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By Jesse McGreevy and Marc Comisar. Updated November 2026. Two other pages sit beside this one. For the place itself, from the recorded plats and the rebuilt Gordy Lewis course to the association, the flood maps and Neal's plans, read our Boca Royale community guide. For the mechanics of a sale, from pricing strategy to disclosures and closing costs, read our Boca Royale seller guide. What follows answers a narrower question: what is your Boca Royale home worth today, and which recorded sales prove it?
Boca Royale is a gated golf community built around the Boca Royale Golf and Country Club in unincorporated Sarasota County, Englewood ZIP 34223. The county's bulk file dated October 21, 2026 holds 1,267 parcels in its plats, 949 of them with a home on the 2026 roll (Sarasota County Property Appraiser). Those homes are not one product. Custom and estate homes in Units 6 to 10 date from about 2001 to 2010; Neal Communities, which bought into the community in 2012 (Neal Communities, April 2024), built most of the rest as villas and single-family homes; and Neal is now selling a new section, Boca Royale East, which it markets as Boca Royale at Wellen Park. A villa, a 2019 Neal home and a 2005 estate home can share a gate and a name and still sell more than $1 million apart, so a Boca Royale value has to begin with your unit, your plan and your lot.
Boca Royale home values in late 2026 rest on 86 recorded sales in 12 months, a resale market that has eased from its 2024 high, and a builder still selling new homes under the same name. These are the figures to know before you read any online estimate of a Boca Royale home (Sarasota County Property Appraiser).
Every figure below is our count of the Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026: qualified sales (codes 01 and 02) above $1,000 of Boca Royale parcels that carry a home on the 2026 roll, in the 12 months from October 15, 2025 to October 14, 2026, unless the line names a calendar year. Price per square foot means 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 Boca Royale home:
A Boca Royale home is worth what its unit, heated area, pool and lot support against recorded sales: 68 owner resales at a $600,000 median and 18 Neal builder-direct sales at $398,000 in the 12 months to October 14, 2026. The middle half of all 86 sold at $230 to $313 per heated square foot (Sarasota County Property Appraiser).
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 parcels with a home on the 2026 roll, newest qualified Boca Royale sale October 13, 2026; size, bedroom, pool, unit and same-size cuts tabulated November 2026; Neal Communities Boca Royale pages read November 14, 2026).
One community figure describes very few real Boca Royale houses. In the same 12 months, Unit 16 recorded 22 qualified sales at a $394,500 median and Unit 14 Phase 2 recorded 10 at $843,400, and both groups feed the $576,500 community median (Sarasota County Property Appraiser). Per-foot numbers below divide by the heated area on the county roll, which can differ from the area Neal prints for a plan or an agent prints on a listing. A builder-direct sale here is one where Resource Conservation of Sarasota LLC is the seller of record; the Florida Division of Corporations lists that company at the same Lakewood Ranch address and with the same managers as Neal Communities of Southwest Florida (Sunbiz, Resource Conservation of Sarasota). Any other seller makes it a resale.
Per square foot, Boca Royale resales sold above Neal's own closings in the 12 months to October 14, 2026: $268 against $238 at the median. The price medians, $600,000 against $398,000, mostly reflect where Neal was still closing homes, since 11 of its 18 builder-direct sales were in Unit 16 (Sarasota County Property Appraiser).
Boca Royale qualified sales, October 15, 2025 to October 14, 2026, by seller of record.
| Measure | All sales | Builder-direct (Neal entity seller of record) | Resales (any other seller) |
|---|---|---|---|
| Sales | 86 | 18 | 68 |
| Median price | $576,500 | $398,000 | $600,000 |
| Lowest to highest price | $325,000 to $1,575,000 | $345,000 to $1,325,000 | $325,000 to $1,575,000 |
| Middle half of prices | $394,750 to $823,500 | $387,500 to $906,850 | $425,500 to $787,375 |
| Per sq ft of heated area: 25th percentile, median, 75th percentile | $230, $266, $313 | $216, $238, $329 | $232, $268, $313 |
| Per sq ft, lowest to highest | $192 to $434 | $201 to $434 | $192 to $430 |
| Lot area: 25th percentile, median, 75th percentile (sq ft) | 6,152, 8,499, 10,944 | 5,580, 7,544, 10,944 | 6,335, 8,554, 11,392 |
| Sales of homes with a pool on the roll | 45 | 7 | 38 |
Source: Sarasota County Property Appraiser, our tabulation.
Read the builder column as two groups. Neal's middle half runs from $387,500 to $906,850 because its window closings split between the small homes of Unit 16 (11 sales at a $390,000 median on 1,639 heated square feet) and the large homes of Unit 14 Phase 2 and Unit 17 (7 sales between them, with Unit 17's two closings at a $1,247,000 median) (Sarasota County Property Appraiser). That split also lifts the builder's 75th percentile per foot, $329, above the resale $313.
The 18 builder sales do not show every Neal closing. The same county file records 14 more closings by the Neal entity between April 6 and August 14, 2026 under code 03, "qualified, characteristics changed," the code for a home sold while the roll still showed it unfinished, at an $882,500 median, nine of them in Unit 14 Phase 2 (Sarasota County Property Appraiser). With no finished heated area on the roll, they sit outside every table on this page. Neal reported the original community sold out in October 2026 (Business Observer, October 27, 2026).
Price per square foot narrows a Boca Royale value to a band, not a number. A quarter of the 86 sales closed below $230 per heated square foot and a quarter above $313, with $266 at the median, in the 12 months to October 14, 2026. Unit, pool, view and age decide where your home sits (Sarasota County Property Appraiser).
As a worked illustration, not a value: the median Boca Royale home on the 2026 roll has 2,236 heated square feet (Sarasota County Property Appraiser). At $230 that house is $514,280, at $266 it is $594,776 and at $313 it is $699,868, a spread of $185,588 on one home (our multiplication).
Now apply the same band to a 1,845 square foot home, a size that resold ten times in the window. The community quartiles would put it between $424,350 and $577,485 (our multiplication). The ten recorded 1,845 square foot resales sold for $355,000 to $465,000 (Sarasota County Property Appraiser): seven of the ten fell below that range, and none reached its $490,770 midpoint (our multiplication). The community figures blend estate homes at $400 or more per square foot with small no-pool homes near $200, so they overprice the small homes and underprice the estates. Use the band for your unit and size.
Size is the first sort for any Boca Royale value. Homes under 1,700 heated square feet sold at a $360,000 median and homes of 3,200 square feet or more at $1,176,750 in the 12 months to October 14, 2026, and per-foot medians climbed with size from $271 to $354 between 2,000 and 3,199 square feet (Sarasota County Property Appraiser).
Boca Royale 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 1,700 sq ft | 17 at $360,000, $230 | 6 at $385,000, $235 | 11 at $350,000, $230 |
| 1,700 to 1,999 sq ft | 19 at $400,000, $216 | 6 at $398,000, $215 | 13 at $424,000, $230 |
| 2,000 to 2,299 sq ft | 17 at $600,000, $271 | none | 17 at $600,000, $271 |
| 2,300 to 2,699 sq ft | 14 at $729,950, $286 | none | 14 at $729,950, $286 |
| 2,700 to 3,199 sq ft | 11 at $957,400, $354 | 5 at $957,400, $354 | 6 at $955,000, $352 |
| 3,200 sq ft and over | 8 at $1,176,750, $349 | 1 sale at $1,103,500, $295 | 7 at $1,250,000, $368 |
Source: Sarasota County Property Appraiser, our tabulation. Any cell of fewer than 10 sales is a small group.
The cheapest band per foot, 1,700 to 1,999 square feet at $216, is dominated by three-bedroom homes without pools in Units 13 and 16: 10 of its 13 resales were 1,845 square foot homes of that kind. Pools follow size closely in Boca Royale: 4 of the 36 sales under 2,000 square feet had a pool on the roll, about 11 percent, against 18 of 26 between 2,000 and 2,499 square feet and 23 of 24 at 2,500 square feet or more, about 69 and 96 percent (our arithmetic on the Sarasota County Property Appraiser file). The jump from $400,000 to $600,000 between the second and third bands is where pool homes start to dominate.
A bedroom raises a Boca Royale value mainly because it arrives with more house. Two-bedroom homes sold at a $375,000 median on 1,632 heated square feet, three-bedroom homes at $625,000 on 2,289, and the eight four-bedroom sales, all resales, at $900,000 on 3,109, in the 12 months to October 14, 2026 (Sarasota County Property Appraiser).
Boca Royale 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 | 20 at $375,000, 1,632 sq ft | 7 at $390,000, 1,639 sq ft | 13 at $355,000, 1,632 sq ft |
| Three | 57 at $625,000, 2,289 sq ft | 10 at $729,700, 2,276 sq ft | 47 at $625,000, 2,289 sq ft |
| Four | 8 at $900,000, 3,109 sq ft | none | 8 at $900,000, 3,109 sq ft |
| Five | 1 sale at $1,103,500, 3,746 sq ft | 1 sale at $1,103,500, 3,746 sq ft | none |
Source: Sarasota County Property Appraiser, our tabulation. Cells of fewer than 10 sales, including the four-bedroom row, are small groups, and the five-bedroom row is one sale.
The four-bedroom median is high because four of the eight sales were older estate homes in Units 7 and 8, at 3,183 to 3,619 heated square feet (Sarasota County Property Appraiser). Where the size is held equal, the extra bedroom did not lift the price: two 2,066 square foot four-bedroom pool homes in Unit 12 Phase 2 resold for $532,500 and $555,000, while three-bedroom pool homes of the same size in the same unit sold between $530,000 and $670,000.
The roll's count is not always the buyer's: Neal's Savannah 2 offers the "option to have a club room in lieu of one bedroom" (Neal Communities, Savannah 2 plan), so we value the rooms the house has.
Your unit is the most useful single fact in a Boca Royale valuation. In the 12 months to October 14, 2026, resale medians ran from $355,000 in Unit 11 Phase 1 to $1,500,000 in Unit 8, and the units also differ in the year they were platted and in how the 2024 flood map treats them (Sarasota County Property Appraiser).
Boca Royale resales by recorded unit, 12 months to October 14, 2026, with plat year and 2024 FEMA Zone AE address points.
| Unit (county plat name) | Plat recorded | Resales | Median resale price | Median per sq ft | Median heated sq ft | 2024 map: Zone AE address points |
|---|---|---|---|---|---|---|
| Unit 6 Phase 1-A | 1999 | 1 | $1,100,000 (one sale) | $331 | 3,326 | 0 of 20 |
| Unit 7 | 2002 | 2 | $1,087,500 | $323 | 3,364 | 0 of 30 |
| Unit 8 | 2002 | 3 | $1,500,000 | $400 | 3,619 | 0 of 29 |
| Unit 10 | 2003 | 1 | $920,000 (one sale) | $337 | 2,729 | 0 of 29 |
| Unit 9 | 2005 | 2 | $1,400,000 | $410 | 3,436 | 0 of 19 |
| Unit 11 Phase 1 | 2013 | 6 | $355,000 | $233 | 1,527 | 3 of 83 |
| Unit 11 Phases 2 and 3 | 2014 | 5 | $600,000 | $245 | 2,449 | 0 of 106 |
| Unit 12 Phase 1 | 2016 | 3 | $850,000 | $342 | 2,456 | 0 of 33 |
| Unit 12 Phase 2 | 2016 | 16 | $576,500 | $268 | 2,151 | 0 of 110 |
| Unit 13 | 2016 | 6 | $372,500 | $212 | 1,738 | 0 of 118 |
| Unit 16 | 2018 | 11 | $414,000 | $230 | 1,845 | 0 of 128 |
| Unit 15 | 2020 | 1 | $855,000 (one sale) | $316 | 2,703 | 6 of 40 |
| Unit 14 Phase 1 | 2020 | 5 | $692,000 | $284 | 2,427 | 1 of 111 |
| Unit 14 Phase 2 | 2022 | 5 | $779,500 | $295 | 2,563 | 4 of 84 |
| Unit 17 | 2022 | 1 | $1,295,000 (one sale) | $427 | 3,035 | 26 of 27 |
Sources: resales, Sarasota County Property Appraiser, our tabulation; plat years, Sarasota County GIS, PlatBoundary layer; flood counts, Sarasota County GIS, FEMA Flood Zone layer, maps effective March 27, 2024. Units with fewer than 10 resales are small groups. Unit 18 and Boca Royale East Unit 20 recorded no qualified resale of a home in the window.
Three Boca Royale markets show up. Units 6 to 10, platted from 1999 to 2005 before Neal arrived, resold nine homes for $875,000 to $1,575,000, all on minimal-hazard Zone X address points. Units 11 to 16, Neal's main build-out, hold most of the resales, from Unit 11 Phase 1's $355,000 median to Unit 12 Phase 1's $850,000 and Unit 15's single sale at $855,000. Units 14 Phase 2 and 17, the newest plats with sales in the window, carry the highest Neal prices and, in Unit 17, the AE lines the 2024 map added, most of which FEMA letters of map revision have since removed lot by lot (the flood section below explains). A Unit 16 home and a Unit 12 Phase 2 home of similar size are not interchangeable comparables (Sarasota County Property Appraiser).
Inside one size band, Boca Royale pool homes sold higher. Between 2,000 and 2,499 heated square feet, 18 homes with a pool recorded a $630,000 median and 8 without one, a small group, $532,500, in the 12 months to October 14, 2026. That is a raw gap between two groups, not the price of a pool (Sarasota County Property Appraiser).
Boca Royale 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 | Raw gap in median (our arithmetic) |
|---|---|---|---|
| Under 2,000 sq ft | 4 at $590,300, $309 (a small group) | 32 at $377,500, $225 | not stated for a small group |
| 2,000 to 2,499 sq ft | 18 at $630,000, $280 | 8 at $532,500, $237 (a small group) | $97,500 |
| 2,500 sq ft and over | 23 at $957,400, $337 | 1 sale at $710,000, $277 | not stated for one sale |
Source: Sarasota County Property Appraiser, our tabulation.
Only the middle row has sales on both sides, and its no-pool side is eight homes. Those pool homes also differ in unit, lot and finish, so the $97,500 gap is the pool plus whatever travels with it (Sarasota County Property Appraiser).
Homes of exactly the same heated area give a closer look. At 2,236 square feet, four pool homes resold for $600,000 to $699,900 and the one without a pool for $490,000 in July 2026. At 2,427 square feet, two pool homes resold for $755,000 and $790,000 and one without a pool for $535,000. At 2,289 square feet, one pool home sold for $630,000 and two without pools for $530,000 and $568,000 (Sarasota County Property Appraiser). Those pairs also differ in unit, build year and sale month, so they show how wide the pool gap can run rather than fixing it.
On the builder side, no pool appears in Neal's included features for any Boca Royale collection; plan pages list "Pool: Yes" as an option (Neal Communities). For a resale, the pool that counts is the one on the roll with a finaled county permit.
Boca Royale resales of exactly the same heated area still spread widely. Ten 1,845 square foot homes, all three-bedroom with no pool, sold for $355,000 to $465,000 in the 12 months to October 14, 2026, and seven 2,066 square foot homes sold for $525,000 to $670,000 (Sarasota County Property Appraiser).
Boca Royale resales at selected heated areas that recorded three or more resales, October 15, 2025 to October 14, 2026.
| Heated sq ft | Unit | Beds | Pool | Year built | Sale month | Price | Per sq ft |
|---|---|---|---|---|---|---|---|
| 1,845 | Unit 13 | 3 | No | 2019 | Oct 2025 | $385,000 | $209 |
| 1,845 | Unit 16 | 3 | No | 2023 | Nov 2025 | $424,000 | $230 |
| 1,845 | Unit 16 | 3 | No | 2019 | Dec 2025 | $355,000 | $192 |
| 1,845 | Unit 13 | 3 | No | 2018 | Feb 2026 | $370,000 | $201 |
| 1,845 | Unit 16 | 3 | No | 2019 | Feb 2026 | $355,000 | $192 |
| 1,845 | Unit 16 | 3 | No | 2020 | Mar 2026 | $375,000 | $203 |
| 1,845 | Unit 16 | 3 | No | 2020 | Mar 2026 | $397,500 | $215 |
| 1,845 | Unit 16 | 3 | No | 2024 | Apr 2026 | $465,000 | $252 |
| 1,845 | Unit 16 | 3 | No | 2021 | Sep 2026 | $430,000 | $233 |
| 1,845 | Unit 16 | 3 | No | 2022 | Oct 2026 | $450,000 | $244 |
| 2,066 | Unit 12 Phase 2 | 4 | Yes | 2018 | Oct 2025 | $532,500 | $258 |
| 2,066 | Unit 12 Phase 2 | 3 | Yes | 2020 | Oct 2025 | $640,000 | $310 |
| 2,066 | Unit 12 Phase 2 | 3 | Yes | 2018 | Nov 2025 | $530,000 | $257 |
| 2,066 | Unit 12 Phase 2 | 3 | No | 2020 | Mar 2026 | $525,000 | $254 |
| 2,066 | Unit 12 Phase 2 | 3 | Yes | 2020 | Apr 2026 | $670,000 | $324 |
| 2,066 | Unit 12 Phase 2 | 4 | Yes | 2018 | May 2026 | $555,000 | $269 |
| 2,066 | Unit 14 Phase 2 | 3 | Yes | 2025 | Aug 2026 | $600,000 | $290 |
| 2,236 | Unit 14 Phase 2 | 3 | Yes | 2023 | Oct 2025 | $610,000 | $273 |
| 2,236 | Unit 14 Phase 1 | 3 | Yes | 2021 | Jan 2026 | $635,000 | $284 |
| 2,236 | Unit 12 Phase 2 | 3 | Yes | 2020 | Jan 2026 | $600,000 | $268 |
| 2,236 | Unit 12 Phase 2 | 3 | Yes | 2019 | Jun 2026 | $699,900 | $313 |
| 2,236 | Unit 12 Phase 2 | 3 | No | 2019 | Jul 2026 | $490,000 | $219 |
| 2,289 | Unit 12 Phase 2 | 3 | Yes | 2020 | Apr 2026 | $630,000 | $275 |
| 2,289 | Unit 12 Phase 2 | 3 | No | 2018 | May 2026 | $568,000 | $248 |
| 2,289 | Unit 14 Phase 1 | 3 | No | 2022 | Jul 2026 | $530,000 | $232 |
| 2,427 | Unit 12 Phase 2 | 3 | Yes | 2018 | Nov 2025 | $755,000 | $311 |
| 2,427 | Unit 12 Phase 2 | 3 | No | 2020 | Jan 2026 | $535,000 | $220 |
| 2,427 | Unit 14 Phase 1 | 3 | Yes | 2022 | Jul 2026 | $790,000 | $326 |
| 2,563 | Unit 13 | 3 | No | 2018 | Jan 2026 | $710,000 | $277 |
| 2,563 | Unit 14 Phase 2 | 3 | Yes | 2024 | Jan 2026 | $823,000 | $321 |
| 2,563 | Unit 12 Phase 1 | 3 | Yes | 2017 | May 2026 | $877,500 | $342 |
Source: Sarasota County Property Appraiser, public recorded sales; unit is the recorded Boca Royale plat named on the parcel. These 31 rows are close to half of the 68 window resales.
The ten 1,845 square foot homes share a bedroom count, a no-pool roll entry and, in eight cases, Unit 16, yet the three built from 2022 to 2024 resold for $424,000 to $465,000 while the five built in 2019 and 2020 resold for $355,000 to $397,500. Age, finish and Neal's later specifications show up even in a single plat. At 2,066 square feet the pool is the clearest line: the one home without a pool sold lowest, at $525,000. At 2,563 square feet the unit matters most: the Unit 13 home without a pool sold for $710,000 and the Unit 12 Phase 1 pool home for $877,500 (Sarasota County Property Appraiser).
