and requires a discussion of each builder sale’s concessions and upgrades (Fannie Mae Selling Guide B4-1.3-08). Concessions must be adjusted to their effect on price, and a dollar-for-dollar deduction is not appropriate unless the market reacted by the full amount (Fannie Mae Selling Guide B4-1.3-09). In Beachwalk, with 170 builder closings beside 36 resales in the latest 12 months (Sarasota County Property Appraiser), the appraiser’s choice of comparables decides the number.
The buyer’s contract and lender decide the next step, and the buyer, not the seller, holds the appraisal. Fannie Mae’s Selling Guide lets the borrower request one reconsideration of value per appraisal, supplying additional information or up to five comparable properties (Fannie Mae Selling Guide B4-1.3-12). In Beachwalk the strongest reconsideration evidence is a same-plan resale in your phase, because the guide prefers resales that do not involve the builder (Fannie Mae Selling Guide B4-1.3-08). If the value holds low, the price is renegotiated, the buyer adds cash or the contract ends. We prepare the comparable set before listing so that conversation starts with evidence.
Because just value is a mass-appraisal tax figure set as of January 1, reduced for the usual costs of sale, not a price. Across the 36 Beachwalk resales in the latest 12 months, the county’s 2026 just value was a median 72.4 percent of the sale price, with the middle half between 70.2 and 77.3 percent (Sarasota County Property Appraiser). By our arithmetic, a home selling at the $677,500 resale median would typically carry a just value near $490,500. The Property Appraiser says selling prices reflect individual negotiations while market value is an equitable January 1 assessment (Sarasota County Property Appraiser, FAQ). Never price a Beachwalk home from it.
No. The Notice of Proposed Property Taxes arrives in August but reflects value as of January 1, and the Sarasota County Property Appraiser says plainly, “We do not create value; buyers create value by their transactions in the marketplace” (Sarasota County Property Appraiser, 2026 TRIM supplement). Statute also has the appraiser deduct the usual and reasonable costs of sale when weighing net proceeds (Florida Statutes 193.011). On Beachwalk resales the 2026 just value ran a median 72.4 percent of the sale price (Sarasota County Property Appraiser), so a TRIM value is neither a ceiling nor a floor for a list price.
Yes, but only to change your tax assessment, not your selling price. The 2026 TRIM supplement directs owners first to an informal conference with the Property Appraiser at (941) 861-8200, and then to a Value Adjustment Board petition, which must be filed within 25 days after the TRIM notice was mailed, with a filing fee (Sarasota County Property Appraiser, 2026 TRIM supplement). A circuit court action must be filed within 60 days after the roll is certified or the board rules. Because Beachwalk just values ran well below sale prices on the 36 resales we tracked, an appeal is a tax question for most owners, and rarely a valuation one.
Because the house probably was not on it. Florida assesses real property on January 1, and “improvements or portions not substantially completed on January 1 shall have no value placed thereon” (Florida Statutes 192.042). The Sarasota County Property Appraiser explains that with new construction the parcel was assessed as vacant land until the house, pool, garage and patio were added to the roll (Sarasota County Property Appraiser, why did my taxes increase). A DiVosta home that closed in, say, March was likely billed that year on the lot alone. A buyer comparing your first-year bill with a resale bill is comparing two different things, and we say so in the listing.
Usually, yes, and buyers price that into an offer. A sale resets assessed value to market value the following January 1, and the Property Appraiser says “Assessment limitations and exempt status are NOT inheritable, transferable, or continued” (Sarasota County Property Appraiser, 2026 TRIM supplement). On illustrative arithmetic at 2026 rates, a Beachwalk home at the $677,500 resale median carries about $7,660 in ad valorem tax without a homestead, or about $7,236 in a first homestead year at full value with the 2026 exemptions of $51,411 for non-school levies and $25,000 for schools, before the fire, solid waste and stormwater charges (Sarasota County Tax Collector, 2026 millage; Sarasota County Property Appraiser, 2026 TRIM supplement). Your buyer receives the property tax disclosure summary at or before signing (Florida Statutes 689.261).