Boca Royale values rose through 2022, peaked on the county record in 2024 and have eased since. The resale median went from $480,000 in 2017 to $737,500 in 2024 and $600,000 in 2026 through October 13, and the resale per-foot median from $192 to a 2022 high of $331, then $268 (Sarasota County Property Appraiser).
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026, every qualified Boca Royale sale on parcels with a home on the 2026 roll, calendar years 2017 to 2026 and three-month blocks to October 14, 2026, repeat sales of the same parcel tabulated November 2026; Neal Communities pages and Internet Archive captures read November 14, 2026; FHFA House Price Index 2026Q2; Florida Realtors and RASM Sarasota County data for September and Q3 2026).
Calendar-year medians trace Boca Royale's cycle, but every year also mixes different units. All qualified sales rose from a $372,800 median in 2017 to $765,000 in 2024, then eased to $650,000 in 2025 and $568,000 in 2026 through October 13, while Neal's share of the sales shrank (Sarasota County Property Appraiser).
Boca Royale qualified sales by calendar year: sales, median price, median per square foot of county heated area.
| Calendar year | All sales | Builder-direct | Resales |
|---|---|---|---|
| 2017 | 83 at $372,800, $186 | 59 at $339,100, $180 | 24 at $480,000, $192 |
| 2018 | 80 at $322,150, $182 | 58 at $321,750, $177 | 22 at $389,500, $194 |
| 2019 | 71 at $385,000, $193 | 49 at $400,200, $191 | 22 at $376,200, $195 |
| 2020 | 107 at $379,500, $201 | 58 at $350,400, $193 | 49 at $454,000, $203 |
| 2021 | 129 at $455,000, $220 | 70 at $357,350, $192 | 59 at $599,000, $246 |
| 2022 | 71 at $544,800, $322 | 32 at $457,900, $212 | 39 at $700,000, $331 |
| 2023 | 90 at $603,500, $319 | 56 at $585,100, $319 | 34 at $695,000, $320 |
| 2024 | 89 at $765,000, $325 | 55 at $769,600, $331 | 34 at $737,500, $313 |
| 2025 | 95 at $650,000, $283 | 39 at $682,300, $308 | 56 at $617,500, $268 |
| 2026, through October 13 | 69 at $568,000, $266 | 13 at $395,000, $232 | 56 at $600,000, $268 |
Source: Sarasota County Property Appraiser, qualified sales of parcels that carry a home on the 2026 roll, our tabulation. 2026 is partial. The table starts in 2017 because earlier sales on these parcels include lot sales made before the home was built.
Two shifts run through the table. Neal stepped back, from 59 of 83 sales in 2017 to 13 of 69 in 2026 through October 13, so the resale column is now the one to read. And the per-foot line climbed more steadily than the price line: from $186 to $266 across all sales, about 43.0 percent, and from $192 to $268 for resales, about 39.6 percent, by our arithmetic. Builder price medians swing with the plats Neal happened to close; in the 12-month window, 11 of its 18 sales were in Unit 16 (Sarasota County Property Appraiser).
Boca Royale's resale per-foot median jumped from $246 in 2021 to $331 in 2022, about 34.6 percent by our arithmetic, the largest one-year move in the 2017 to 2026 record. Neal's builder per-foot median moved far less, from $192 to $212, partly because a builder deed records a price agreed at contract, often months earlier (Sarasota County Property Appraiser).
The builder's own sheet shows the same surge arriving later. Neal's advertised Boca Royale starting price rose from $399,990 in a January 18, 2022 capture of its page to $464,990 by September 25, 2022, and Sea Mist, a 2,427 square foot plan, went from $597,990 to $702,990 over the same captures (Internet Archive, January 18, 2022; Internet Archive, September 25, 2022). Homes contracted at those 2022 prices likely closed in 2023 and 2024, which helps explain why the builder per-foot median reached $319 in 2023 and $331 in 2024, after resales had already peaked.
The region moved too: the FHFA all-transactions index for the North Port-Bradenton-Sarasota metro rose from 348.01 in the second quarter of 2021 to 493.13 in the fourth quarter of 2022, about 41.7 percent by our arithmetic (FHFA, metro all-transactions index).
Boca Royale's resale median fell from $737,500 in 2024 to $600,000 in 2026 through October 13, about 18.6 percent by our arithmetic, and the resale per-foot median from $313 to $268, about 14.4 percent. Part of that is the mix of homes that sold; part is a softer Sarasota market and lower Neal prices (Sarasota County Property Appraiser).
The per-foot figure is the better guide, because it partly corrects for size. A 14.4 percent lower per-foot median is more than a mix effect, though the units that resell still shift from one year to the next (Sarasota County Property Appraiser). Three pressures sit behind it, all on the public record:
The builder columns fell harder, from $769,600 and $331 per square foot in 2024 to $395,000 and $232 in 2026, mostly because of which homes Neal closed: in the window, 11 of its 18 qualified sales were Unit 16's smaller homes, while nine of its code 03 closings were in Unit 14 Phase 2 (Sarasota County Property Appraiser).
In three-month blocks, Boca Royale resale medians held between $605,000 and $610,000 from October 2025 to mid-July 2026, then dropped to $490,000 in the July 16 to October 14, 2026 block. Builder blocks of two to seven sales swung from $362,500 to $502,800. Both series are noisy (Sarasota County Property Appraiser).
Boca Royale 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 | 6 at $502,800, $262 | 15 at $610,000, $273 |
| January 15 to April 15, 2026 | 7 at $400,000, $238 | 23 at $610,000, $274 |
| April 16 to July 15, 2026 | 2 at $362,500, $222 | 19 at $605,000, $267 |
| July 16 to October 14, 2026 | 2 at $392,000, $240 | 11 at $490,000, $245 |
Source: Sarasota County Property Appraiser, our tabulation. The four blocks hold 85 of the 86 window sales; one builder-direct sale recorded on October 15, 2025 falls the day before the first block (our count).
Read these blocks as noise first. A builder block of two sales is two houses, and its median shows which plats Neal closed that quarter, not what any home was worth. The resale blocks, 11 to 23 sales, held steady for three quarters at $605,000 to $610,000 and $267 to $274 per square foot. Then the smallest of them broke the pattern (Sarasota County Property Appraiser).
Not on its own. The $490,000 median for July 16 to October 14, 2026 rests on 11 Boca Royale resales with a smaller, less-pooled mix than earlier blocks: six of the 11 had no pool and six had under 1,950 heated square feet, so the block does not show the same homes selling for less (Sarasota County Property Appraiser).
The 11 resales ran from $350,000 to $1,100,000, with a median heated area of 1,914 square feet (our count from the county list). Two of them were three-bedroom 1,845 square foot homes in Unit 16, at $430,000 in September and $450,000 in October 2026, which sit inside the $355,000 to $465,000 range that homes of that size recorded earlier in the window. A 2025-built 2,066 square foot pool home in Unit 14 Phase 2 sold for $600,000 in August, inside the $525,000 to $670,000 range for that size. The sale that landed exactly on the block median, a 2,236 square foot home without a pool in Unit 12 Phase 2 at $490,000 in July, is the only no-pool home of that size in the window, so it has nothing to be compared with but pool homes (Sarasota County Property Appraiser).
Where homes can be matched, late-summer prices look like the earlier ones; what changed was which homes sold. An appraiser has to report the market trend "based on a minimum of 12 months of data" (Fannie Mae Selling Guide B4-1.3-03), not one 11-sale quarter, and so should a seller.
Whether a Boca Royale resale sold above the price the owner paid depended mostly on when the owner bought. Of 24 window resales of homes last bought from 2019 to 2021, 21 sold above that price; of 20 last bought from 2022 to 2024, 15 sold below it, in the 12 months to October 14, 2026 (Sarasota County Property Appraiser).
Boca Royale resales in the 12 months to October 14, 2026, grouped by the year of the same parcel's previous qualified sale.
| Years last bought | Resales | Bought from Neal's entity | Median price paid | Median resale price | Median change, home by home | Median dollar change, home by home | Sold above / below the price paid |
|---|---|---|---|---|---|---|---|
| 2013 to 2018 | 9 (a small group) | 7 | $286,500 | $360,000 | not stated for a small group | not stated for a small group | 9 / 0 |
| 2019 to 2021 | 24 | 14 | $450,700 | $550,000 | 20.5 percent above | $81,950 above | 21 / 3 |
| 2022 to 2024 | 20 | 10 | $712,500 | $607,500 | 13.5 percent below | $105,400 below | 5 / 15 |
| 2025 to 2026 | 3 (a small group) | 2 | $610,000 | $600,000 | not stated for a small group | not stated for a small group | 1 / 1, one at the price paid |
Source: Sarasota County Property Appraiser, paired qualified sales of the same parcel, our analysis. Of the 68 window resales, 4 whose earlier sale came before 2013 are left out, since those deeds may record a lot bought before the home was built, and 8 had no earlier qualified sale.
The middle two rows carry the story: buyers from before the 2022 jump mostly sold above their price, buyers from the top of the record mostly below. The small groups at either end are too thin to read as a percentage; all nine 2013 to 2018 buyers sold above their price, but nine homes are not a market (Sarasota County Property Appraiser).
Each change is computed home by home, so the medians do not simply subtract. The comparison is also gross: it leaves out commissions, the deed's documentary stamp tax and other selling costs, and it leaves out whatever an owner spent on the home in between, from a pool added after closing to a new roof.
Boca Royale owners who bought from 2022 to 2024 bought at the top of the county record, in years with all-sales medians of $544,800, $603,500 and $765,000. Of the 20 who resold in the window, 15 sold below what they paid, a median 13.5 percent below, home by home (Sarasota County Property Appraiser).
Three things are at work, and only the first is timing:
If you bought in this period, your benchmark is not your purchase price. It is today's resales of your plan in your unit, and Neal's current price for the same plan with the lot and options your home already has.
Neal's advertised Boca Royale starting prices fell by roughly a quarter from their 2022 highs and have edged up since December 2025. The headline from-price went from $464,990 in September 2022 to $352,990 on November 14, 2026, by then for a different section of the community, so read the change with care (Internet Archive; Neal Communities, live page).
Neal Communities' advertised Boca Royale base prices, selected plans, from Internet Archive captures and the live page.
| Plan (heated sq ft) | September 25, 2022 | September 25, 2023 | October 7, 2024 | December 9, 2025 | November 14, 2026 |
|---|---|---|---|---|---|
| Headline starting price | $464,990 | $435,990 | $410,990 | $396,990 (plan cards from $350,990) | $352,990 |
| Tidewinds villa (1,632; Tidewinds 2, 1,638, from 2023) | $464,990 | $435,990 | $410,990 | $350,990 | $352,990 |
| Sea Mist (2,427) | $702,990 | $598,990 | $558,990 | $508,990 | $520,990 |
| Captiva (2,698) | $805,990 | $667,990 | $663,990 | $567,990 | $590,990 |
| Savannah 2 (2,863 in 2022; 2,868 later) | $851,990 | $678,990 | $678,990 | $598,990 | $611,990 |
Sources: Internet Archive, September 25, 2022; September 25, 2023; October 7, 2024; December 9, 2025; Neal Communities, live page. Base prices exclude the homesite premium and design options.
By our arithmetic, Sea Mist's base fell $182,000, about 25.9 percent, from September 2022 to today; Captiva's $215,000, about 26.7 percent; and Savannah 2's $240,000, about 28.2 percent. Since the December 2025 low, Neal's plan prices have risen 0.5 to 4.0 percent. Through mid-2025 the archived page is Neal's original-section page; from December 2025 it is the Wellen Park section page, with the same plan names on different homesites. In March 2023 Neal's page said it was then selling only inventory homes, so the plan prices it showed were for plans not open for orders (Internet Archive, March 29, 2023).
Neal is competing on price, not financing. On November 14, 2026, three of its nine homes under construction showed cuts: a Tidewinds 2 villa from $470,990 to $449,990, an Imagination from $494,990 to $462,990 and a Sandcastle 2 from $512,990 to $505,990 (Neal Communities). Wellen Park's November flyer for Neal's homes, which lists the same Tidewinds 2 villa, offers lower prices, with no rate buydown, closing cost credit or design credit (Wellen Park, Neal flyer). These are the builder's advertised prices, never values.
The federal index for the North Port-Bradenton-Sarasota metro, covering Sarasota and Manatee counties, was 0.46 percent lower in the second quarter of 2026 than a year earlier (FHFA House Price Index) and about 4.65 percent below its 2023 high, by our arithmetic on FHFA's metro index file. Boca Royale's resale per-foot median fell further from its 2022 peak, about 19.0 percent by our arithmetic (Sarasota County Property Appraiser).
FHFA all-transactions index, North Port-Bradenton-Sarasota metro (1995 first quarter = 100).
| Quarter | Index |
|---|---|
| 2021 Q2 | 348.01 |
| 2022 Q4 | 493.13 |
| 2023 Q3 (series high) | 501.99 |
| 2024 Q2 | 498.79 |
| 2025 Q2 | 480.88 |
| 2026 Q1 | 483.12 |
| 2026 Q2 | 478.67 |
Source: FHFA metro all-transactions index file; the same values appear in FRED series ATNHPIUS35840Q.
FHFA's own ranking table puts the metro's five-year change at 37.54 percent (FHFA House Price Index). Its purchase-only index, which leaves out refinance appraisals, rose about 3.0 percent in the year to the second quarter of 2026 but sat about 7.6 percent below its 2024 peak, by our arithmetic on FHFA's file (FHFA purchase-only metro index).
Read the index as regional weather, not your home's price. It covers a two-county metro (FHFA House Price Index); Boca Royale's medians come from about 70 to 130 sales a year in one gate (Sarasota County Property Appraiser). Both show the same shape since 2023, flat to lower, with Boca Royale's correction deeper after a sharper 2022 rise.
Sarasota County's single-family market firmed in 2026 while Boca Royale's resale median eased. Countywide, 2,071 single-family homes sold in the third quarter of 2026 at a $485,000 median, 3.7 percent above a year earlier, with 3.7 months of supply, per Florida Realtors data published by RASM (RASM, Sarasota County Q3 2026).
The same county report shows sellers getting a median 94.4 percent of original list price in the third quarter, against 91.9 percent a year earlier, and a median 52 days to contract, against 68. Active listings fell 16.2 percent to 2,629 (RASM, Sarasota County Q3 2026).
These are county figures, not Boca Royale figures. By our arithmetic on the RASM detail report, every county price band from $300,000 to $999,999, where most Boca Royale resales fall, ran 3.0 to 3.8 months of supply at the third-quarter pace, against 5.8 months for homes of $1,000,000 or more (RASM, Sarasota County Q3 2026 detail). For Boca Royale's estate homes that last figure matters: more competing listings, and buyers with time to compare. Mortgage rates are the other headwind: Freddie Mac's 30-year average was 7.11 percent on November 12, 2026, against 6.24 percent a year earlier (Freddie Mac PMMS).
Request a free Boca Royale home valuation with the address form below the page header. It takes about sixty seconds, costs nothing and goes to Jesse McGreevy and Marc Comisar, who build the number by hand from your unit's recorded sales, your plan, pool and lot, and Neal Communities' current price sheet, not from an algorithm.
Put your Boca Royale address into the valuation form below the page header and tell us your timing: listing this season, sometime next year, or simply curious. If you would rather talk it through first, call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873. The valuation is free and carries no obligation.
You will be working with Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Request your free Boca Royale home valuation from anywhere on this page. We begin with your parcel record, because your unit, the county's heated area and the pool flag decide which of the 86 recorded Boca Royale sales belong in your file (Sarasota County Property Appraiser). If you have already decided to sell, our Boca Royale seller guide sets out the listing plan that follows the valuation. If you also own elsewhere in town, the same method runs on our Englewood home valuation page, and if you are weighing a sale across Englewood more broadly, our guide to selling a home in Englewood and our Englewood area guide cover the wider market.
If you are buying in Boca Royale rather than selling, whether a resale or one of Neal's new homes in Boca Royale East, Marc leads that side. Call Marc at (239) 287-5873, read our guide to buying a home in Englewood, or see how we represent buyers with builders in our Englewood new construction guide.
Nothing is required to start a Boca Royale valuation, but five papers sharpen it: your Neal purchase agreement and option summary if you bought new, your closing statement, permits for anything added since, any flood letter or elevation certificate, and your association and club account details. We pull the public record ourselves.
What helps, if you have it:
Before we give a Boca Royale number we check seven things: the unit, the plan and build year, the pool, the lot and view, the flood map and letters, the roof and permits, and Neal's current sheet for the same plan. Each can move a Boca Royale price on its own.
Only three Boca Royale units recorded both Neal closings and resales in the 12 months to October 14, 2026, and they point in different directions. In Unit 16, resales recorded $230 per heated square foot against Neal's $222; in Unit 14 Phase 2, $295 against $329. Unit 17 had three sales in all (Sarasota County Property Appraiser).
Builder-direct and resale sales inside the same Boca Royale unit, 12 months to October 14, 2026.
| Unit | Builder-direct: sales, median, per sq ft, median heated sq ft | Resales: sales, median, per sq ft, median heated sq ft | Resale per sq ft as a share of builder |
|---|---|---|---|
| Unit 14 Phase 2 | 5 at $890,000, $329, 2,703 | 5 at $779,500, $295, 2,563 | 89.6 percent |
| Unit 16 | 11 at $390,000, $222, 1,639 | 11 at $414,000, $230, 1,845 | 103.7 percent |
| Unit 17 | 2 at $1,247,000, $433, 2,882 | 1 sale at $1,295,000, $427, 3,035 | 98.6 percent, a small group |
Source: Sarasota County Property Appraiser, our tabulation; the share is the file's own ratio of the two per-foot medians.
Unit 16 is the fairest test, with 11 sales on each side. There the resales were larger homes, 1,845 heated square feet at the median against 1,639 for Neal's closings, and they still recorded a slightly higher price per foot and a higher median price, $414,000 against $390,000. In Unit 16, owners held their own against Neal in the window (Sarasota County Property Appraiser).
Unit 14 Phase 2 reads the other way, but with five sales on each side it is a small group. Neal's five closings there were the larger homes, and a Neal deed price carries the homesite premium and the design options the buyer chose at contract, which Neal states are not part of the base price (Neal Communities, Kiawah 2 plan). A resale buyer does not repay those options dollar for dollar. If your home is in Unit 14 Phase 2, the comparison we build will put your plan beside the same plan, resale against resale first.
Lot size shows up on the Boca Royale record; the view behind the lot does not. Resale lots had a median of 8,554 square feet in the window, but the county codes 1,264 of Boca Royale's 1,267 parcels as mainland, with no field for golf, lake or preserve frontage (Sarasota County Property Appraiser).
That gap matters more in Boca Royale than in most Englewood communities, because the homes sit along an 18-hole course, lakes and preserve. Neal does not publish what it charges for a better lot: 10 of the 16 Boca Royale plan pages we read on November 14, 2026 carry the line "Base price does not include the homesite premium or design options," and no premium schedule appears on any page (Neal Communities, Kiawah 2 plan). The only view named on a current Neal listing is a "Conservation Backyard View" on one Dream 2 homesite (Neal Communities, Dream 2 homesite 056), and Neal's April 2026 release announced "new homesites with water views" without prices (Neal Communities, April 2026).
So a golf, lake or preserve premium on a Boca Royale home has to be judged from paired Boca Royale sales, homes of the same unit, era and size with and without the view, and from what the buyer's appraiser records on the new appraisal form. The section on online estimates below sets out exactly which view fields that form now requires.
A range for a Boca Royale home starts from the closest recorded sales of the same unit and size, then moves for pool, view, condition, roof and date. Three examples from the 2025 to 2026 record show how wide the starting band is before anyone walks through the house (Sarasota County Property Appraiser).
These are illustrations drawn from the public record, not values for any home. Your own range comes from your unit, your plan, your permits and a visit. Request your free Boca Royale home valuation and we will send the sales behind it, or call Jesse direct at (239) 898-6072.
The March 27, 2024 FEMA map changed Boca Royale unevenly. Across the 984 address points in the built plats, the 2016 map showed no Zone AE; the 2024 map shows 53, mostly in Units 17 and 18, while every point in Units 6 to 10 moved to minimal-hazard Zone X (Sarasota County GIS, FEMA flood layers).
Boca Royale address points by FEMA zone, map effective November 4, 2016 against map effective March 27, 2024 (selected plats and totals).
| Plat | Address points | 2016 map | 2024 map: Zone AE | 2024 map: Zone X shaded | 2024 map: Zone X minimal hazard |
|---|---|---|---|---|---|
| Units 6 to 10 combined | 127 | all X shaded | 0 | 0 | 127 |
| Unit 15 | 40 | all X shaded | 6 | 24 | 10 |
| Unit 16 | 128 | all X shaded | 0 | 18 | 110 |
| Unit 17 | 27 | all X shaded | 26 | 0 | 1 |
| Unit 18 | 17 | all X shaded | 13 | 2 | 2 |
| All built plats, Units 6 to 18 | 984 | all X shaded | 53 | 618 | 313 |
Sources: Sarasota County GIS, FEMAFloodZone_2016 layer; Sarasota County GIS, FEMAFloodZone layer; address points inside the county's Boca Royale plat polygons. Address points are not houses, and a zone at a point is not a lot determination.
The map is not the last word. Most of Unit 17 has since been taken back out of the special flood hazard area by two Letters of Map Revision based on Fill: 24-04-4930A of August 21, 2024 for 21 lots and 25-04-6873A of November 24, 2025 for 5 more, about 26 Unit 17 lots in all (FEMA, LOMR-F 24-04-4930A; FEMA, LOMR-F 25-04-6873A). FEMA's letter says the federal mandatory flood insurance requirement "does not apply," but "the lender has the option to continue the flood insurance requirement" (same source).
For a valuation, that means three things. A Units 6 to 10 home now sits on a better map than the one its last buyer saw. A Unit 17 or Unit 18 sale recorded before March 27, 2024 was priced under a different map, so as a comparable it needs a note. And every Boca Royale owner insured by Citizens will need flood coverage from January 1, 2027, whatever the zone, under the statute's final phase-in step (Florida Statutes 627.351). Hand your buyer the letter and the elevation certificate together, and the flood question stops being a price question.
A recorded Boca Royale sale gives the deed price, the date, the seller and the county's description of the home. It does not give the asking price, the time on market, any seller credit or the view, because those live in the listing and the contract, not on the deed.
For Boca Royale, 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 Boca Royale figure in this section is a recorded sale, and for a specific home we add the listing-side measures for its unit at the time we prepare the valuation.
The county file also lags the newest homes. The October 21, 2026 file shows no home yet on any Boca Royale East Unit 20 lot, yet a live property appraiser search on November 14, 2026 already listed recorded Unit 20 home sales in September and October 2026 (Sarasota County Property Appraiser, property search). For the community those sales sit in, see our Boca Royale community guide; for the same kind of reading in another Englewood community where a builder is still closing homes, see our Beachwalk by Manasota Key home valuation.
Your written Boca Royale valuation is a broker's price opinion you can check line by line: a price range, the recorded sales behind it, Neal's current price for your plan, and the adjustments between them. Florida law says a broker's opinion of value may not be called an appraisal, and we do not call it one.
Section 475.612(3) of the Florida Statutes exempts a broker who, in the ordinary course of business, "performs a comparative market analysis, gives a price opinion, or gives an opinion of the value of real estate," and adds that such an opinion may not "be referred to or construed as an appraisal" (Florida Statutes 475.612). Your buyer's lender orders its own appraisal. Our job is to set a price that appraisal will support.
What the file holds:
If you are still deciding who should prepare that file, our guide to the best real estate agents in Englewood explains how to compare listing agents on the public record. Talk to McGreevy and Comisar before you list: get your free Boca Royale home valuation or call Jesse direct at (239) 898-6072.
An online estimate cannot see what separates one Boca Royale home from the next: the fairway, lake or preserve behind it, a 2005 estate home against a 2024 Neal villa, the options inside a builder price, or the roof. The county file gives 1,264 of 1,267 Boca Royale parcels one waterfront code (Sarasota County Property Appraiser).
Data updated: November 2026 (Sarasota County Property Appraiser file dated October 21, 2026; Neal Communities pages read November 14, 2026; federal rules, Fannie Mae, Freddie Mac and HUD guides, and Florida statutes as cited).
An automated valuation model, or AVM, estimates a home's value by computer from public records and past sales. Since October 1, 2025 a federal rule has required lenders to control the AVMs they use in mortgage decisions, but the free figures a Boca Royale owner finds on consumer websites sit outside that rule (Federal Register, 89 FR 64538, via GovInfo).
The rule, Quality Control Standards for Automated Valuation Models, was published on August 7, 2024 by six agencies, the OCC, the Federal Reserve Board, the FDIC, the NCUA, the CFPB and the FHFA. It covers "any computerized model used by mortgage originators and secondary market issuers to determine the collateral worth" of a mortgage on a consumer's principal dwelling, and it requires controls to "ensure a high level of confidence in the estimates produced," to "protect against the manipulation of data" and to "require random sample testing and reviews" (Federal Register, 89 FR 64538, via GovInfo).
The banking agencies drew the line long before that: "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 number for a Boca Royale home is a marketing tool, and nothing in the 2024 rule makes it aware of a golf lot, a pool cage, a 2005 roof or a Neal price cut.
A Zestimate and the other online models lean on the county record, and the Sarasota County file gives 1,264 of Boca Royale's 1,267 parcels the same waterfront code, "Mainland (or non-navigable water)." A fairway lot, a lake lot and a lot that backs onto another house look identical to a model reading that field (Sarasota County Property Appraiser).
Of the other three parcels, two have a blank code and one is coded as an island or key, not waterfront (same file). Golf frontage, lake frontage and preserve views are simply not on the public record. A model can only guess them from photographs or a listing's words, and a Boca Royale home that is not listed has no listing words.
Published research shows why that guess is risky. A 1995 study of 717 sales found "a golf course location adds 7.6 percent to a property's sales price" (Do and Grudnitski, Journal of Real Estate Finance and Economics); a 2009 study of 20 Omaha courses found "a wide range of price impacts across individual courses," with frontage premiums from 5 percent to 28 percent by type of course (Shultz and Schmitz, Journal of Real Estate Research); and a 2023 Appraisal Journal study concluded that "the explicit pricing premium for any given view amenity is site specific" (Wyman and Mothorpe, The Appraisal Journal). None of that is Boca Royale data. A tee box or a green behind the lanai can cut value as easily as a long fairway view adds it.
So a view premium in Boca Royale has to be judged from paired Boca Royale sales: the same unit, era and size, one with the view and one without. That is slow, manual work, and it is the work an online estimate skips.
Boca Royale puts Neal villas of about 1,600 square feet and 2001 to 2010 estate homes of more than 3,000 square feet behind one gate and one name. A model leaning on nearby sales can value one against the other, and window per-foot prices ran from $192 to $434 (Sarasota County Property Appraiser).
Boca Royale resales of homes built from 2001 to 2010, October 15, 2025 to October 14, 2026.
| Heated sq ft | Unit | Beds | Pool | Year built | Sale month | Price | Per sq ft |
|---|---|---|---|---|---|---|---|
| 3,183 | Unit 8 | 4 | Yes | 2006 | Dec 2025 | $875,000 | $275 |
| 3,846 | Unit 9 | 3 | Yes | 2010 | Feb 2026 | $1,500,000 | $390 |
| 2,729 | Unit 10 | 3 | Yes | 2005 | Mar 2026 | $920,000 | $337 |
| 3,619 | Unit 8 | 4 | Yes | 2004 | Mar 2026 | $1,500,000 | $414 |
| 3,332 | Unit 7 | 4 | Yes | 2001 | Mar 2026 | $925,000 | $278 |
| 3,939 | Unit 8 | 3 | Yes | 2005 | May 2026 | $1,575,000 | $400 |
| 3,396 | Unit 7 | 4 | Yes | 2001 | May 2026 | $1,250,000 | $368 |
| 3,326 | Unit 6 Phase 1-A | 3 | Yes | 2006 | Sep 2026 | $1,100,000 | $331 |
Source: Sarasota County Property Appraiser, public recorded sales.
Those eight sales ran from $275 to $414 per square foot, a $139 spread on homes of similar size and age (our arithmetic). Two Unit 7 homes built in 2001, 64 square feet apart, sold for $925,000 and $1,250,000. Condition, the roof, renovation and the lot behind them separate those houses, and none of that is in a deed. These homes also carry an advantage a model cannot weigh: all of Units 6 to 10 sit in minimal-hazard Zone X on the 2024 map (Sarasota County GIS, FEMA Flood Zone layer). At the other end of the gate, a two-bedroom 1,632 square foot Unit 16 home recorded $199 per square foot. An estimate that averages the two is wrong for both.
A recorded Neal sale puts the base plan, the homesite premium, the design options and sometimes a pool into one deed price, and the county file has no field to separate them. On Neal's November 2026 Boca Royale listings, homes under construction were priced $87,000 to $378,000 above their plans' base prices (Neal Communities).
Five Boca Royale facts a model reading deed prices does not capture:
The county's just value is a mass-appraisal tax figure fixed as of January 1, not a price. For the 68 Boca Royale resales in the 12 months to October 14, 2026, the 2026 just value was a median 76.2 percent of the sale price, the middle half between 72.1 and 80.1 percent (Sarasota County Property Appraiser).
Put another way, for every $100 a Boca Royale buyer paid, the 2026 roll carried about $76 of just value (Sarasota County Property Appraiser). That ratio describes how the roll sat against those 68 resales. It is not a multiplier, and dividing your own TRIM value by it does not produce a list price. The reasons are written into the law and the property appraiser's own pages:
We print the ratio for resales only. A Neal sale often closes on a home the roll did not yet show as finished, so a builder ratio would mislead.
Since November 2, 2026, conventional appraisals go on the redesigned form known as UAD 3.6, and it records what the county file cannot about a Boca Royale home: the view, golf course or lake, with its range and its effect on value, plus the roof's age, impact glass and mandatory fees (Freddie Mac, UAD and Forms Redesign FAQ).
The specification makes the view field "Always required," with view types that include "Golf Course," "Lake," "Pond," "Woods" and "Park"; a "Range of View" of "Full" or "Partial"; and an impact of "Adverse, Beneficial, or Neutral." It also says "Views must be reported and analyzed based on what is readily visible from the property dwelling," and "Photo(s) must be provided of all views that impact value or marketability" (Fannie Mae and Freddie Mac, UAD Appendix F-1). Freddie Mac adds that two homes "can be rated as having beneficial water views, but the market can recognize a difference in the quality of the views," and those differences "must be adjusted for" (Freddie Mac, UAD FAQ).
For Boca Royale, the new form also has a "Club Membership" amenity field, a "Mandatory Monthly Fees" field that counts only fees "that transfer upon sale," an estimate of when the roof was last replaced, reported in age bands up to "More than 20 years," and disaster-mitigation entries such as "Impact Resistant Glass" (same specification). Neal's standard sheet lists "Steel storm panels per plan" (Neal Communities, Tidewinds 2 plan), while all nine homes it is building carry an impact glass tag (Neal Communities). If your home has impact glass, a newer roof or a full lake view, the appraiser now has a box for it. Our job is to hand over the proof.
A lender's appraiser treats Boca Royale as a planned unit development where the builder is still selling. Fannie Mae asks for at least one settled sale inside the community and one outside, and prefers "a resale" that "does not involve the subject builder," while FHA calls in-community resales "often the best indicator of value" (Fannie Mae Selling Guide B4-1.3-08).
Fannie Mae's guide requires "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" (Fannie Mae Selling Guide B4-1.3-08). HUD's handbook lists "site view" among the factors for choosing comparables and says "Arm's length resale activity from within the established subdivision, condominium or PUD project is often the best indicator of value" (HUD Handbook 4000.1).
That cuts in a Boca Royale seller's favor. The 68 window resales give an appraiser the owner-to-owner comparables the guides prefer, and a Neal closing priced with options and a pool can be adjusted as a comparable while your sale stands on its own. Two limits matter. Fannie Mae's value acceptance, which can replace an appraisal, is not available when "either the purchase price or estimated value provided to DU is $1,000,000 or more" (Fannie Mae Selling Guide B4-1.4-10), so Boca Royale's estate homes get a full appraisal. And if an appraisal comes in short, the buyer gets "only one borrower-initiated ROV" with "comparable properties (not to exceed five)" (Fannie Mae Selling Guide B4-1.3-12). We build our comparable file so it can be handed straight to that process.
Boca Royale Golf and Country Club became a non-equity private club on July 1, 2026, and no online model records that, or what membership costs. No primary source publishes Boca Royale dues, initiation fees or whether membership comes with a home, so we read the estoppel certificate and ask the association's manager (Neal Communities, private club release).
Neal's release says the club changed "from a Semi-Private to a Private Country club facility for its members and invited guests" and became a "Non-Equity Private Country Club" (same source). The course behind the homes is new: rebuilt to a Gordy Lewis design in salt-tolerant Seaside Paspalum, it opened to members on December 23, 2024 and plays to par 71 (Neal Communities, course release). The club publishes Golf, Racquets and Social membership categories, with no prices (Boca Royale, Membership Overview).
A buyer will weigh all of that, and an appraiser now has fields for a club membership that conveys with the home and for mandatory fees that transfer on sale. A model reading deed prices has neither. Before we value your home we confirm, in writing, what club obligations run with your lot, what your association charges and what the estoppel will show, so your buyer's monthly cost is a known number rather than a question.
Honest sources print different Boca Royale numbers because they measure different things: all sales or resales only, a 12-month window or a calendar year, one unit or the whole community, a deed price or Neal's advertised base price. Each can be correct and still sit hundreds of thousands of dollars from another (Sarasota County Property Appraiser).
| Figure | What it measures | Period and source |
|---|---|---|
| $576,500 | Median of 86 qualified Boca Royale sales | October 15, 2025 to October 14, 2026, Sarasota County Property Appraiser |
| $600,000 | Median of 68 resales | Same window and source |
| $398,000 | Median of 18 builder-direct sales | Same window and source |
| $414,000 | Median of 11 resales in Unit 16 | Same window and source |
| $1,500,000 | Median of 3 resales in Unit 8, a small group | Same window and source |
| $737,500 | Median of 34 resales, calendar 2024 | Same source |
| $490,000 | Median of 11 resales, July 16 to October 14, 2026 | Same source |
| $352,990 | Neal's advertised base for its lowest-priced plan, the Tidewinds 2 villa | Observed November 14, 2026, Neal Communities |
| $999,990 | Neal's highest-priced Boca Royale home under construction | Observed November 14, 2026, same source |
| $485,000 | Sarasota County single-family median, third quarter 2026 | RASM, Sarasota County Q3 2026 |
None of these corrects another. The Unit 16 and Unit 8 medians come from the same 12 months and the same county file, and Neal's $352,990 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 Boca Royale home valuation or call Jesse direct at (239) 898-6072, and you will have the recorded sales behind your number, your unit first, in writing.
A Boca Royale home's value moves first with its heated area and the unit it sits in, then with a pool, its view, lot size, age and roof, storm protection and condition. We tracked each driver through the 86 qualified Boca Royale sales the county recorded 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 parcels with a home on the roll, October 15, 2025 to October 14, 2026; Neal Communities Boca Royale pages read November 14, 2026).
Two groups sit inside that record, and every figure below keeps them apart. Neal's entities, the builder's sellers of record, closed 18 of the 86 sales at a $398,000 median and $238 per heated square foot; the 68 sales by any other seller, the resales, recorded a $600,000 median and $268 per heated square foot (Sarasota County Property Appraiser). Per square foot on this page 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, read our Boca Royale community guide.
Heated area moves a Boca Royale price more than any other single fact on the county roll. Homes under 1,700 heated square feet sold at a $360,000 median and homes of 3,200 square feet or more at $1,176,750, and the median per square foot rose overall with size, from $230 to $349.
Boca Royale 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 (Neal) | Resales |
|---|---|---|---|
| Under 1,700 | 17 at $360,000, $230 | 6 at $385,000, $235 (a small group) | 11 at $350,000, $230 |
| 1,700 to 1,999 | 19 at $400,000, $216 | 6 at $398,000, $215 (a small group) | 13 at $424,000, $230 |
| 2,000 to 2,299 | 17 at $600,000, $271 | none in the window | 17 at $600,000, $271 |
| 2,300 to 2,699 | 14 at $729,950, $286 | none in the window | 14 at $729,950, $286 |
| 2,700 to 3,199 | 11 at $957,400, $354 | 5 at $957,400, $354 (a small group) | 6 at $955,000, $352 (a small group) |
| 3,200 and up | 8 at $1,176,750, $349 (a small group) | 1 at $1,103,500, $295 (a single sale) | 7 at $1,250,000, $368 (a small group) |
Source: Sarasota County Property Appraiser, our cut of the October 21, 2026 file.
The first big step sits at 2,000 square feet: the median jumps from $400,000 to $600,000 and the per-foot median from $216 to $271, a change of product rather than size. Below 2,000 square feet the sales come mostly from Units 11 Phase 1, 13 and 16, and only 4 of the 36 sales under 2,000 square feet had a pool on the roll (Sarasota County Property Appraiser).
The rising per-foot figure is the Boca Royale signature. Neal's advertised base prices on November 14, 2026 fall per foot as plans grow, from $230.91 on Liberty 4 to $187.92 on Santa Catalina, on Neal's published square feet (Neal Communities). Recorded prices do the opposite because the largest homes sit in the older custom units and Unit 17, on bigger lots, most with pools (Sarasota County Property Appraiser).
The middle half of all 86 sales ran from $230 to $313 a foot, from a $192 low to a $434 high (Sarasota County Property Appraiser). On the 2,236 square foot median home, that $83 quartile gap is about $185,600, by our arithmetic, so we never multiply your area by one Boca Royale figure.
Yes, because Boca Royale's units were built by different developers in different decades. Window resales ran from $212 per heated square foot in Unit 13 to $410 in Unit 9, and from a $355,000 median in Unit 11 Phase 1 to $1,500,000 in Unit 8.
Boca Royale resales by unit, October 15, 2025 to October 14, 2026, with each unit's homes on the 2026 roll.
| Unit | Homes on the roll | Main years built | Median heated sq ft (roll) | Window resales: count, median, per sq ft |
|---|---|---|---|---|
| Unit 6 Phase 1-A | 20 | 1999 to 2008 | 2,957 | 1 at $1,100,000, $331 (a single sale) |
| Unit 7 | 30 | 2001 to 2006 | 3,370 | 2 at $1,087,500, $323 (a small group) |
| Unit 8 | 29 | 2003 to 2009 | 3,403 | 3 at $1,500,000, $400 (a small group) |
| Unit 9 | 16 | 2006 to 2023 | 3,388 | 2 at $1,400,000, $410 (a small group) |
| Unit 10 | 29 | 2003 to 2007 | 2,720 | 1 at $920,000, $337 (a single sale) |
| Unit 11 Phase 1 | 82 | 2013 to 2016 | 1,532 | 6 at $355,000, $233 (a small group) |
| Unit 11 Phases 2 and 3 | 106 | 2015 to 2018 | 2,180 | 5 at $600,000, $245 (a small group) |
| Unit 12 Phase 1 | 33 | 2016 to 2018 | 2,563 | 3 at $850,000, $342 (a small group) |
| Unit 12 Phase 2 | 109 | 2017 to 2021 | 2,181 | 16 at $576,500, $268 |
| Unit 13 | 115 | 2017 to 2021 | 1,845 | 6 at $372,500, $212 (a small group) |
| Unit 14 Phase 1 | 109 | 2021 to 2025 | 2,289 | 5 at $692,000, $284 (a small group) |
| Unit 14 Phase 2 | 74 | 2023 to 2025 | 2,642 | 5 at $779,500, $295 (a small group) |
| Unit 15 | 40 | 2020 to 2022 | 2,700 | 1 at $855,000, $316 (a single sale) |
| Unit 16 | 125 | 2019 to 2025 | 1,845 | 11 at $414,000, $230 |
| Unit 17 | 24 | 2023 to 2025 | 3,035 | 1 at $1,295,000, $427 (a single sale) |
Source: Sarasota County Property Appraiser, our cut of the October 21, 2026 file; Unit 18 (7 homes, built 2025) had no resale in the window.