It changes a buyer’s carrying cost, and we do not forecast what that does to prices. Florida voters approved Amendment 3 on November 3, 2026 with about 62 percent (News4Jax). As summarized by the Florida Association of Counties, it creates a homestead exemption of $150,000 in 2027 and $250,000 in 2028 for non-school levies, cuts the non-homestead assessment cap from 10 percent to 5 percent, and makes people who establish residency around the start of 2027 wait five years for the larger exemption (Florida Association of Counties, HJR 1F backgrounder). School taxes, 5.9290 mills in 2026, are untouched.
Yes, if you set up a new Florida homestead in time. Florida Statutes 193.155(8) lets you transfer the lesser of $500,000 or the difference between just and assessed value of your old homestead, filed on Form DR-501T with the new homestead application by March 1 (Florida Statutes 193.155). The new homestead must be approved within three assessment years (Sarasota County Property Appraiser, portability FAQ). Many Beachwalk benefits are modest: a 2022 homestead was capped at 3.0, 3.0, 2.9 and 2.7 percent in 2023 to 2026 (Sarasota County Property Appraiser, Save Our Homes), and Beachwalk builder medians fell after 2023. This is information, not tax advice.
Every Beachwalk parcel sits in unincorporated Sarasota County, where the 2026 countywide ad valorem rate outside Longboat Key, North Port and the City of Venice was 11.3068 mills, made up of 4.6478 county mills, 0.7300 for emergency medical services and 5.9290 for schools (Sarasota County Tax Collector, 2026 millage). The Beachwalk notices we read carry no city millage and no Englewood lighting district line. Non-ad valorem charges come on top: Beachwalk tax notices we read show the Englewood Area Fire Control District at $290.78 plus solid waste and stormwater (Englewood Area Fire Control District). A buyer reads the whole bill, so we put each line in the valuation.
Part of it is, and it is decided lot by lot. On FEMA maps effective March 27, 2024, 707 of 1,383 Beachwalk address points (51.1 percent) fall in Zone X, 405 (29.3 percent) in shaded Zone X and 271 (19.6 percent) in Zone AE, the Special Flood Hazard Area (Sarasota County GIS, FEMA flood zone layer). No Beachwalk plat touches a VE zone. An AE designation means a federally backed lender requires flood insurance, which adds to a buyer’s monthly cost and can narrow the buyer pool. Phases 1A-1B-1E, 1C-1D and 1F carry the largest AE shares, so we check the zone on the exact parcel before we price.
Not to start, but either one can move the number. Six letters of map change dated May 13, 2022 to February 20, 2026 touch Beachwalk’s plats and remove specific lots or structures from the Special Flood Hazard Area, so the map overstates AE exposure for some homes (Sarasota County GIS, Letter of Map Change layer). Base flood elevations on Beachwalk AE parcels ran from 11 to 14.2 feet in a sample of the Property Appraiser’s parcel flood tables (Sarasota County Property Appraiser, parcel flood table). An elevation certificate shows where your floor sits against that line, and a buyer’s insurer will ask for it.
A buyer’s offer reflects the full monthly cost, and insurance is the part they cannot price until they quote it. Beachwalk homes date from 2021 onward, and Florida’s consumer guide says homes built to the 2001 Florida Building Code or later automatically qualify for at least a 68 percent discount on the windstorm portion of the premium (Florida Department of Financial Services, mitigation discounts guide). Insurers may not refuse a policy solely because a roof is under 15 years old (Florida Statutes 627.7011). From January 1, 2027, Citizens requires flood coverage at renewal on all its remaining personal residential policies with wind coverage (Citizens Property Insurance, Flood). A current wind mitigation report speeds the buyer’s quote.