Read it in three tiers. The older custom Units 6 to 10, platted from 1999 by earlier owners, had 9 resales at $875,000 to $1,575,000. Neal's smaller-home Units 11 Phase 1, 13 and 16 recorded medians of $355,000 to $414,000. Neal's larger units sit between (Sarasota County Property Appraiser). FHA's handbook calls resales inside the same subdivision "often the best indicator of value" (HUD Handbook 4000.1, Update 18), so we start every Boca Royale valuation inside your own unit.
No. Boca Royale holds attached villas, Neal single-family homes and older custom estate homes inside one gate, and they trade as three price tiers. In the window, two-bedroom homes sold at a $375,000 median on 1,632 square feet, while four-bedroom homes sold at $900,000 on 3,109 square feet.
| Bedrooms on the roll | All sales: count, median, median heated sq ft | Resales only |
|---|---|---|
| 2 | 20 at $375,000, 1,632 | 13 at $355,000, 1,632 |
| 3 | 57 at $625,000, 2,289 | 47 at $625,000, 2,289 |
| 4 | 8 at $900,000, 3,109 (a small group) | 8 at $900,000, 3,109 (a small group) |
| 5 | 1 at $1,103,500, 3,746 (a single sale, Neal) | none |
Source: Sarasota County Property Appraiser, Boca Royale qualified sales October 15, 2025 to October 14, 2026.
The villa tier is easy to spot in the data. Neal's 2022 brochure lists its Tidewinds villa at "Living 1632 SF" (Neal brochure, Internet Archive, January 9, 2023), and several window resales in Units 13 and 16 recorded exactly 1,632 heated square feet, at $325,000 to $435,000 (Sarasota County Property Appraiser).
The estate tier is a separate buyer pool. Six of the seven resales of 3,200 square feet or more came from Units 6 to 9, at $925,000 to $1,575,000; the seventh, a 3,214 square foot home in Unit 11 Phases 2 and 3, sold for $825,000. The 8 four-bedroom resales spread from $500,000 to $1,500,000, because a fourth bedroom also appears in mid-size Neal plans (Sarasota County Property Appraiser).
Inside the same size band, Boca Royale homes with a pool on the county roll sold higher than homes without one. From 2,000 to 2,499 heated square feet, 18 pool sales recorded a $630,000 median against $532,500 for 8 without, a raw gap of $97,500, not a measured value for a pool.
Boca Royale 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 | Raw price gap (our arithmetic) |
|---|---|---|---|
| Under 2,000 | 4 at $590,300, $309 (a small group) | 32 at $377,500, $225 | not read: 4 pool sales |
| 2,000 to 2,499 | 18 at $630,000, $280 | 8 at $532,500, $237 (a small group) | $97,500, $43 a foot |
| 2,500 and up | 23 at $957,400, $337 | 1 at $710,000, $277 (a single sale) | not read: one sale |
Source: Sarasota County Property Appraiser, our cut of the October 21, 2026 file.
Only the middle band reads on both sides, and the gap also carries what travels with a pool: a larger lanai, often a better lot, options. Pools sit on 531 of the 949 Boca Royale homes, 56 percent (Sarasota County Property Appraiser).
Neal's four homes under construction with a pool and spa were advertised on November 14, 2026 at $270,000 to $378,000 above their plans' base prices, against $87,000 to $134,000 on the five without that tag, and Neal does not split those sums between lot, options and pool (Neal Communities). The recorded rules add cost: "All pool areas shall be enclosed" (Boca Royale Golf POA, Governing Documents).
The county file cannot price a Boca Royale golf, lake or preserve view, because 1,264 of the 1,267 Boca Royale parcels carry the same waterfront code, MAIN, for mainland or non-navigable water. A view premium has to be judged from paired Boca Royale sales and the appraiser's new UAD 3.6 view fields.
All 86 window sales carry MAIN, "Mainland (or non-navigable water)" (Sarasota County Property Appraiser). The appraisal form now separates views: since November 2, 2026, conventional appraisals use UAD 3.6 (Freddie Mac, UAD FAQ), whose View field lists "Golf Course," "Lake," "Pond," "Woods" and other types, each with a range of "Full" or "Partial" and an impact of "Adverse, Beneficial, or Neutral"; "Golf Course," "Green Space" and "Stormwater Retention" also appear as site influences (Fannie Mae and Freddie Mac, URAR Reference Guide v1.4).
Outside studies do not settle it; one 2023 Appraisal Journal study says "the explicit pricing premium for any given view amenity is site specific" (The Appraisal Journal, 2023). Neal publishes no Boca Royale homesite or golf-view premium; the only view tag on its November 14 listings is a "Conservation Backyard View" (Neal Communities).
The course behind the view is new: Neal re-grassed it with Seaside Paspalum Platinum in a Gordy Lewis rebuild that opened to members on December 23, 2024 (Neal Communities, December 2024). The Declaration gives golfers an errant-ball license on adjoining lots (Boca Royale Golf POA, Governing Documents). We pair view and non-view resales of the same plan and unit before we put a figure on your view.
In Boca Royale, lot size works mostly as a marker of which unit and home type you own. The middle half of lots on the 86 window sales ran from 6,152 to 10,944 square feet, while the median lot in estate Units 7, 8 and 9 runs 13,936 to 16,901 square feet.
Builder closings sat on smaller lots, a middle half of 5,580 to 10,944 square feet, than resales, at 6,335 to 11,392; Unit 16 has the smallest median lot, 5,480 square feet (Sarasota County Property Appraiser). A bigger lot usually comes with a bigger plan, a pool and often a view, so its effect is hard to read alone, and Neal's base prices exclude the "homesite premium" (Neal Communities, Kiawah 2). On a lake lot, the association, not the owner, maintains the stormwater pond, and the Declaration bars docks and boats on Boca Royale ponds (SWFWMD; Boca Royale Golf POA, Governing Documents).
Year built splits Boca Royale into two building eras with different roof and insurance questions. Of the 68 window resales, 8 were homes built from 2001 to 2010 in the older custom units and 60 were Neal-era homes built from 2013 to 2025, and 847 of the 949 homes on the roll date from 2012 or later.
Source: our cut of the Sarasota County Property Appraiser file; 102 homes were built in 2011 or earlier.
For Neal-era homes the roof is rarely the issue: Neal builds with concrete tile, and the Design Criteria Manual for Units 11 to 17 allows only tile (Neal Communities, Included Features; Boca Royale Golf POA, Governing Documents). Florida bars an insurer from refusing a policy "solely because of the age of the roof" when the roof is less than 15 years old (Fla. Stat. 627.7011).
For the 102 older homes, roof age is a direct price item. Once a roof reaches 15 years, an insurer may require an inspection, but may not refuse coverage solely for age if the roof has "5 years or more of useful life remaining" (same statute). A re-roof permit with a final inspection is the evidence buyers pay for.
Opening protection is one of the few Boca Royale features Neal's own price sheet separates. Neal's included features list "Steel storm panels per plan" and Low-E vinyl windows, while all nine homes it advertised on November 14, 2026 carry an impact-resistant glass tag, so a Neal base price assumes panels, not impact glass.
Sources: Neal Communities, Included Features and the nine listings on the Neal Boca Royale page.
Boca Royale's county design wind speed is 160 miles per hour for homes (Sarasota County GIS, wind load layer), inside the code's wind-borne debris region (FRSA, quoting the code). The association approved accordion and roll-down permanent shutters effective May 30, 2024 (Boca Royale Golf POA, Governing Documents).
The appraisal form records "Impact Resistant Glass" and "Storm Shutters" (Freddie Mac, UAD Inspection and Reporting Tips), but an appraiser adjusts for market reaction, not cost. For larger homes it also decides insurance: a home in the debris region insured at $750,000 or more cannot be on Citizens without code-level opening protection (Fla. Stat. 627.351).
Condition moves a Boca Royale price inside every unit, and the new appraisal form now rates it twice, inside and out. Under the Fannie Mae scale, C1 is a home "very recently constructed" and never occupied, and C2 has "no deferred maintenance", the standard a resale meets against Neal's new homes.
Sources: Fannie Mae Selling Guide B4-1.3-06; Freddie Mac, UAD FAQ.
Fannie Mae adds that homes "of fifteen years of age or less often reflect an original condition" (Fannie Mae Selling Guide B4-1.3-06), which fits most Neal-era Boca Royale homes. For the 2001 to 2010 custom homes, kitchens, baths, roof and windows decide which buyers the home reaches.
Updates count only with a clean paper trail. The Declaration requires Architectural Committee approval before any "Construction Work" (Boca Royale Golf POA, Governing Documents). Since July 1, 2026, an association may not demand a building permit before it reviews plans (Florida Senate, HB 803 (2026)), so collect both the approval letter and the county permit final for each change.
Where Neal and resale owners both closed sales in the same Boca Royale unit, resales recorded per-foot figures close to Neal's. In Unit 16, 11 resales recorded $230 per heated square foot against $222 for 11 Neal closings; in Unit 14 Phase 2, 5 resales recorded $295 against $329, about 90 percent of Neal's figure.
| Boca Royale unit | Builder-direct (Neal): count, median, per sq ft, median heated sq ft | Resales: count, median, per sq ft, median heated sq ft | Resale per sq ft as a share of Neal's |
|---|---|---|---|
| Unit 16 | 11 at $390,000, $222, 1,639 | 11 at $414,000, $230, 1,845 | 103.7 percent |
| Unit 14 Phase 2 | 5 at $890,000, $329, 2,703 (a small group) | 5 at $779,500, $295, 2,563 (a small group) | 89.6 percent |
| Unit 17 | 2 at $1,247,000, $433, 2,882 (a small group) | 1 at $1,295,000, $427, 3,035 (a single sale) | 98.6 percent (one resale) |
Source: Sarasota County Property Appraiser, our cut of the October 21, 2026 file; the seller of record decides builder or resale.
Unit 16 is the clearest reading, with 22 sales split evenly. The five Unit 14 Phase 2 resales were all pool homes (Sarasota County Property Appraiser):
| Sale month | Beds | Heated sq ft | Pool | Year built | Price | Per sq ft |
|---|---|---|---|---|---|---|
| October 2025 | 3 | 2,236 | Yes | 2023 | $610,000 | $273 |
| January 2026 | 3 | 2,563 | Yes | 2024 | $823,000 | $321 |
| June 2026 | 3 | 2,642 | Yes | 2024 | $779,500 | $295 |
| August 2026 | 3 | 2,066 | Yes | 2025 | $600,000 | $290 |
| September 2026 | 3 | 2,700 | Yes | 2024 | $990,000 | $367 |
Neal's closings there carry options, lot premiums and sometimes pools bought at contract, which no resale buyer repays in full. Unit 17's single resale carries no conclusion, and no other unit had a Neal closing in the window (Sarasota County Property Appraiser).
Your unit, plan, pool, lot, roof and opening protection each move a Boca Royale price, and the county record shows several of them separately. In the window, resales recorded a $600,000 median and $268 per heated square foot, but your number comes from your own unit and plan, read against Neal's current price for a similar home.
Request a Boca Royale home valuation built from your unit and plan. Call Jesse direct at (239) 898-6072. For the selling steps, read our Boca Royale seller guide.
Neal's current price list is the first thing a Boca Royale buyer sets beside your home. On November 14, 2026, Neal advertised 16 Boca Royale plans with starting prices from $352,990 to $690,990 and nine homes under construction from $449,990 to $999,990, with price cuts on three of them and no rate offer.
Data updated: November 2026 (Neal Communities Boca Royale community, plan and quick move-in pages read November 14, 2026; Internet Archive captures of Neal's Boca Royale pages dated January 18, 2022 to November 4, 2026; Wellen Park builder flyers for November 2026).
Every Neal figure below is an advertised starting price or asking price on the date shown, not a value and not a closed sale. Builder prices change every few weeks and the fine print governs. They matter because Neal now markets all of its homes as "Boca Royale Golf and Country Club at Wellen Park," so a buyer finds them in the same search as your listing, under the same name (Neal Communities).
On November 14, 2026, Neal advertised four Boca Royale collections: Coral villas and Cruise single-family homes in the mid $300s, Cove from the low $500s and Coastal from the mid $500s. These are base prices for to-be-built homes before the homesite premium, design options and any pool, so they set a floor, not a value.
Neal Communities' advertised Boca Royale starting prices, November 14, 2026, with the starting price per square foot of Neal's published plan area.
| Collection | Plan | Type | Beds / baths | Neal's sq ft | Starting price | Per Neal sq ft |
|---|---|---|---|---|---|---|
| Coral | Tidewinds 2 | Twin villa | 2 / 2 | 1,638 | $352,990 | $215.50 |
| Coral | Sandcastle 2 | Villa | 3 / 2 | 1,848 | $371,990 | $201.29 |
| Cruise | Liberty 4 | Single-family | 3 / 2 | 1,533 | $353,990 | $230.91 |
| Cruise | Patriot | Single-family | 3 / 2 | 1,682 | $367,990 | $218.78 |
| Cruise | Imagination 2 | Single-family | 3 / 2 | 1,778 | $375,990 | $211.47 |
| Cruise | Dream 2 | Single-family | 3 / 2 | 1,860 | $383,990 | $206.45 |
| Cove | Endless Summer 4 | Single-family | 3 / 2 | 2,207 | $501,990 | $227.45 |
| Cove | Bright Meadow 2 | Single-family | 3 / 2 | 2,309 | $506,990 | $219.57 |
| Cove | Sea Star | Single-family | 3 / 2 | 2,379 | $511,990 | $215.21 |
| Cove | Sea Mist | Single-family | 3 / 2 | 2,427 | $520,990 | $214.66 |
| Cove | Ocean Front | Two-story | 4 / 3.5 | 3,156 | $598,990 | $189.79 |
| Coastal | Sanibel 2 | Single-family | 3 / 3 | 2,559 | $550,990 | $215.31 |
| Coastal | Captiva | Single-family | 3 / 3 | 2,698 | $590,990 | $219.05 |
| Coastal | Savannah 2 | Single-family | 4 / 3 | 2,868 | $611,990 | $213.39 |
| Coastal | Kiawah 2 | Single-family | 4 / 3 | 2,908 | $621,990 | $213.89 |
| Coastal | Santa Catalina | Two-story | 5 / 4 | 3,677 | $690,990 | $187.92 |
Source: Neal Communities, Boca Royale at Wellen Park and each plan page; per-foot figures are our arithmetic on Neal's published square feet.
Neal's square feet are its own plan figures, which its 2022 brochure labels "Living," so they are close to, but not the same as, the county's heated area on a resale (Neal brochure, Internet Archive). Read the $187.92 to $230.91 base range as a builder's starting line, not a figure to set beside a county per-foot median.
Neal listed nine Boca Royale homes under construction on November 14, 2026, all in the Boca Royale East section, at $449,990 to $999,990. Three completing soonest carried cuts of $7,000 to $32,000; the six due from April to June 2027 showed no former price. Measured on Neal's square feet, they ran $260.69 to $352.69.
| Plan | Homesite | Neal's sq ft | Was | Now | Expected completion | Per Neal sq ft | Listing tags |
|---|---|---|---|---|---|---|---|
| Tidewinds 2 villa | 01 | 1,638 | $470,990 | $449,990 | Q4 2026 | $274.72 | Impact glass; extended lanai; "Pool: Yes" tag |
| Imagination | 124 | 1,776 | $494,990 | $462,990 | December 2026 | $260.69 | Impact glass; no pool listed |
| Sandcastle 2 villa | 019 | 1,848 | $512,990 | $505,990 | Q4 2026 | $273.80 | Impact glass; "Pool: Yes" tag |
| Dream 2 | 056 | 1,860 | none shown | $508,990 | April 2027 | $273.65 | Impact glass; conservation view; "Pool: Yes" tag |
| Dream 2 | 097 | 1,860 | none shown | $510,990 | June 2027 | $274.73 | Impact glass; "Pool: Yes" tag |
| Triumph | 409 | 2,332 | none shown | $735,990 | June 2027 | $315.60 | Impact glass; pool and spa |
| Sea Mist | 380 | 2,427 | none shown | $855,990 | Q2 2027 | $352.69 | Impact glass; pool and spa |
| Savannah 2 | 195 | 2,868 | none shown | $978,990 | May 2027 | $341.35 | Impact glass; pool and spa |
| Kiawah 2 | 196 | 2,908 | none shown | $999,990 | May 2027 | $343.88 | Impact glass; pool and spa |
Source: Neal Communities, Boca Royale at Wellen Park and the nine listing pages; per-foot figures are our arithmetic. Neal's plan pages also carry "Pool: Yes" to show a pool is offered, so only the pool-and-spa tags confirm a pool in the price.
The villa cut is still moving. Wellen Park's November flyer, "Pricing and availability verified October 28, 2026," showed the same Tidewinds 2 villa at "Was $470,990 Now $455,990"; by November 14 Neal listed it at $449,990, another $6,000 in 17 days (Wellen Park flyer; Neal Communities). The same flyer showed a Savannah 2 at Neal's Grand Palm, move-in ready with pool and spa, cut from $1,038,990 to $889,990, below the $978,990 Boca Royale Savannah 2 due in May 2027.
For a Boca Royale villa owner, the live comparison is a new 1,638 square foot villa at $449,990 that will not be finished until winter (Neal Communities). Your finished home with a built lanai, landscaping and no construction wait is worth that difference to some buyers, and the current Neal listing is the number we check the week you list.
Neal also markets these homes by payment. Its region-wide promotion page shows the Imagination on homesite 124 at "Est. $2,197/mo," an illustration at "a 5.9% Rate (APR), a 30-year Loan Term, and a 20% Down Payment" that excludes taxes, insurance and association fees (Neal Communities, quick move-in promotion). The same page reads "Homes are Priced to Sell!" and "we've made price improvements," with no rate buydown, closing-cost credit or end date.
Neal's headline Boca Royale starting price peaked at $464,990 in September 2022, and its cheapest plan reached a $350,990 low in December 2025, about a quarter lower, before edging up to $352,990 from July to November 2026. Plan by plan, base prices fell about 10 to 28 percent from their first or highest capture.
Neal's advertised Boca Royale starting prices by Internet Archive capture date.
| Plan | March 2023 | September 2023 | October 2024 | December 2025 | July 2026 | November 14, 2026 |
|---|---|---|---|---|---|---|
| Tidewinds 2 | $449,990 | $435,990 | $410,990 | $350,990 | $352,990 | $352,990 |
| Sandcastle 2 | $489,990 | $479,990 | $430,990 | $369,990 | $371,990 | $371,990 |
| Endless Summer 4 | $599,990 | $549,990 | $509,990 | $489,990 | $497,990 | $501,990 |
| Bright Meadow 2 | $629,990 | $583,990 | $543,990 | $494,990 | $502,990 | $506,990 |
| Sea Mist | $649,990 | $598,990 | $558,990 | $508,990 | $516,990 | $520,990 |
| Captiva | $759,990 | $667,990 | $663,990 | $567,990 | $580,990 | $590,990 |
| Savannah 2 | $779,990 | $678,990 | $678,990 | $598,990 | $611,990 | $611,990 |
Sources: Internet Archive captures of Neal's Boca Royale page dated March 29, 2023, September 25, 2023, October 7, 2024, December 9, 2025, July 16, 2026, and the live page.