No news, county or National Weather Service report we found names Beachwalk as flooded or damaged in Helene or Milton, though absence of a report is not proof for any one home. Milton brought peak water levels generally 5 to 10 feet above mean higher high water along coastal Sarasota County and a 97 mph gust at Venice (National Weather Service Tampa Bay, Milton impact narratives); the barrier island of Manasota Key, a separate place, took the heaviest coverage. Value turns on your own file: a flood claim or FEMA assistance during your ownership goes on the seller’s flood disclosure before signing (Florida Statutes 689.302).
The 2026 fee summary lists Beachwalk dues of $367.29 to $400.71 a month depending on home series, collected quarterly as $1,101.87 to $1,202.12, covering amenities, the lifestyle director, landscape maintenance and irrigation, common areas and lakes, staffed vehicular access control and property management (DiVosta Beachwalk Community Book, 2026 Fee Summary). Dues are the same for resale and new-home buyers, so they do not shift the resale versus DiVosta comparison. They do enter a financed buyer’s monthly budget, about $4,407 to $4,809 a year by our arithmetic. A listing that states the exact quarterly amount for your series avoids a buyer guessing high.
No, Beachwalk has no CDD, and that is a selling point every Beachwalk home shares. DiVosta lists “No CDD” for the community, and the 2026 fee summary carries the same note (DiVosta, BeachWalk by Manasota Key; DiVosta Beachwalk Community Book, 2026 Fee Summary). The Sarasota County Tax Collector’s 2026 list of non-ad valorem levying authorities names CDDs and stewardship districts elsewhere in the county, such as the West Villages Improvement District, and none for Beachwalk (Sarasota County Tax Collector, 2026 millage). A buyer comparing Beachwalk with a nearby CDD community sees one less line on the tax bill.
It is a buyer cost, but a buyer counts it. The 2026 fee summary puts the resale assessment at “currently $2,000.00,” and the recorded declaration makes it payable by the transferee, the buyer (DiVosta Beachwalk Community Book, 2026 Fee Summary; Beachwalk association, Governing Documents). A new-home buyer pays different charges, $2,000 and $4,000 contribution amounts plus a $480 annual food and beverage minimum, prorated, on the same fee summary. Because a DiVosta buyer may also be weighing a $77,000 credit this month, a Beachwalk seller can agree to cover the $2,000 as a negotiated concession, and we show that choice beside a price change on the net sheet.
It adds confidence, which helps a resale compete with a new home. DiVosta’s warranty page states that warranties are “transferable to subsequent owner who takes title within the applicable warranty period” (DiVosta, 10-year warranty). The 2024 national warranty book sets one year for materials and workmanship, two years for heating, air conditioning, electrical and plumbing, five years for certain water infiltration and internal leaks, and ten years for structural elements, all from closing (DiVosta National Warranty Book, 2024). The 36 resales we tracked were built from 2022 to 2025, so structural coverage runs on every one.
It depends on whether a lease fits Beachwalk’s rules and your numbers. The recorded declaration allows only whole-unit leases, a 90-day minimum term and no more than three leases in a calendar year, each with prior board approval, and bars “Airbnb” type use (Beachwalk association, Governing Documents); the lease application carries a $100 fee (Beachwalk association, Sales and Leasing). A non-homestead home pays school taxes on full market value every year, and its other assessed value can rise up to 10 percent a year, falling to 5 percent from 2027 under Amendment 3 (Sarasota County Property Appraiser, 2026 TRIM supplement; Florida Association of Counties, HJR 1F backgrounder). Beachwalk rent figures: Information not available at time of publishing (checked November 14, 2026).
The county record shows when resales close, not when homes list. Of the 60 Beachwalk resales on record since the first in 2023, April led with 9 closings, followed by July with 8 and March with 7, while January had 1 and November 2 (Sarasota County Property Appraiser). Sixty sales is a short history, so read it as a pattern, not a rule. In Beachwalk the builder’s calendar matters too: DiVosta’s current pool or $77,000 offer covers contracts accepted November 2 to 30, 2026 (DiVosta, BeachWalk by Manasota Key). Days on market by listing month: Information not available at time of publishing (checked November 14, 2026).
Days on market and sale-to-list for Beachwalk resales are MLS figures. Information not available at time of publishing (checked November 14, 2026). For county-level context, Sarasota County single-family homes recorded a median 52 days to contract and 92 days to sale in the third quarter of 2026, down from 68 and 107 a year earlier, with sellers receiving a median 94.4 percent of original list price (RASM, Sarasota County single-family Q3 2026). A Beachwalk resale also competes with DiVosta quick move-ins listed as available now, so price against them decides the clock more than the county average does.
No. Beachwalk is on the mainland in unincorporated Sarasota County, entered off State Road 776 (Englewood Road), and the county roll codes all 1,387 of its parcels as mainland or non-navigable water (Sarasota County Property Appraiser). DiVosta markets it as 2.5 miles from the beach (DiVosta, BeachWalk by Manasota Key), and no DiVosta source we read mentions deeded beach access or a beach club. For value, that means Beachwalk is compared with Beachwalk and other mainland communities, never with barrier island homes on Manasota Key, which trade as a different market with different flood and wind exposure.
It sets the backdrop that Beachwalk buyers also shop. Sarasota County single-family homes recorded 2,071 closed sales at a $485,000 median in the third quarter of 2026, against $467,500 a year earlier, with 3.7 months of supply against 4.8 (RASM, Sarasota County single-family Q3 2026). Those are county figures, not Beachwalk ones. Beachwalk’s own months of supply, active listings and sale-to-list ratio are MLS figures: Information not available at time of publishing (checked November 14, 2026). Inside the gate, DiVosta’s own inventory and incentives move a Beachwalk price more than the county trend does.
The fixed state charges at the $677,500 resale median are deed stamps of $4,742.50, at $0.70 per $100 (Florida Department of Revenue), and an owner’s title premium of $3,462.50 on the promulgated rate (Rule 69O-186.003). In Sarasota County the buyer customarily pays the owner’s title policy, but the contract controls and your closing agent confirms. Add the association estoppel certificate, capped at $299 on a current account (Florida DBPR estoppel fees), prorated taxes and dues, title service fees and a negotiated commission. Our Florida seller closing costs guide covers each line.
Nothing, and you do not have to list with us. The request takes about sixty seconds through the Beachwalk valuation form. Before we visit, we pull the recorded Beachwalk sales from the Sarasota County file dated October 21, 2026, the 206 qualified sales in the latest 12 months among them (Sarasota County Property Appraiser), plus your parcel’s flood zone, any letter of map change, your tax bill lines and DiVosta’s current quick move-ins for your plan. Then we walk the home and write the range. Tell us your timing and whether you are away for the season, and Call Jesse direct at (239) 898-6072 to start.
A valuation is only as useful as the team that stands behind it at the negotiating table. These five-star reviews come from sellers who worked with McGreevy and Comisar, and they describe the pricing judgment, marketing and follow-through we bring to a Beachwalk listing.
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When you value your Beachwalk home with a top-reviewed team of Top 1% Real Estate Agents Nationally Since 2008, the partners who price it are the partners who negotiate it. Read every client review on our Google Business Profile. Request your free Beachwalk home valuation or Call Jesse direct at (239) 898-6072.
Every figure on this Beachwalk valuation page traces to a public document, and these are the ones a Beachwalk owner actually opens when the question is value: the county sales file, the assessment and tax sources, the flood layers, the builder’s own price and fee sheets, and the lender rules an appraiser follows. Each link goes to the publishing authority, not a copy.