One caution: through mid-2025 the archived page priced homesites in the original Boca Royale section, and from December 2025 the prices are for the Boca Royale East section. The plan names match; the homesites do not. Still, the direction is plain. Sea Mist was $702,990 in September 2022 and is $520,990 today; Savannah 2 was $851,990 (Internet Archive, September 25, 2022).
Neal's homes under construction were cut harder. A Tidewinds villa on original-section homesite 547 was advertised at $533,990 in May 2023 and $369,990 in August 2025, 30.7 percent lower, and two Captiva homes fell from $1,010,990 and $1,044,990 in early 2025 to $888,990 and $919,990 by June 2025 (Internet Archive, May 6, 2023; Internet Archive, March 17, 2025; Internet Archive, August 8, 2025; Internet Archive, June 12, 2025). Since the December 2025 low, base prices have risen 0.5 to 4.0 percent, by our arithmetic.
Neal removed its eight-plan Celebration Series from the Boca Royale page between July 16 and November 4, 2026. In July those plans ran from $415,990 for the 1,812 square foot Fresh Spring to $533,990 for the 3,019 square foot Summit; today no Neal base plan sits between 1,860 and 2,207 square feet.
Sources: Internet Archive, July 16, 2026; Internet Archive, November 4, 2026.
The gap is $118,000 wide. The largest Cruise plan, Dream 2 at 1,860 square feet, starts at $383,990, and the smallest Cove plan, Endless Summer 4 at 2,207 square feet, starts at $501,990 (Neal Communities). In July, Fresh Spring at 1,812 square feet was $415,990 and Meadow Brook at 2,014 square feet was $432,990 (Internet Archive, July 16, 2026).
That matters most to owners of homes from about 1,900 to 2,200 heated square feet, the size of many Unit 12 Phase 2 resales. Those homes now face no new Neal plan of the same size to compete with on the website. One Celebration home remains: a Triumph on homesite 409, 2,332 square feet with pool and spa, at $735,990, against Triumph's last published base of $465,990 in July 2026 (Neal Communities, Triumph 409; Internet Archive, July 16, 2026). Whether Neal stopped selling the series or only removed it from the page is not stated.
Unit 17 is Boca Royale's St. Lucia enclave, 26 homesites built by Neal Signature Homes, and its owners face a different builder history from the rest of Boca Royale. Neal Signature advertised St. Lucia homes from $814,990 to $924,990 in 2024, while one of its finished homes was cut by $102,000 in early 2025.
Sources: Neal Signature Homes, groundbreaking release (Internet Archive); Wellen Park available homes (Internet Archive, February 29, 2024).
The four St. Lucia plans run 2,726 to 3,209 square feet. Their advertised starting prices were $915,990 to $1,010,990 in February 2023 (Internet Archive, February 2, 2023) and $814,990 to $924,990 from February to November 2024. Finished St. Lucia homes were advertised higher: $1,463,990 to $1,527,990 in November 2024, then $1,361,990 to $1,451,990 in 2025, with two move-in ready homes at $1,349,990 and $1,575,990 in October 2025 (Internet Archive, November 3, 2024; Internet Archive, October 14, 2025). A 2,726 square foot Newport went from $1,463,990 in November 2024 to $1,361,990 by March 2025, a $102,000 cut by our arithmetic (Wellen Park available homes (Internet Archive, March 20, 2025)).
No St. Lucia listing appeared on Wellen Park's March 2026 capture, and Neal Signature's home page no longer mentions Boca Royale (Neal Signature Homes). In the window, Neal's two Unit 17 closings recorded a $1,247,000 median and the single resale $1,295,000 (Sarasota County Property Appraiser). A Unit 17 seller is priced against those few recorded sales, not a current builder list.
Yes. Boca Royale owners who bought from 2022 to 2024 bought when Neal's base prices were at or near their highest, and their resales show it. Of 20 window resales bought in those years, 15 sold below the price the owner paid, at a median $607,500 against $712,500 paid.
Source: our cut of the Sarasota County Property Appraiser file, window resales with a prior qualified sale in 2013 or later.
| Year bought | Resales (n) | Bought from Neal | Median paid | Median resold | Sold above / below price paid |
|---|---|---|---|---|---|
| 2013 to 2018 | n=9 (a small group) | 7 | $286,500 | $360,000 | 9 above, 0 below |
| 2019 to 2021 | n=24 | 14 | $450,700 | $550,000 | 21 above, 3 below |
| 2022 to 2024 | n=20 | 10 | $712,500 | $607,500 | 5 above, 15 below |
| 2025 to 2026 | n=3 (a small group) | 2 | $610,000 | $600,000 | 1 above, 1 below |
The 2022 to 2024 group sold a median 13.5 percent below the price paid (Sarasota County Property Appraiser). Neal's own sheet explains much of it: Sea Mist's base fell from $649,990 in March 2023 to $520,990 today (Internet Archive, March 29, 2023). A price paid to Neal also includes options and a lot premium that no resale buyer repays in full. None of this is a forecast. For your home, the contract date tells us which Neal price sheet you bought from.
Boca Royale East adds 825 new homes next to the original Boca Royale, 170 paired villas and 655 single-family homes, which Neal plans to finish by the end of 2029. Every one of them is sold under the Boca Royale name, so a resale owner competes with a builder selling inside the same club for years.
Sources: Neal Communities, June 9, 2025; Business Observer, October 27, 2026.
The pace is real. In April 2026 Neal reported "17 sales on an internal plan of seven" at Boca Royale and 26 Boca Royale sales over two months (Neal Communities, April 2026). In October 2026 Neal marked the final home sale in the original 1,151-home community (Business Observer, October 27, 2026), so from here on every new Boca Royale home Neal sells is in the east section. The wider master plan adds traffic and supply at once: Wellen Park reported "727 new home sales during the first half of 2026" and "992 new home sales in 2025," with "22,500 homes at full buildout" (Wellen Park, August 2026).
The mix sets the pressure by home type. The 170 villas compete with the villa tier in Units 11 Phase 1, 13 and 16; the 655 single-family homes compete with every Neal-era resale. The east section also has its own resort-style pool and clubroom (Neal Communities, June 9, 2025), and it sits inside the West Villages Improvement District, which the original units do not; the tax section below covers that difference. Neal's owner was direct about the market in November 2025: "So we've gone down further in concessions" (Business Observer, November 28, 2025).
Builders within a short drive of Boca Royale are running November 2026 offers worth up to $69,500 in credits or mortgage rates near 5 percent, while Neal's Boca Royale offer is price cuts only. Of 14 Wellen Park neighborhoods, only Boca Royale and Lennar's Wellen Park Golf and Country Club list a golf course.
Builder offers seen in Wellen Park flyers and builder pages, November 2026.
| Builder and community | Offer | Window |
|---|---|---|
| Neal, Boca Royale | Price cuts of $7,000 to $32,000 on 3 of 9 homes; no rate or closing-cost offer | Ongoing |
| Lennar, Wellen Park Golf and Country Club | Up to $15,000 in closing costs; 4.750% 7/6 ARM (6.128% APR) against a 6.490% market ARM | Contracts November 9 to 30, 2026 |
| Taylor Morrison, Esplanade | 5.49% fixed rate (5.60% APR) with a 9-month lock | Contracts November 1 to 30, 2026 |
| Pulte, Lakespur | $69,500 credit or a pool | November 2 to 30, 2026 |
| Toll Brothers, Oakbend | Up to $40,000 design credit plus a golf cart valued at $9,168.03 | November 7 to 22, 2026 |
| M/I Homes, Palmera | 4.875% 7/6 ARM (5.882% APR); 5.25% FHA (6.15% APR) | Close by November 30 or December 31, 2026 |
Sources: Neal Communities; Lennar; Taylor Morrison flyer; Pulte flyer; Toll Brothers flyer; M/I Homes flyer; Wellen Park neighborhoods.
The golf competitor is narrow but real. Lennar's community offers about 1,300 homes from the mid $200s with "bundled golf" (Wellen Park), and its plan pages list approximate HOA fees of $673.33 to $915.67 plus approximate special assessment fees of $2,851.34 to $3,061.82 on the two plans read (Lennar, Isabella; Lennar, Arrowhead). A Boca Royale owner with a golf or course-view home sells something few new homes nearby offer; an owner of an interior home competes with every builder on this table.
Timing matters as much as the offer. Most of these windows close between November 22 and 30, 2026, and builders relaunch new ones; Neal ran a summer 2025 rate program, limited to select spec homes in communities that did not include Boca Royale (Neal Communities, summer 2025 promotion). Neal itself is under pressure: the Business Observer reported its 2025 revenue at $586.33 million, down 26.72 percent from 2024 (Business Observer, October 27, 2026).
A Boca Royale resale wins on things a builder cannot sell today: a finished home, a pool and lanai already built, mature landscaping and no construction wait. It loses on builder warranties and on the builder's price cuts. Price your home against Neal's net price for a similar plan, not its starting price.
The national backdrop favors the buyer. Lennar reported an average sales price of $372,000 "reflecting approximately 12.0% in incentives" for its quarter ended August 31, 2026 (Lennar, Q3 2026 results), and in October 2026 "43% of builders cut prices," with an average cut of 6 percent (HousingWire, NAHB index). The usual new-home premium has vanished: John Burns put it at minus 2 percent in April 2026, against a long-run average of 16 percent, with incentives "roughly 7 to 8% of new home sale prices" (Fortune, July 15, 2026). Florida Realtors reported in August 2026 that "some of Florida's largest price declines are occurring in areas with the most new construction" (Florida Realtors, August 2026).
The county resale market is firmer than the builder headlines suggest. In the third quarter of 2026, Sarasota County single-family homes sold at a $485,000 median, up 3.7 percent, with a median 52 days to contract against 68 a year earlier and 3.7 months of supply against 4.8 (Florida Realtors and RASM, Q3 2026 Sarasota County summary). For Boca Royale resales specifically, days on market, sale-to-list ratio and months of supply: Information not available at time of publishing (checked November 14, 2026).
Weighing a Neal home against other new construction in town? Our guide to new construction in Englewood compares the builders and their terms. Buying in the Englewood area while you sell? Read our guide to buying a home in Englewood. Call Marc at (239) 287-5873.
Flood and wind paperwork changes what a Boca Royale buyer pays to own the home, and so what the buyer will pay for it. FEMA's March 27, 2024 map moved 313 built Boca Royale address points into minimal flood hazard and put 53 into Zone AE, and FEMA letters have since removed 26 Unit 17 lots.
Data updated: November 2026 (FEMA National Flood Hazard Layer and Letters of Map Change read November 14, 2026; Sarasota County GIS current and 2016 FEMA flood layers, wind load and evacuation layers; Citizens Property Insurance 2026 approved rates by county; Florida Statutes 2026 text as cited; NHC and National Weather Service storm reports).
Most built Boca Royale lots sit outside FEMA's high-risk zone. On the map effective March 27, 2024, 618 of the 984 address points in built Boca Royale plats stayed in shaded Zone X, 313 moved to unshaded Zone X, minimal hazard, and 53 were drawn into Zone AE, the first AE lines inside built Boca Royale.
Method: we placed each county address point in the 17 Boca Royale plats into the superseded map, effective November 4, 2016, and the current map. On the 2016 map all 984 points in Units 6 to 18 were shaded Zone X and none AE (Sarasota County GIS, 2016 FEMA layer; Sarasota County GIS, current FEMA layer).
| Boca Royale plat | 2024 map: Zone AE | Shaded Zone X | Unshaded Zone X |
|---|---|---|---|
| Units 6, 7, 8, 9 and 10 | 0 | 0 | 127 (all points) |
| Unit 11 Phase 1 | 3 | 80 | 0 |
| Unit 11 Phases 2 and 3 | 0 | 96 | 10 |
| Unit 12 Phase 1 | 0 | 33 | 0 |
| Unit 12 Phase 2 | 0 | 84 | 26 |
| Unit 13 | 0 | 110 | 8 |
| Unit 14 Phase 1 | 1 | 94 | 16 |
| Unit 14 Phase 2 | 4 | 77 | 3 |
| Unit 15 | 6 | 24 | 10 |
| Unit 16 | 0 | 18 | 110 |
| Unit 17 | 26 | 0 | 1 |
| Unit 18 | 13 | 2 | 2 |
Source: Sarasota County GIS, address points placed by our script; an address point is not a lot determination. Boca Royale East Unit 20 had 82 AE points on the current map.
For the older custom homes, the 2024 map was good news: every point in Units 6 to 10 moved from shaded Zone X to minimal hazard. The map's mapped base flood elevations at Boca Royale AE points run from 12.3 to 12.8 feet (NAVD88) in the built units (Sarasota County GIS). A sale from before March 27, 2024 in Units 17 or 18 was priced under a different flood map, so we read those comparables with care. In unbuilt Boca Royale East Unit 20, the new map moved 60 points from AE to shaded Zone X, moved 37 the other way and left 45 in AE (Sarasota County GIS), so an east-section home's zone has to be read lot by lot.
Two FEMA Letters of Map Revision based on fill removed 26 lots in Boca Royale Unit 17, the enclave on Nicklaus Court, from the special flood hazard area: 21 on August 21, 2024 and 5 on November 24, 2025. They are now shaded Zone X, so the federal flood insurance mandate no longer applies.
Sources: FEMA, LOMR-F 24-04-4930A; FEMA, LOMR-F 25-04-6873A.
The first letter records a lowest lot elevation of 13.0 feet and the second 15.0 feet, both NAVD88, and both name "LOCAL FLOODING" as the source. FEMA's wording matters to a buyer's lender: "the Federal mandatory flood insurance requirement does not apply. However, the lender has the option to continue the flood insurance requirement to protect its financial risk on the loan" (FEMA, LOMR-F 24-04-4930A). That covers 26 of the 27 Unit 17 address points the current map shows, by our count.
There is a paper conflict to clear early. Elevation certificates filed when Unit 17 homes were permitted can still show Zone AE, because they recorded the map in force at the time. A Unit 17 seller should hand a buyer both the FEMA letter and the elevation certificate, so the lender's flood determination reads the revised map. Unit 17's lone window resale recorded $1,295,000 (Sarasota County Property Appraiser), and at that level a lender's flood requirement is a real line in the buyer's budget.
In Boca Royale Units 15 and 16, FEMA issued letters lot by lot rather than for a whole plat. Six Unit 15 lots on North Cayman Isles Boulevard and four Unit 16 lots on Pavin Drive received Letters of Map Amendment from 2024 to 2026, most removing the house while leaving part of the lot in the flood zone.
Source: FEMA National Flood Hazard Layer, LOMA layer.
The letters read today show the pattern. A Unit 15 letter names "FORKED CREEK" as the flooding source, records a lowest adjacent grade of 11.2 feet and says "PORTIONS REMAIN IN THE SFHA" (FEMA, LOMA 24-04-6800A). An April 9, 2026 Unit 16 letter names "LOCAL FLOODING," records 15.1 feet, and places the structure in unshaded Zone X (FEMA, LOMA 26-04-2802A).
A partial removal usually leaves the rear lake or creek edge mapped while the house is out. For value, the house determination is what drives the lender. Florida's flood disclosure, due at or before contract, also asks whether the seller knows of "any flooding that has damaged the property," not only insured claims (Fla. Stat. 689.302).
Flood insurance on a Boca Royale home is priced on the home, not the zone. Under FEMA's Risk Rating 2.0, the zone label does not set the premium, the county's Community Rating System class discounts every policy, and a policy can pass to the buyer. The program itself is authorized only through December 11, 2026.
FEMA says Risk Rating 2.0 "does not use flood zones to determine flood risk," that community discounts apply "regardless of whether the structure is inside or outside of the Special Flood Hazard Area," and that most rates may "not increase more than 18% per year" (FEMA, Risk Rating 2.0). Unincorporated Sarasota County is a Class 5 community, a 25 percent discount (FEMA, CRS eligible communities, October 2026). So a Zone X Boca Royale home beside a lake can still price higher than an interior lot; the declarations page is the evidence, not the zone.
Two dates matter for a 2026 or 2027 sale. "The NFIP is currently authorized until December 11, 2026," the program lapsed from October 1 to November 12, 2025 and from February 1 to 3, 2026, and during past lapses "borrowers were not able to obtain flood insurance to close, renew, or increase loans" (Congressional Research Service, September 2026). And Citizens requires flood coverage for all its personal residential policies from January 1, 2027, after applying it to homes with replacement cost of $400,000 or more from January 1, 2026 (Fla. Stat. 627.351). An assignable flood policy at a known premium is worth handing to a buyer.
Citizens' approved 2026 rates for Sarasota County fell, which lowers a Boca Royale buyer's quoted cost if the home is eligible. Homeowners multiperil policies averaged $3,134, falling 7.4 percent to $2,901, and wind-only homeowners policies $2,246, falling 5.1 percent to $2,132. Many larger Boca Royale homes are not eligible at all.
| Citizens line, Sarasota County | Policies | Current average | Approved change | New average |
|---|---|---|---|---|
| Homeowners multiperil (HO3) | 9,090 | $3,134 | down 7.4 percent | $2,901 |
| Homeowners wind-only (HW2) | 4,987 | $2,246 | down 5.1 percent | $2,132 |
| All personal lines | 24,104 | $2,614 | down 5.5 percent | $2,470 |
Source: Citizens Property Insurance, 2026 Approved Rate Changes by County. These are county averages across all homes, not Boca Royale quotes.
The eligibility line is the bigger value point. A structure with "a dwelling replacement cost of $700,000 or more" is not eligible for Citizens (Fla. Stat. 627.351). Boca Royale's estate homes in Units 6 to 10 and 17, and many larger Neal homes, sit on the private market, where carriers compete on roof, opening protection and claims history. For those homes, a current private-market quote obtained before listing tells a buyer the carrying cost up front. Citizens is also shrinking: its policy count stood at 336,000 in March 2026, "down 76% from a peak of 1.41 million policies in October 2023" (Citizens, Revised 2026 Rate Kit), so more Boca Royale buyers are quoted by private carriers.
For most Boca Royale homes, no. Florida law protects roofs under 15 years old from refusal on age alone, and 847 of Boca Royale's 949 homes date from 2012 or later. The 102 older homes, and especially the 59 built in 2005 or earlier, face a roof inspection and Citizens' four-point rule.
Sources: Fla. Stat. 627.7011; year-built counts from our cut of the Sarasota County Property Appraiser file.
Citizens requires four-point inspections "for all property owner, dwelling and mobile home applications for properties more than 20 years old," and treats tile, concrete and metal as "hard" roofs, which need documentation of at least five years of remaining life only after 50 years, against 25 years for shingle (Citizens, Inspections). Since Neal-era Boca Royale roofs are concrete tile, roof age rarely blocks Citizens eligibility for them.
Roof age is counted from "the last date on which 100 percent of the roof's surface area was built or replaced" (Fla. Stat. 627.7011). A Units 6 to 10 owner with a re-roof should have the permit final ready, and a partial replacement does not reset the clock. Florida's 25 percent rule also lets a roof built to the 2007 code or later be repaired in part without bringing the whole roof to the current code (Fla. Stat. 553.844).
A current wind mitigation report lowers the wind premium a Boca Royale buyer is quoted, so it supports the price. Florida's consumer guide says homes built to the 2001 code or later are "automatically eligible for a minimum 68% discount" on the windstorm portion, and every Boca Royale home is in the highest wind region on the new form.
Inspections on or after April 1, 2026 must use form OIR-B1-1802 Rev. 04/26, valid for up to five years. Its new Region question puts design wind speeds of 140 miles per hour or more in Region 1, and Boca Royale's homes are designed to 160 (OIR-B1-1802 Rev. 04/26; Sarasota County GIS). Citizens says the new questions "will not result in any difference to the credits available and applied at this time" and still accepts a Rev. 01/12 form completed within five years before April 1, 2026 if the structure is unchanged (Citizens, March 19, 2026).