| Document | Publisher | What a Beachwalk seller uses it for | Link |
|---|---|---|---|
| Download data: parcel and sales files | Sarasota County Property Appraiser | The qualified Beachwalk sales, builder-direct and resale, behind every recorded figure here | sarasotapropertyappraiser.gov download data |
| 2026 TRIM supplement | Sarasota County Property Appraiser | Why just value trails sale prices, the 2026 caps and exemptions, and the appeal deadlines | 2026 TRIM supplement |
| Section 193.011, Florida Statutes | Florida Legislature | The factors behind just value, including the deduction for costs of sale | Section 193.011 |
| Section 192.042, Florida Statutes | Florida Legislature | Why a new DiVosta home’s first bill may cover the lot alone | Section 192.042 |
| Form DR-501T, Transfer of Homestead Assessment Difference | Florida Department of Revenue | Carrying your Save Our Homes benefit to your next Florida homestead | Form DR-501T |
| HJR 1F (Amendment 3) backgrounder | Florida Association of Counties | The 2027 and 2028 homestead exemption amounts and the 5 percent non-homestead cap | FAC HJR 1F backgrounder |
| 2026 ad valorem and non-ad valorem list | Sarasota County Tax Collector | The 11.3068-mill unincorporated rate and the district lines on a Beachwalk bill | Sarasota County Tax Collector 2026 millage |
| FEMA flood zone layer | Sarasota County GIS | The mapped zone at each Beachwalk address point | Sarasota County flood zone layer |
| Letter of Map Change layer | Sarasota County GIS | The six letters that removed specific Beachwalk lots from the flood hazard area | Sarasota County letter of map change layer |
| National Flood Hazard Layer | FEMA | The effective flood map behind every Beachwalk zone and base flood elevation | FEMA National Flood Hazard Layer |
| BeachWalk 2026 Fee Summary, Community Book p.69 | DiVosta Homes | Dues by series, the no-CDD note and the $2,000 resale assessment | DiVosta Community Book p.69 |
| BeachWalk by Manasota Key community page | DiVosta Homes | The builder’s base prices, quick move-ins and current offer your buyer compares against | DiVosta Beachwalk page |
| Warranty highlights | DiVosta Homes | The transferable coverage terms a buyer asks about | DiVosta warranty highlights |
| Selling Guide B4-1.3-08, Comparable Sales | Fannie Mae | How an appraiser must treat builder sales and resales in a new subdivision | Fannie Mae B4-1.3-08 |
| Estoppel Certificate Fees schedule | Florida DBPR | The association certificate caps that appear on a Beachwalk closing statement | DBPR estoppel fee sheet |
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, Sarasota County and its Property Appraiser, Clerk and Tax Collector, the builder’s own published community pages and brochure, and the association’s own documents. Beachwalk sales figures come from the Sarasota County Property Appraiser’s bulk parcel and sales file dated October 21, 2026, whose newest qualified sale is October 14, 2026. No listing site, brokerage or valuation aggregator was used for any figure on this page.
By Jesse McGreevy and Marc Comisar, who together bring over 45 years of combined direct experience. For this Beachwalk page we tracked 206 qualified sales of improved Beachwalk parcels on the Sarasota County roll, 36 resales and 170 builder-direct closings, for October 15, 2025 to October 14, 2026.
That count carries one 12-month window, and we tracked every flood, assessment, tax, association and builder rule a buyer’s lender, insurer and appraiser will apply to your house, so each figure here comes from a public record you can check.
If you are thinking, “I need someone to sell my house in Beachwalk by Manasota Key, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Englewood, Charlotte County, Sarasota County, Port Charlotte, Punta Gorda, Babcock Ranch, Estero, Bonita Springs, Naples and Fort Myers. Whether you are selling on Manasota Key, at Englewood Beach, on Lemon Bay, in Englewood East, Englewood Isles, Grove City, Oyster Creek, Boca Royale, Beachwalk by Manasota Key or Coco Bay, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
Jesse McGreevy: (239) 898-6072, [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com, or read about McGreevy and Comisar. For buying questions, see how we represent Englewood buyers, and for a seller’s first step, request your free Beachwalk home valuation. Call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
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.
Updated November 2026. This page is general information about Beachwalk home values, not an appraisal and not legal or tax advice. Market figures change with each county file and statutory figures change annually. For your specific property, ask us for the file.