What separates Boca Royale homes on the form is roof-to-wall connection, hip or gable roof shape, secondary water resistance and whether every opening is protected. That last answer is where impact glass, approved shutters and Neal's steel panels part ways. For a 2001 to 2008 custom home, the form now splits the building-code question: a home built in 2002 or 2003 needs a permit application dated after March 1, 2002, and one built in 2007 or 2008 an application dated after December 8, 2006 (OIR-B1-1802 Rev. 04/26). Pull the original permit date before the inspector arrives. A FORTIFIED Roof, Silver or Gold certificate can also validate several answers on the same form.
Few Boca Royale homes qualify. The state's hardening grant requires that the home's original building permit application was filed before January 1, 2008 and that the home is insured at $700,000 or less, so Neal-era homes built from 2013 do not qualify, and only some older homes in Units 6 to 10 can.
Source: Florida Realtors, state hardening grant program updates, July 8, 2025.
By our count, 95 of the 949 Boca Royale homes on the roll carry a year built of 2007 or earlier (Sarasota County Property Appraiser). The permit application date decides, not the year built, so a home finished in 2008 may still qualify. The program also requires a homestead and a program inspection first, and pays $2 for every $1 from the owner up to $10,000 (same Florida Realtors source). Many custom homes in Units 6 to 10 will fail the $700,000 insured-value test.
The program's own site in November 2026 shows "$10,000 Grants Available" and a prioritization questionnaire, with no dates posted (program site). For an eligible owner, the free program inspection can also serve as wind mitigation evidence for a buyer, which has value even without the grant.
Yes, but Florida law limits how far Boca Royale's association can say no. The board must adopt hurricane protection specifications and "may not deny" a conforming application, and the statute's list includes "exterior fixed generators, fuel storage tanks," impact windows, roll-down shutters and roof systems meeting ASCE 7-22.
Source: Fla. Stat. 720.3035.
The Boca Royale rules set the look. Whole-house generators and bottled gas tanks must be underground or screened "as approved by the Architectural Committee," and the Design Criteria Manual says propane containers not attached to a grill "cannot be installed 'above ground', and must not be over 20 lbs." (Boca Royale Golf POA, Governing Documents). The saleable setup is a standby generator with a buried tank, an approval letter and a county permit final.
Two 2026 changes help owners. The association may not require a building permit before its architectural review, and certain temporary residential flood barriers no longer need a building permit (Florida Senate, HB 803 (2026)), and the 9th Edition Florida Building Code takes effect December 31, 2026 (Florida Building Commission, October 2026 workplan). A buyer will pay for upgrades with paper, and will discount the ones without it.
A Boca Royale buyer's insurance quote, and so the price, rests on five documents a seller can gather before listing: the FEMA letter or flood determination for the lot, an elevation certificate where one exists, a current wind mitigation report, roof permit records, and the declarations pages for the current wind and flood policies.
Each one answers a question the earlier sections raise. The FEMA letter settles whether a lender must require flood cover (FEMA, LOMR-F 24-04-4930A). The wind mitigation form is valid for up to five years and drives the windstorm credit (Florida DFS consumer guide). The roof permit sets roof age under Florida law (Fla. Stat. 627.7011). The county parcel page itself shows FEMA flood data beside values and sales, so a buyer will look there first (Sarasota County Property Appraiser, property search).
Add the Boca Royale-specific papers: the Architectural Committee approval for any shutters, impact windows, generator or pool cage, and the county permit final for each. A Florida seller must also give the statutory flood disclosure at or before contract (Fla. Stat. 689.302). A complete file shortens the buyer's insurance shopping and removes a common reason for a price renegotiation after inspection.
The public storm record for Boca Royale is about rain and wind, not surge. The National Hurricane Center found that Englewood's surge sensors "remained dry" in Hurricane Ian, and Boca Royale sits in county evacuation Level C, ordered out in Milton. We found no public report naming damage in Boca Royale.
Sources: NHC, Hurricane Ian report; Sarasota County GIS, evacuation layer.
Ian, which the NHC calls "the costliest hurricane to ever affect" Florida at $109.5 billion there, was a rain event for Englewood: Charlotte and Sarasota counties "experienced significant flooding when the Peace, Myakka, and Alafia Rivers, and Horse Creek all crested to record levels" (NHC, Hurricane Ian report). Milton in 2024 brought Sarasota County gusts "generally between 80 to 100 mph" and evacuations "Mandatory for zones A, B, and C" (National Weather Service Tampa Bay, Milton county impacts). Helene, less than two weeks earlier, was a coastal surge event, with Sarasota County evacuations for "Zone A and manufactured homes" and a peak gust of 69 miles per hour near Venice (National Weather Service Tampa Bay, Helene county impacts). Boca Royale's TRIM notices print "EVACUATION LEVEL: C" (Sarasota County Property Appraiser).
The course's water supply is part of the storm picture too. The club's irrigation permit was modified in 2021 to raise average demand from 213,200 to 277,700 gallons a day, and "The increase in the total demand is met through the increase of reclaim and stormwater sources only" (Business Observer legal notice, March 12, 2021), which lowers the course's reliance on drinking water in dry spells.
"No public report found" is not "no damage," so a seller's own record counts: roof, cage and fence repairs with permits, and any insurance claims. For how storms played out across town, see our Englewood guide, and for the selling side of Englewood homes outside the gate, see our Englewood seller guide.
A Boca Royale buyer prices your home on the full monthly cost, not the price alone: a tax bill reset at 11.3068 mills for 2026, the homestead change Amendment 3 brings in 2027, a West Villages charge only in Boca Royale East, a new Transfer Contribution, and association and club dues no primary source publishes.
Data updated: November 2026 (Sarasota County Tax Collector 2026 millage, roll certified September 29, 2026; Sarasota County Property Appraiser bulk file dated October 21, 2026 and 2026 TRIM notices; Florida DOR bulletin PTO 26-21, November 5, 2026; West Villages Improvement District FY 2026/2027 budget; Boca Royale recorded Declaration and Fifteenth Amendment).
No. The county's just value is a mass-appraisal tax figure set as of January 1, not a price. For the 68 Boca Royale resales in the window, the 2026 just value was a median 76.2 percent of the sale price, with the middle half between 72.1 and 80.1 percent.
Source: our cut of the Sarasota County Property Appraiser file; the roll in that file is the 2026 roll, value as of January 1, 2026.
The Property Appraiser says it uses "a computer assisted mass appraisal system" and that "Rarely will property have the same Market Value on January 1 as it will eight months later" (Sarasota County Property Appraiser, FAQ). Florida law sets the measure as what "a willing purchaser would pay a willing seller," and the eighth statutory factor adjusts for the costs of sale (Fla. Stat. 193.011), one reason a just value runs below a price.
The 2026 roll also fell. A Unit 10 home's just value went from $697,100 in 2023 to $529,700 in 2026, 24.0 percent lower, and a Unit 8 estate home's from $1,604,400 in 2024 to $1,339,400 (Sarasota County Property Appraiser, property search). The median 2026 just value of Boca Royale's 949 homes is $470,900 (Sarasota County Property Appraiser). Never price from the TRIM; price from current sales of your plan in your unit.
If you think your county value is too high, the window is short. Valuation petitions to the Value Adjustment Board are due 25 days after the TRIM mailing, and the Clerk's page says "The deadline to file a VAB Petition for 2026 has passed" (Sarasota County Property Appraiser, VAB petitions; Sarasota Clerk, Value Adjustment Board). The next chance is the August 2027 TRIM, carrying the January 1, 2027 value. A low county value is not a reason to under-price: across Boca Royale's 949 homes the 2026 just values run from $306,700 at the lower quartile to $595,950 at the upper (Sarasota County Property Appraiser), well under recent resale prices.
Every Boca Royale parcel sits in county tax district 0100, unincorporated Sarasota County, at a 2026 rate of 11.3068 mills. On top come fixed charges: $290.78 for the Englewood Area Fire Control District, $263.96 for solid waste and a stormwater charge that varies by lot, and none of them is reduced by a homestead.
| Levy | 2026 mills |
|---|---|
| Sarasota County General Revenue | 3.2317 |
| Hospital District | 1.0420 |
| SW Florida Water Management District | 0.1831 |
| Bonds, debt service | 0.0653 |
| Mosquito Control | 0.0490 |
| West Coast Inland Navigation | 0.0394 |
| Legacy Trail debt | 0.0373 |
| Emergency Medical Services | 0.7300 |
| School Board (state 2.6810, local 3.2480) | 5.9290 |
| Total for Boca Royale | 11.3068 |
Source: Sarasota County Tax Collector, 2026 millage; tax district code from our cut of the Sarasota County Property Appraiser file.
Boca Royale is served by the Englewood Area Fire Control District, which says it "receives no funds from county taxes" and bills $290.78 per residential unit for 2026 to 2027 (Englewood Area Fire Control District). A 2026 Unit 10 TRIM showed $764.20 of non-ad valorem charges, including $209.46 for stormwater, beside a proposed ad valorem bill of $4,561.32 (Sarasota County Property Appraiser, property search). Taxes are payable from November 1, with a 4 percent discount in November (Sarasota County Tax Collector).
It ends. Save Our Homes caps a homestead's assessed value, and in Boca Royale 638 of 949 homes carry a homestead. When the home sells, the Property Appraiser removes the cap and exemptions and resets the assessed value to market value the next January 1, so your buyer's bill can be far above yours.
Sources: Sarasota County Property Appraiser, Why did my taxes increase?; homestead count from our cut of the county file.
The Property Appraiser is plain about it: "Exemptions and caps belong to the seller, not the buyer" (same page). A Unit 12 Phase 2 home sold in February 2024 for $765,000 shows the reset. In 2024 it carried a $395,579 assessed value and $50,000 of exemptions; in 2025, under its new owner, the assessed value was the full $506,200 just value, with no exemptions (Sarasota County Property Appraiser, property search). Its 2026 annual bill on the Tax Collector's portal is $5,574.40 at the November discount (Sarasota County Tax Collector, bill portal).
The cap grows slowly, so long-held homes carry the largest gaps. The annual cap was 3.0 percent for 2022 to 2024, 2.9 percent for 2025 and 2.7 percent for 2026 (Sarasota County Property Appraiser, Save Our Homes). Across the 949 Boca Royale homes, 309 have an assessed value below just value, with a median gap of $69,320 and a largest gap of $576,404 (Sarasota County Property Appraiser). Among homesteads with a gap, the median is $71,992 (same source). Florida requires a seller to give buyers the warning "BUYER SHOULD NOT RELY ON THE SELLER'S CURRENT PROPERTY TAXES" (Fla. Stat. 689.261).
Yes, up to $500,000 of it. A Boca Royale homestead owner who buys another Florida homestead within about three assessment years can port the Save Our Homes gap by filing form DR-501T with the new homestead application by March 1, and no sale is required to start the clock.
Sources: Fla. Stat. 193.155; Sarasota County Property Appraiser, Portability FAQ, which notes "there is no requirement that the property be sold."
Two Boca Royale homes show the arithmetic, with values from the 2026 roll. A Unit 10 owner with an $83,725 cap who buys a $650,000 Florida homestead starts at about $566,275 of assessed value. A Unit 8 owner with a $576,404 cap who buys a $1,500,000 home can port only $500,000, starting at $1,000,000; downsizing to $700,000 instead, the ratio rule gives about $398,759 (Sarasota County Property Appraiser, property search; our arithmetic under the statute).
Portability is part of what your home is worth to you, not to the buyer. It changes your net position when you sell and buy, and Amendment 3 does not change it: "The amendment does not change Florida's portability provisions" (Polk County Property Appraiser, Amendment 3 FAQ).
Yes. A Boca Royale home without a homestead pays school taxes on full market value and gets only a 10 percent cap on its non-school assessed value, falling to 5 percent from January 1, 2027. On the 2026 roll, 311 of Boca Royale's 949 homes carry no homestead.
Sources: Fla. Stat. 193.1555; HJR 1F, enrolled text; homestead counts from our cut of the Sarasota County Property Appraiser file.
Only 23 of those 311 non-homestead homes show an assessed value below just value, with a median gap of $38,594 (Sarasota County Property Appraiser), because falling 2026 values closed most caps. The cap resets at sale, so a second-home buyer starts at full value. Polk County's appraiser notes the new 5 percent cap "only caps assessed value, not taxes," and school taxes stay on just value (Polk County Property Appraiser, Amendment 3 FAQ).
For a seller, the point is the buyer's arithmetic. At Boca Royale's median just value of $470,900 and 2026 rates, a non-homestead bill runs about $5,324.37 before fixed charges, against about $4,369.48 for a 2027 homestead (our arithmetic on the 2026 Tax Collector rates). That gap is part of why a second-home buyer and a full-time buyer can value the same Boca Royale home differently.
For a Boca Royale buyer, Amendment 3, approved on November 3, 2026, raises the non-school homestead exemption to $150,000 on the 2027 roll and $250,000 in 2028, keeps $25,000 for school taxes, and cuts the non-homestead cap from 10 to 5 percent. Buyers not resident in Florida by December 31, 2026 get the larger exemption only from their fifth year of exemption.
Source: Florida Department of Revenue, PTO 26-21, November 5, 2026, which says the amendment "first applies to the 2027 tax roll"; HJR 1F, enrolled text.
On Boca Royale's median just value of $470,900, holding the 2026 rates and ignoring fixed charges, a homestead bill would run about $4,899.67 under 2026 rules, $4,369.48 in 2027 and $3,831.70 in 2028. A buyer who was not a Florida resident by December 31, 2026 would pay about $4,907.26, and a second-home owner about $5,324.37 (our arithmetic on the 2026 Tax Collector rates). These are illustrations; 2027 millage is not set.
The rules are not finished. The implementing law will "set the schedule for further homestead exemption," and a special session was planned but undated on November 14 (Florida Realtors, November 2026). Builders are already selling on it; Lennar's site banner reads "Amendment 3 approved! Close on your Lennar home by Nov. 30" (Lennar).
Only in Boca Royale East. The district's own FAQ says "Sarasota National, Grand Palm and Boca Royale are not part of the WVID" while listing "Boca Royale at Wellen Park" inside it, so original Boca Royale homes in Units 6 to 18 carry no district line and east-section homes will.
Source: West Villages Improvement District, FAQs. The recorded Fifteenth Amendment states that "All land within the Wellen Park Expansion is located within and under the jurisdiction of the District" (Boca Royale Golf POA, Governing Documents).
The east-section homes are not on the tax roll yet. All 266 Unit 20 parcels carried no just value and no living area on the October 21, 2026 file (Sarasota County Property Appraiser). A Unit 20 home with a pool and spa, built in 2026, sold by Neal in September 2026 for $770,000, and its parcel page reads "This new parcel will be opened for a future tax roll" (Sarasota County Property Appraiser, property search). Its first full bill should arrive in November 2027.
The district's FY 2026/2027 budget sets a district-wide charge of $507.97 per developed unit, but "Boca" and "Royale" appear nowhere in it, so no Boca Royale East rate is set; its neighborhood examples elsewhere run $2,429.79 to $4,334.06 a home at the unit level (WVID final budget). The FAQ adds there "will always be an assessment for the operations and maintenance of the district." For an original-section owner, no district line is a carrying-cost point to state plainly when Neal's east-section homes are the competition. East-section homes also buy irrigation water from the district, which bills $15.82 a month per 10,000 gallons where private pumps are used and $17.82 for all others (WVID FAQs), and the Fifteenth Amendment sets aside a recreational area "designated only for the use of the Owners of Lots in the Wellen Park Expansion" (Boca Royale Golf POA, Governing Documents).
A Transfer Contribution recorded on July 30, 2026 adds a charge on each transfer of a home under the Boca Royale Declaration, which covers Units 11 and later: one year's Annual Assessment less the Community Membership Assessment, paid "by or on behalf of the purchaser." It shows up on the estoppel certificate.
Source: Fifteenth Amendment, Official Records Instrument 2026103433, read by machine text recognition (Boca Royale Golf POA, Governing Documents); confirm the wording against the Clerk's image.
Florida's transfer-fee ban does not reach it. The statute excludes "Any fee, charge, assessment, fine, or other amount payable to a homeowners', condominium, cooperative, mobile home, or property owners' association pursuant to a declaration or covenant" (Fla. Stat. 689.28). The estoppel form's line 6 asks for any "capital contribution fee, resale fee, transfer fee, or other fee due," and that is where it belongs (Fla. Stat. 720.30851).
The charge is the buyer's by the document, but buyers net closing costs against price. The seller's largest government charge is separate: Florida deed stamps of "70 cents on each $100," about $4,200 on a $600,000 sale, by our arithmetic (Florida Department of Revenue). Because the association assessment itself is not published, the contribution's dollar amount is unknown until the estoppel arrives, so order it early. One more item for the title agent: the 2013 Declaration names a Boca Royale Community Development District, and 2013 bonds of $3,330,000 were issued on Unit 11 Phase 1 lots (Business Observer legal notice, April 26, 2013), yet no CDD line appears on current Boca Royale TRIMs; ask the title agent to confirm no balance remains. For the seller's own side of closing, see our Florida seller closing costs guide.
From April 15, 2029, buying a home under the Boca Royale Declaration comes with a club condition. The Community Membership Agreement expires that day, after which each owner "as a condition of such ownership, shall make a bona fide application for a Club Membership," and a buyer's deed needs a recorded club certificate.
Source: Declaration sections 7.2, 7.10 and 7.13, Official Records Instrument 2013072034, read by machine text recognition (Boca Royale Golf POA, Governing Documents).
The Declaration says a deed recorded after that date "will be void unless there is also recorded in connection therewith a certificate executed by the Country Club Owner," and that "A Club Membership is not an investment" (sections 7.13 and 7.9, Boca Royale Golf POA, Governing Documents). For the Wellen Park Expansion the Fifteenth Amendment extends the agreement to 2049 in ten-year steps (same source). Until 2029, each lot pays a Community Membership Assessment billed through the association.
The club itself changed on July 1, 2026, when Neal made it a "Non-Equity Private Country Club" for "its members and invited guests" (Neal Communities, June 26, 2026). It sells golf, racquets and social memberships, lists six Har-Tru clay tennis courts and eight lighted pickleball courts, and publishes no prices (Boca Royale Golf and Country Club, Membership Overview). The Declaration also sets liquidated damages for a member terminated for default at "the greater of (i) $10,500, or (ii) 7 times the annual dues" (Boca Royale Golf POA, Governing Documents). Buyers will put the post-2029 club cost into what they pay, so a listing should state its club status in writing now.
Boca Royale's association and club dues are not published by any primary source we could read on November 14, 2026: not the association's site, the club's membership page or Neal's pages. The figure that binds a sale comes from the estoppel certificate, ordered from the association's manager.
Sources: Boca Royale Golf POA; Boca Royale Golf and Country Club, Membership Overview; Neal Communities. Third-party dues figures are not used on this page.
Florida caps what the association can charge for the certificate: "not more than $299," $119 more for delivery within three business days, and up to $179 more if the account is delinquent, with the next update due by July 1, 2027 (Florida DBPR, Estoppel Certificate Fees). It must issue within 10 business days of a request (Fla. Stat. 720.30851). The manager on the association's site is Castle Group.
A seller also supplies the statutory association disclosure summary, which states "YOU WILL BE OBLIGATED TO BE A MEMBER OF A HOMEOWNERS' ASSOCIATION"; given late, the buyer can cancel within 3 days or before closing (Fla. Stat. 720.401). The rules buyers ask about run with the dues: leases must run at least six months and no more than twice a year without approval (Boca Royale Golf POA, Governing Documents).
Your Boca Royale 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, any West Villages charge and the dues on your estoppel. We put all of it on one page for your address.
Get your Boca Royale 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 Boca Royale home worth once Neal's price list, your unit, your pool and your view are on the table? We put your plan, lot and purchase contract beside the county record and Neal's live listings in a written valuation, so you see the number a buyer will test before you list.
Request your free Boca Royale home valuation, compare notes with our Boca Royale 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 Boca Royale home from the county's recorded sales: first resales of the same home type in the same plat unit, then adjustments for size, pool, view, roof and storm protection, then a check against Neal's current prices and the rules your buyer's appraiser has to follow. You see every comparable we use.
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, October 15, 2025 to October 14, 2026; Fannie Mae, Freddie Mac and HUD guides as dated below; our tabulation).
Boca Royale has two kinds of seller on the county record. From October 15, 2025 to October 14, 2026 we tracked 86 qualified home sales: 18 closings by the builder, Neal, at a $398,000 median and $238 per heated square foot, and 68 owner resales at a $600,000 median and $268 (Sarasota County Property Appraiser). The two groups are different homes, so every step below keeps them apart until the last one.
A comparative market analysis for a Boca Royale home is a licensed broker's opinion of the likely sale price, built from recorded sales and the homes it will compete with. An appraisal is a licensed appraiser's opinion, usually for the buyer's lender. An online estimate, such as a Zestimate, is a model's output and not an appraisal.
Florida law lets a broker or sales associate prepare a comparative market analysis "in the ordinary course of business," and adds that "in no event may this comparative market analysis, price opinion, or opinion of value of real estate be referred to or construed as an appraisal" (Florida Statutes 475.612). Federal banking guidance is just as direct about models: "the result of an Automated Valuation Model (AVM), by itself or signed by an appraiser, is not an appraisal" (Interagency Appraisal and Evaluation Guidelines). The quality control rule for lender models, effective October 1, 2025, covers credit decisions, not free consumer estimates (89 FR 64538).
Boca Royale is hard for a model for three reasons. Custom homes built from about 2001 to 2010 in Units 6 to 10 share the gates with Neal homes built since 2013. The county file codes 1,264 of 1,267 Boca Royale parcels as "Mainland (or non-navigable water)," so it cannot tell a golf lot from an inside lot. And the median county just value of the 68 window resales was 76.2 percent of the recorded price, with a middle half of 72.1 to 80.1 percent (Sarasota County Property Appraiser). Just value is a mass-appraisal tax figure on the 2026 roll, set as of January 1, 2026, not a price. A model anchored to it starts about a quarter low.
For a Boca Royale home, the first comparables are owner resales in the same county plat unit and of the same home type, because each unit was platted in a different era with its own lot sizes, plans and builder. Neal's closings sit in a separate column, and we reach for them only where resales run thin.
Sarasota County, Boca Royale, qualified sales by county plat unit, October 15, 2025 to October 14, 2026
| County plat unit | Owner resales | Resale median | Resale per heated sq ft | Resale median heated sq ft | Neal closings | Neal per heated sq ft |
|---|---|---|---|---|---|---|
| Unit 6 Phase 1-A | 1 | $1,100,000 | $331 | 3,326 | 0 | none |
| Unit 7 | 2 | $1,087,500 | $323 | 3,364 | 0 | none |
| Unit 8 | 3 | $1,500,000 | $400 | 3,619 | 0 | none |
| Unit 9 | 2 | $1,400,000 | $410 | 3,436 | 0 | none |
| Unit 10 | 1 | $920,000 | $337 | 2,729 | 0 | none |
| Unit 11 Phase 1 | 6 | $355,000 | $233 | 1,527 | 0 | none |
| Unit 11 Phases 2 and 3 | 5 | $600,000 | $245 | 2,449 | 0 | none |
| Unit 12 Phase 1 | 3 | $850,000 | $342 | 2,456 | 0 | none |
| Unit 12 Phase 2 | 16 | $576,500 | $268 | 2,151 | 0 | none |
| Unit 13 | 6 | $372,500 | $212 | 1,738 | 0 | none |
| Unit 14 Phase 1 | 5 | $692,000 | $284 | 2,427 | 0 | none |
| Unit 14 Phase 2 | 5 | $779,500 | $295 | 2,563 | 5 | $329 |
| Unit 15 | 1 | $855,000 | $316 | 2,703 | 0 | none |
| Unit 16 | 11 | $414,000 | $230 | 1,845 | 11 | $222 |
| Unit 17 | 1 | $1,295,000 | $427 | 3,035 | 2 | $433 |
Source: Sarasota County Property Appraiser, our tabulation. Per square foot always means the county's heated (living) area, never a listing sheet's figure.
The spread runs from $212 a foot in Unit 13 to $427 in Unit 17, which is why a single Boca Royale median cannot price a home. Units 6 to 10 had 9 resales between them, and 8 of the 15 units had 3 or fewer, so in those we widen the window and say so. Home type matters inside a unit: 2-bedroom resales recorded a $355,000 median at a 1,632 square foot median, 3-bedroom $625,000 at 2,289, and 4-bedroom $900,000 at 3,109 (Sarasota County Property Appraiser). A paired villa is compared with villas, a detached home with detached homes. Our Boca Royale community guide maps the units.
In Boca Royale, heated area moves price more than any other recorded feature, and a pool moves it next. Resales of 1,700 to 1,999 square feet recorded a $424,000 median, against $600,000 for 2,000 to 2,299. Inside the 2,000 to 2,499 band, pool homes recorded a $97,500 higher median than homes without one.
Sarasota County, Boca Royale, owner resales by county heated area, October 15, 2025 to October 14, 2026
| Heated area | Resales | Median | Per heated sq ft |
|---|---|---|---|
| Under 1,700 sq ft | 11 | $350,000 | $230 |
| 1,700 to 1,999 sq ft | 13 | $424,000 | $230 |
| 2,000 to 2,299 sq ft | 17 | $600,000 | $271 |
| 2,300 to 2,699 sq ft | 14 | $729,950 | $286 |
| 2,700 to 3,199 sq ft | 6 | $955,000 | $352 |
| 3,200 sq ft and up | 7 | $1,250,000 | $368 |
All qualified sales, Neal and owners, with and without a pool on the roll, 2,000 to 2,499 sq ft
| Pool on the roll | Sales | Median | Per heated sq ft |
|---|---|---|---|
| Pool | 18 | $630,000 | $280 |
| No pool | 8, a small group | $532,500 | $237 |
Source: Sarasota County Property Appraiser, our tabulation.
The $97,500 is a raw gap between two medians, not a pool price: the no-pool side is a small group of 8, and the two sides differ in plan, lot and age as well. Outside that band the record is lopsided, with 32 homes under 2,000 square feet without a pool against 4 with one, and 23 pool homes of 2,500 square feet or more against a single home without (Sarasota County Property Appraiser). Fannie Mae requires that adjustments "must reflect the market's reaction" (Fannie Mae Selling Guide B4-1.3-09), so we price a pool from Boca Royale pairs of similar size, not from the cost of building one.
A Boca Royale view premium has to come from paired Boca Royale sales and the appraiser's own view fields, because the county file cannot see it: 1,264 of the 1,267 parcels carry the same waterfront code. We match a golf-frontage home with golf-frontage resales in its unit and test the difference against inside lots.
Since November 2, 2026, the conventional appraisal form records view as structured data. Field 4.039 lets the appraiser choose "one or more" view types, including "Golf Course," "Lake," "Pond" and "Woods," then rate the range as "Full" or "Partial" and the impact as "Adverse, Beneficial, or Neutral"; "Golf Course" and "Stormwater Retention" are also site influences (Fannie Mae and Freddie Mac, UAD Appendix F-1, URAR Reference Guide). Freddie Mac adds that two homes can both have beneficial water views while "the market can recognize a difference in the quality of the views," and those differences "must be adjusted for" (Freddie Mac, UAD FAQ). A Boca Royale lake view and a retention-pond view are not the same line on the new form.
Published research gives no number to borrow. A study of 20 Omaha courses found "a wide range of price impacts across individual courses," with frontage premiums from 5 to 28 percent by course type (Shultz and Schmitz, Journal of Real Estate Research). The Boca Royale course itself changed: rebuilt to a Gordy Lewis design, re-grassed with Seaside Paspalum and reopened to members December 23, 2024 (Neal Communities, course release), it is par 71 (Boca Royale Golf and Country Club) and became a non-equity private club on July 1, 2026 (Neal Communities, private club release). No primary source publishes club dues or HOA assessments; the estoppel certificate and the association's manager, Castle Group, give them for a lot.
Roof age and storm protection now sit on their own lines of the Boca Royale appraisal. The new form records the roof's material and estimated age in bands, and lists "Impact Resistant Glass" and "Storm Shutters" as disaster mitigation. We adjust for them only by what Boca Royale buyers pay, backed by permits and a wind mitigation report.
The roof field asks for "The appraiser's estimate of when the roof was last replaced," answered as "Less than 1 year," "1-10 years," "10-20 years" or "More than 20 years," and the disaster mitigation field is "Always required" (UAD Appendix F-1, URAR Reference Guide). Florida law gives the roof a second weight: an insurer "may not refuse to issue or refuse to renew" a policy on a roof "less than 15 years old solely because of the age of the roof" (Florida Statutes 627.7011), and rate filings must include "actuarially reasonable discounts, credits" for features including "opening protection" (Florida Statutes 627.0629).
In Boca Royale that splits the stock. On the county roll, 102 of 949 homes were built in 2011 or earlier, almost all in Units 6 to 10, so an original roof there is 15 years old or more; the other 847 were built from 2012 on (Sarasota County Property Appraiser), under a Design Criteria Manual for Units 11 to 17 that requires tile (Boca Royale Golf POA, Governing Documents). Neal tags every current Boca Royale quick move-in home with impact resistant glass, a tag its base plan pages do not carry (Neal Communities, Boca Royale). A resale with impact glass competes with those homes on equal terms; one without it competes on price.
A lender's appraiser valuing a Boca Royale resale must use at least one settled sale inside the subdivision and one outside, and Fannie Mae says a resale that "does not involve the subject builder" is preferable. FHA calls in-community resale activity "often the best indicator of value." Neal closings count, but only after concessions are analyzed.
Fannie Mae's rule for a subdivision with an active builder reads: "At least one settled comparable sale from the subject condo project, subdivision, or PUD," "At least one settled comparable sale from outside," and "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). HUD's handbook says "Arm's length resale activity from within the established subdivision, condominium or PUD project is often the best indicator of value," and defines sales concessions to include "upgraded features in newly constructed houses" (HUD Handbook 4000.1, Update 18).
Same unit, Neal closings against owner resales, per heated sq ft, October 15, 2025 to October 14, 2026
| County plat unit | Neal closings | Neal per sq ft | Owner resales | Resale per sq ft | Resale as a share of Neal (our arithmetic) |
|---|---|---|---|---|---|
| Unit 14 Phase 2 | 5 | $329 | 5 | $295 | 89.6 percent |
| Unit 16 | 11 | $222 | 11 | $230 | 103.7 percent |
| Unit 17 | 2 | $433 | 1 | $427 | not stated, a small group |
Source: Sarasota County Property Appraiser, our tabulation.
Incentives have ceilings. Fannie Mae caps interested party contributions at 3, 6 or 9 percent of the lower of price or appraised value by loan-to-value, counts builder-funded buydowns, and deducts any excess from the sales price (Fannie Mae Selling Guide B3-4.1-02). FHA allows "up to 6 percent of the sales price," and above that an inducement means a "dollar-for-dollar reduction to the purchase price" (HUD Handbook 4000.1, Update 18). On November 14, 2026 Neal's Boca Royale pages advertised price reductions, not rate or closing-cost credits, and each plan says "Base price does not include the homesite premium or design options" (Neal Communities, quick move-in promotion; Neal Communities, Kiawah 2).
Boca Royale resale prices did not hold still across the year, so a comparable from early 2026 needs a time check before it prices a home today. The resale median was $610,000 in each of the first two three-month blocks and $490,000 in the last, on 11 sales with a different size mix.
FHA asks for "the most recent and relevant sales, preferably within the last six months" (HUD Handbook 4000.1, Update 18). Freddie Mac requires "a minimum of 12 months of market data analysis" and names paired sales and grouped data among the ways to support a time adjustment (Freddie Mac, Market Conditions Analysis Resources). The Boca Royale resale price per foot moved from $273 and $274 in the first two blocks to $267 and then $245 (Sarasota County Property Appraiser). We read that as softening on a small sample, not a measured percentage, and we date every comparable we show you.
Time is where an appraisal gap starts. Loan-to-value runs off "the lower of the sales price or appraised value" (Fannie Mae Selling Guide B3-4.1-02), so a short appraisal becomes the buyer's cash or a renegotiation. The buyer gets one reconsideration of value with "comparable properties (not to exceed five)" (Fannie Mae Selling Guide B4-1.3-12), and at $1,000,000 or more Fannie Mae value acceptance is unavailable (Fannie Mae Selling Guide B4-1.4-10); 7 of the 68 Boca Royale resales were in that range. We keep five recent same-unit resales ready before you list.
A Boca Royale buyer's lender counts association dues and special assessments in the monthly payment, so every mandatory dollar shrinks the loan a buyer can carry. At 7.11 percent, each $100 a month of fees uses the payment room of about $14,865 of 30-year loan. The new appraisal form records those fees too.
Fannie Mae's housing expense includes "any owners' association dues" and "special assessments" (Fannie Mae Selling Guide B3-6-03), and loans underwritten through its automated system allow a debt-to-income ratio up to 50 percent (Fannie Mae Selling Guide B3-6-02). FHA's payment includes "HOA or condominium association fees or expenses" and "special assessments" (HUD Handbook 4000.1, Update 18). The $14,865 is our arithmetic at Freddie Mac's November 12, 2026 average (Freddie Mac, Primary Mortgage Market Survey). A Boca Royale East buyer also sits inside the West Villages Improvement District, whose charges land on the tax bill the lender counts (West Villages Improvement District, FAQs), and a buyer of a lot in Units 11 and later pays the Transfer Contribution at closing (Boca Royale Golf POA, Governing Documents).
UAD 3.6 became mandatory for new conventional appraisals on November 2, 2026, and adds separate interior and exterior condition and quality ratings (Freddie Mac, UAD and Forms Redesign FAQ). Its "Mandatory Monthly Fees" field counts fees "that transfer upon sale" and excludes "Discretionary fees," a club membership that conveys with a home is its own amenity line, and field 18.064 asks whether the builder still controls the association (UAD Appendix F-1, URAR Reference Guide).
A Boca Royale valuation from McGreevy and Comisar is a written file: each recorded comparable with month, unit, beds, heated area, pool and price; the Neal plans and quick move-in prices it competes with; our adjustments and the reason for each; and a net sheet at your likely price. It is free.
We add the listing history the county record cannot show, and we flag which sales your buyer's appraiser is most likely to choose, so you know before listing whether the price will hold. For the selling plan that follows the number, read our Boca Royale seller guide. To start, request your free Boca Royale home valuation or Call Jesse direct at (239) 898-6072.
Boca Royale resale prices per heated square foot fell from $331 in 2022 to $268 in 2025 and held at $268 in 2026 through October 13. The resale median moved from a $737,500 peak in 2024 to $600,000 in 2026. The latest three-month block was lower again, on 11 sales.
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 Boca Royale sale October 13, 2026; Florida Realtors data published by RASM for September 2026 and the third quarter of 2026, released October 16, 2026; FHFA House Price Index, 2026Q2; Freddie Mac Primary Mortgage Market Survey, November 12, 2026; our tabulation).
We tracked every qualified Boca Royale home sale from 2017 on, split by seller: Resource Conservation of Sarasota LLC or Neal Communities on one side, every other seller on the other (Sarasota County Property Appraiser). Earlier years are left out because some sales on these parcels were lots bought before a home existed. Builder prices include options, lot premiums and sometimes pools bought at contract.
Boca Royale resale prices per heated square foot jumped from $246 in 2021 to $331 in 2022, eased to $320 and $313, then fell to $268 in 2025 and stayed there in 2026. Neal's price per foot peaked at $331 in 2024 and dropped to $232 in 2026, a change driven largely by smaller homes closing.
Sarasota County, Boca Royale, qualified home sales by calendar year, Neal closings and owner resales
| Year | All sales | All median | All per sq ft | Neal closings | Neal median | Neal per sq ft | Owner resales | Resale median | Resale per sq ft |
|---|---|---|---|---|---|---|---|---|---|
| 2017 | 83 | $372,800 | $186 | 59 | $339,100 | $180 | 24 | $480,000 | $192 |
| 2018 | 80 | $322,150 | $182 | 58 | $321,750 | $177 | 22 | $389,500 | $194 |
| 2019 | 71 | $385,000 | $193 | 49 | $400,200 | $191 | 22 | $376,200 | $195 |
| 2020 | 107 | $379,500 | $201 | 58 | $350,400 | $193 | 49 | $454,000 | $203 |
| 2021 | 129 | $455,000 | $220 | 70 | $357,350 | $192 | 59 | $599,000 | $246 |
| 2022 | 71 | $544,800 | $322 | 32 | $457,900 | $212 | 39 | $700,000 | $331 |
| 2023 | 90 | $603,500 | $319 | 56 | $585,100 | $319 | 34 | $695,000 | $320 |
| 2024 | 89 | $765,000 | $325 | 55 | $769,600 | $331 | 34 | $737,500 | $313 |
| 2025 | 95 | $650,000 | $283 | 39 | $682,300 | $308 | 56 | $617,500 | $268 |
| 2026 to October 13 | 69 | $568,000 | $266 | 13 | $395,000 | $232 | 56 | $600,000 | $268 |
Source: Sarasota County Property Appraiser, our tabulation. The 2026 row is a partial year.
The honest answer has two parts. Yes, Boca Royale prices are below their peak: the resale price per foot is 19.0 percent under 2022's $331, and the resale median 18.6 percent under 2024's $737,500, our arithmetic. But the decline happened in 2025; in 2026 the resale per-foot median matched 2025 exactly, on 56 sales in each year. Resale counts of 56 in 2025 and 56 in 2026 to October 13 trail only 2021's 59, so owners are selling, not waiting (Sarasota County Property Appraiser).
Neal's 2026 Boca Royale closings recorded a $395,000 median against $600,000 for resales because the builder closed fewer, smaller homes: 13 in 2026 through October 13, against 55 in 2024. Its advertised starting price fell too, from $464,990 in September 2022 to $352,990 today.
In the latest 12 months, 6 of Neal's 18 Boca Royale closings were under 1,700 square feet and 6 more from 1,700 to 1,999, with a $390,000 median for the 11 without a pool (Sarasota County Property Appraiser). That mix pulls a builder median down whatever happens to prices for the same plan.
The builder's own advertised prices tell the same story from the other side. Neal's Boca Royale page headline read "NEW HOMES STARTING FROM $464,990" in September 2022 (Wayback capture, September 25, 2022), $410,990 in October 2024 (Wayback capture, October 7, 2024) and "From $352,990" on November 14, 2026 for the Tidewinds 2 villa in the Wellen Park section (Neal Communities, Boca Royale). That is $112,000, or 24.1 percent, lower, our arithmetic. These are the builder's advertised starting prices for base plans, not values. A resale buyer compares your home with today's sheet, which is why our valuation sets the two side by side; our Englewood new construction guide covers the wider builder field.
Boca Royale's last four three-month blocks show resale prices steady through mid-July 2026, then lower: medians of $610,000, $610,000, $605,000 and $490,000. Neal's blocks hold only 2 to 7 closings each and swing with the plans that happened to close, so neither line is a precise trend.
Sarasota County, Boca Royale, qualified sales in three-month blocks of 91 days ending October 14, 2026
| Three-month block | Neal closings | Neal median | Neal per sq ft | Owner resales | Resale median | Resale per sq ft |
|---|---|---|---|---|---|---|
| October 16, 2025 to January 14, 2026 | 6 | $502,800 | $262 | 15 | $610,000 | $273 |
| January 15 to April 15, 2026 | 7 | $400,000 | $238 | 23 | $610,000 | $274 |
| April 16 to July 15, 2026 | 2 | $362,500 | $222 | 19 | $605,000 | $267 |
| July 16 to October 14, 2026 | 2 | $392,000 | $240 | 11 | $490,000 | $245 |
Source: Sarasota County Property Appraiser, our tabulation.
The resale blocks hold 11 to 23 sales, so each is noisy. The last block is the smallest, and its mix ran small: of its 11 resales, 6 were under 2,000 square feet and 6 had no pool on the roll (Sarasota County Property Appraiser). The per-foot line, $273, $274, $267 and $245, is the better reading, and it points the same way, softer in late summer. We treat that as a reason to price from the newest same-unit resales, not as a percentage to subtract from your home.
Grouped by purchase year, Boca Royale owners who bought from 2019 to 2021 resold at a median 20.5 percent above the price they paid, 21 of 24 above. Owners who bought from 2022 to 2024 resold at a median 13.5 percent below, 15 of 20 below. The other two groups are small.
Sarasota County, Boca Royale, window resales by the year the seller bought (each home against its own recorded purchase price)
| Year bought | Homes | Bought from Neal | Median price paid | Median resale price | Median change, each home against its own price | Resold above / below price paid |
|---|---|---|---|---|---|---|
| 2013 to 2018 | 9, a small group | 7 | $286,500 | $360,000 | not stated, a small group | 9 / 0 |
| 2019 to 2021 | 24 | 14 | $450,700 | $550,000 | 20.5 percent above | 21 / 3 |
| 2022 to 2024 | 20 | 10 | $712,500 | $607,500 | 13.5 percent below | 5 / 15 |
| 2025 to 2026 | 3, a small group | 2 | $610,000 | $600,000 | not stated, a small group | 1 / 1 |
Source: Sarasota County Property Appraiser, our tabulation of repeat sales of the same parcel.
These 56 resales are the ones with a prior qualified sale in 2013 or later; 4 more had a prior sale before 2013 that may have been a lot purchase, and 8 had no prior qualified sale in the file. The pattern follows the calendar table: the 2022 to 2024 purchases were made at the per-foot peak, and the median dollar difference for that group was $105,400 below the price paid, before selling costs. A recorded price is not an owner's result: it shows nothing of options, credits, improvements or financing (Sarasota County Property Appraiser).
Sarasota County's single-family market firmed in September and the third quarter of 2026: a $485,000 median in both periods, 3.7 months of supply against 4.8 a year earlier, and sellers receiving more of their asking price. Boca Royale's $600,000 resale median sits $115,000 above the county figure.
Sarasota County single-family homes, September 2026 and third quarter 2026 (Florida Realtors data, published by RASM)
| Measure | September 2026 | September 2025 | Q3 2026 | Q3 2025 |
|---|---|---|---|---|
| Closed sales | 681 | 646 | 2,071 | 2,010 |
| Median sale price | $485,000 | $450,000 | $485,000 | $467,500 |
| Median percent of original list price received | 94.3 percent | 92.2 percent | 94.4 percent | 91.9 percent |
| Median days to contract | 51 | 64 | 52 | 68 |
| Active listings at period end | 2,629 | 3,137 | 2,629 | 3,137 |
| Months of supply | 3.7 | 4.8 | 3.7 | 4.8 |
| Paid in cash | 287 | 261 | 778 | 767 |
Sources: RASM, Sarasota County Single Family Homes, September 2026 Summary; RASM, Sarasota County Single Family Homes, 2026 Q3 Summary.
These are county figures from the listing service, not Boca Royale figures. They show a county that turned after 2025, when its median fell 6 percent to $474,700 (RASM, Year End 2025). RASM itself cautions that "Median prices reflect the midpoint of homes sold and can also change as the mix of properties sold changes" (RASM, Q3 2026 release), the same caution that applies to every Boca Royale median on this page.
Across Sarasota County, the price bands that hold most Boca Royale resales, $300,000 to $999,999, had 3.0 to 3.8 months of supply at the third-quarter 2026 pace, with inventory down 13 to 32 percent from a year earlier. Homes of $1 million or more had 5.8 months, a looser band.
Sarasota County single-family by price band, third quarter 2026
| Price band | Q3 closed sales | Median days to contract | Active listings, end of September | Change in listings from a year earlier | Months of supply (our arithmetic) |
|---|---|---|---|---|---|
| $300,000 to $399,999 | 479 | 47 | 569 | down 18.0 percent | 3.6 |
| $400,000 to $499,999 | 337 | 46 | 429 | down 13.9 percent | 3.8 |
| $500,000 to $599,999 | 221 | 49 | 271 | down 27.9 percent | 3.7 |
| $600,000 to $699,999 | 183 | 53 | 189 | down 31.8 percent | 3.1 |
| $700,000 to $799,999 | 130 | 50 | 151 | down 20.5 percent | 3.5 |
| $800,000 to $899,999 | 90 | 55 | 91 | down 14.2 percent | 3.0 |
| $900,000 to $999,999 | 63 | 42 | 80 | down 13.0 percent | 3.8 |
| $1,000,000 or more | 302 | 65 | 583 | down 9.0 percent | 5.8 |
Source: RASM, Sarasota County Single Family Homes, 2026 Q3 Detail. Months of supply is active listings divided by one month of third-quarter sales.
For a Boca Royale owner, the band matters more than the county median. A Unit 16 villa near $414,000 and a Unit 12 Phase 2 home near $576,500 compete in county bands with under four months of supply. An estate home of $1 million or more in Units 7 to 9 competes in a band with more listings and a longer median time to contract (RASM, 2026 Q3 Detail).
FHFA's repeat-sales index for the North Port-Bradenton-Sarasota metro area, which includes Boca Royale, was nearly flat over the year to 2026Q2: down 0.46 percent on all transactions and up about 3 percent on purchases only. Mortgage rates are the headwind, at 7.11 percent on November 12, 2026.
FHFA's all-transactions index for the metro stood 4.65 percent below its 2023Q3 high and 37.54 percent above five years earlier; the purchase-only index was 7.6 percent below its 2024Q2 peak (FHFA, House Price Index; FHFA purchase-only metro file). The next release is November 24, 2026. Nationally, FHFA reported that "U.S. house prices rose 2.1 percent between the second quarter of 2025 and the second quarter of 2026" (FHFA, 2026Q2 release).
FHFA all-transactions House Price Index, North Port-Bradenton-Sarasota metro area (1995 first quarter = 100)
| Quarter | Index |
|---|---|
| 2021 Q2 | 348.01 |
| 2023 Q3, series high | 501.99 |
| 2024 Q2 | 498.79 |
| 2025 Q2 | 480.88 |
| 2025 Q4 | 486.70 |
| 2026 Q1 | 483.12 |
| 2026 Q2 | 478.67 |
Source: FRED, ATNHPIUS35840Q, matching FHFA's own metro file. Read with the Boca Royale calendar table, it fits: values below the 2022 to 2024 level, and moving sideways in 2026.
Freddie Mac's 30-year average was 7.11 percent on November 12, 2026, against 6.24 percent a year earlier; 2026 ran from 5.98 percent on February 26 to 7.40 percent on October 8 and 15 (Freddie Mac, Primary Mortgage Market Survey; FRED, MORTGAGE30US). On a $480,000 loan, 80 percent of the $600,000 Boca Royale resale median, principal and interest come to about $3,229 a month at 7.11 percent against $2,952 at 6.24 percent, roughly $277 more, our arithmetic before taxes, insurance and dues. Cash softens that: 42.1 percent of September's county single-family closings were paid in cash (RASM, September 2026 Summary).
Boca Royale sits on the Sarasota County side of Englewood, where prices run well above the Charlotte County side. In the third quarter of 2026 the Sarasota County single-family median was $485,000 and the Punta Gorda metro area, which is Charlotte County, $350,000, a $135,000 gap, our arithmetic.
The September 2026 figures show the same split: $485,000 for the North Port-Sarasota-Bradenton metro area against $344,000 for Punta Gorda, with Florida's statewide single-family median at $415,000 (Florida Realtors, September 2026 metro summary; Florida Realtors, September 2026 statewide summary; Florida Realtors, third quarter 2026 metro summary). Building permits point to more new supply across the line: Charlotte County issued 2,523 single-family permits from January to September 2026, up from 2,033 a year earlier, while Sarasota County issued 3,176 against 3,241 (U.S. Census Bureau, Building Permits Survey, 2026 county file; 2025 county file).
For a Boca Royale owner this matters in one way: a buyer who tours Charlotte-side Englewood, Rotonda or Port Charlotte the same weekend sees lower prices and more new homes, and asks what the gate, the course and the Sarasota address are worth. Our Englewood area guide covers both sides of the county line, and our Englewood home valuation page sets Boca Royale inside the wider Englewood record.
The county record cannot settle that for Boca Royale, because the usual measures, months of supply, days on market and sale-to-list ratio, come from the listing service. What the record shows is 68 resales in the latest 12 months, more than in any calendar year since 2017, a flat per-foot resale price in 2026, and a builder selling on price.
Months of supply, median days on market, sale-to-list ratio, active listings and rents for Boca Royale: Information not available at time of publishing (checked November 14, 2026).
Resales made up 68 of the 86 Boca Royale sales in the latest 12 months, against 34 of 89 in calendar 2024 (Sarasota County Property Appraiser), so owners, not Neal, now set most prices inside the gates. If you are buying in Boca Royale and weighing a resale against a new Neal home, Call Marc at (239) 287-5873, read our Boca Royale buyer guide, and see how we help buyers find a home in Englewood. If you own here, get a free valuation of your Boca Royale home or Call Jesse direct at (239) 898-6072.
The 68 recorded Boca Royale resales from October 15, 2025 to October 14, 2026 ran from $325,000 to $1,575,000, with a $600,000 median and $268 per heated square foot. Pool homes never recorded less than $245 a foot; homes without a pool never more than $277.
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, shown for market reference only, with no addresses; the Unit column gives the county plat unit number and phase (Sarasota County Property Appraiser). Where the file holds a prior qualified sale from 2013 or later, we show the price the seller paid; earlier ones are not shown, because some were lot purchases.
Nine Boca Royale resales came from Units 6 to 10, where custom homes date mostly from 2001 to 2010. All nine had pools, and they recorded $875,000 to $1,575,000, at $275 to $430 a heated square foot. Size, age and finish separate them more than the unit does.
| Month and year | Unit | Beds / baths | Heated sq ft | Pool | Built | Price | Per sq ft | Seller paid | Change |
|---|---|---|---|---|---|---|---|---|---|
| September 2026 | 6 Phase 1-A | 3 / 3 | 3,326 | Pool | 2006 | $1,100,000 | $331 | before 2013 | not shown |
| March 2026 | 7 | 4 / 3 | 3,332 | Pool | 2001 | $925,000 | $278 | $765,000 (owner, 2021) | 20.9% above |
| May 2026 | 7 | 4 / 4 | 3,396 | Pool | 2001 | $1,250,000 | $368 | $1,200,000 (owner, 2024) | 4.2% above |
| December 2025 | 8 | 4 / 3 | 3,183 | Pool | 2006 | $875,000 | $275 | before 2013 | not shown |
| March 2026 | 8 | 4 / 3 | 3,619 | Pool | 2004 | $1,500,000 | $414 | before 2013 | not shown |
| May 2026 | 8 | 3 / 3 | 3,939 | Pool | 2005 | $1,575,000 | $400 | $1,575,000 (owner, 2025) | same price |
| February 2026 | 9 | 3 / 3 | 3,026 | Pool | 2014 | $1,300,000 | $430 | none in file | not available |
| February 2026 | 9 | 3 / 4 | 3,846 | Pool | 2010 | $1,500,000 | $390 | $1,070,100 (owner, 2017) | 40.2% above |
| March 2026 | 10 | 3 / 3 | 2,729 | Pool | 2005 | $920,000 | $337 | before 2013 | not shown |
Source for every table here: Sarasota County Property Appraiser. Change is our arithmetic.
The two Unit 7 homes, both built in 2001 and about 3,350 square feet, recorded $925,000 and $1,250,000 two months apart. The record cannot say why; condition, roof, renovation and lot can (Sarasota County Property Appraiser).
Unit 11, where Neal's first Boca Royale homes appear from 2013, recorded 11 resales from $325,000 to $825,000. Its five 2-bedroom homes of about 1,520 square feet without a pool clustered tightly, at $325,000 to $360,000, which makes them among the easiest Boca Royale homes to price.
| Month and year | Unit | Beds / baths | Heated sq ft | Pool | Built | Price | Per sq ft | Seller paid | Change |
|---|---|---|---|---|---|---|---|---|---|
| December 2025 | 11 Phase 1 | 2 / 2 | 1,522 | None | 2015 | $360,000 | $237 | $254,000 (Neal, 2015) | 41.7% above |
| March 2026 | 11 Phase 1 | 2 / 2 | 1,532 | None | 2014 | $325,000 | $212 | $219,500 (Neal, 2014) | 48.1% above |
| March 2026 | 11 Phase 1 | 2 / 2 | 1,517 | None | 2013 | $345,000 | $227 | $282,000 (owner, 2019) | 22.3% above |
| May 2026 | 11 Phase 1 | 3 / 2 | 2,360 | Pool | 2014 | $630,000 | $267 | none in file | not available |
| May 2026 | 11 Phase 1 | 2 / 2 | 1,858 | Pool | 2013 | $495,000 | $266 | $377,500 (owner, 2019) | 31.1% above |
| September 2026 | 11 Phase 1 | 2 / 2 | 1,522 | None | 2015 | $350,000 | $230 | $284,000 (owner, 2018) | 23.2% above |
| March 2026 | 11 Phases 2 and 3 | 2 / 2 | 1,524 | None | 2017 | $355,000 | $233 | $286,500 (Neal, 2017) | 23.9% above |
| May 2026 | 11 Phases 2 and 3 | 4 / 3 | 2,449 | None | 2016 | $500,000 | $204 | $393,400 (Neal, 2016) | 27.1% above |
| May 2026 | 11 Phases 2 and 3 | 3 / 2 | 2,231 | Pool | 2016 | $605,000 | $271 | $700,000 (owner, 2024) | 13.6% below |
| June 2026 | 11 Phases 2 and 3 | 3 / 3 | 3,214 | Pool | 2015 | $825,000 | $257 | $899,900 (owner, 2021) | 8.3% below |
| August 2026 | 11 Phases 2 and 3 | 3 / 2 | 2,453 | Pool | 2015 | $600,000 | $245 | $500,000 (owner, 2019) | 20.0% above |
Every Unit 11 home bought from Neal sold above its builder price; the two below were bought from earlier owners in 2021 and 2024 (Sarasota County Property Appraiser).
Unit 12 supplied 19 of Boca Royale's 68 resales, 16 of them in Phase 2, at $490,000 to $877,500. Six Phase 2 homes had the same 2,066 heated square feet and recorded $525,000 to $670,000, a $145,000 range on identical size, which shows how far pool, age and lot move a Boca Royale price.
| Month and year | Unit | Beds / baths | Heated sq ft | Pool | Built | Price | Per sq ft | Seller paid | Change |
|---|---|---|---|---|---|---|---|---|---|
| December 2025 | 12 Phase 1 | 3 / 2 | 2,267 | None | 2017 | $625,000 | $276 | none in file | not available |
| February 2026 | 12 Phase 1 | 3 / 3 | 2,456 | Pool | 2016 | $850,000 | $346 | none in file | not available |
| May 2026 | 12 Phase 1 | 3 / 3 | 2,563 | Pool | 2017 | $877,500 | $342 | $750,000 (owner, 2021) | 17.0% above |
| October 2025 | 12 Phase 2 | 4 / 3 | 2,066 | Pool | 2018 | $532,500 | $258 | $406,700 (Neal, 2018) | 30.9% above |
| October 2025 | 12 Phase 2 | 3 / 2 | 2,066 | Pool | 2020 | $640,000 | $310 | $700,000 (owner, 2022) | 8.6% below |
| November 2025 | 12 Phase 2 | 3 / 2 | 2,427 | Pool | 2018 | $755,000 | $311 | $805,000 (owner, 2024) | 6.2% below |
| November 2025 | 12 Phase 2 | 3 / 2 | 2,066 | Pool | 2018 | $530,000 | $257 | none in file | not available |
| January 2026 | 12 Phase 2 | 3 / 2 | 2,427 | None | 2020 | $535,000 | $220 | $449,500 (Neal, 2020) | 19.0% above |
| January 2026 | 12 Phase 2 | 3 / 2 | 2,236 | Pool | 2020 | $600,000 | $268 | $725,000 (owner, 2024) | 17.2% below |
| March 2026 | 12 Phase 2 | 3 / 2 | 2,066 | None | 2020 | $525,000 | $254 | $507,500 (owner, 2022) | 3.4% above |
| March 2026 | 12 Phase 2 | 2 / 2 | 1,950 | Pool | 2020 | $610,000 | $313 | $488,000 (Neal, 2020) | 25.0% above |
| April 2026 | 12 Phase 2 | 3 / 2 | 2,066 | Pool | 2020 | $670,000 | $324 | $780,000 (owner, 2022) | 14.1% below |
| April 2026 | 12 Phase 2 | 3 / 2 | 2,289 | Pool | 2020 | $630,000 | $275 | $475,000 (Neal, 2020) | 32.6% above |
| May 2026 | 12 Phase 2 | 3 / 2 | 2,289 | None | 2018 | $568,000 | $248 | none in file | not available |
| May 2026 | 12 Phase 2 | 4 / 3 | 2,066 | Pool | 2018 | $555,000 | $269 | $700,000 (owner, 2022) | 20.7% below |
| June 2026 | 12 Phase 2 | 3 / 2 | 2,236 | Pool | 2019 | $699,900 | $313 | $541,700 (Neal, 2019) | 29.2% above |
| June 2026 | 12 Phase 2 | 3 / 3 | 2,337 | None | 2019 | $565,000 | $242 | $451,900 (Neal, 2019) | 25.0% above |
| July 2026 | 12 Phase 2 | 3 / 2 | 2,236 | None | 2019 | $490,000 | $219 | $655,000 (owner, 2023) | 25.2% below |
| October 2026 | 12 Phase 2 | 2 / 2 | 1,914 | Pool | 2019 | $585,000 | $306 | $437,600 (Neal, 2020) | 33.7% above |
The 2,066 square foot pool homes split by year built: the three from 2018 recorded $530,000 to $555,000, the two from 2020 $640,000 and $670,000. In Unit 12 Phase 2, every home bought from Neal sold above its builder price, and every home bought from an owner in 2022 or later but one sold below (Sarasota County Property Appraiser).
Units 13 and 16, Boca Royale's smaller-home sections, recorded 17 resales, none with a pool on the roll, at $325,000 to $710,000. Ten were 1,845 square foot 3-bedroom homes, and those ran from $355,000 to $465,000, with a 2024 build at the top.
| Month and year | Unit | Beds / baths | Heated sq ft | Pool | Built | Price | Per sq ft | Seller paid | Change |
|---|---|---|---|---|---|---|---|---|---|
| October 2025 | 13 | 3 / 2 | 1,845 | None | 2019 | $385,000 | $209 | $330,200 (Neal, 2019) | 16.6% above |
| January 2026 | 13 | 3 / 3 | 2,563 | None | 2018 | $710,000 | $277 | $715,000 (owner, 2021) | 0.7% below |
| February 2026 | 13 | 2 / 2 | 1,632 | None | 2018 | $375,000 | $230 | $325,000 (owner, 2020) | 15.4% above |
| February 2026 | 13 | 3 / 2 | 1,845 | None | 2018 | $370,000 | $201 | $311,300 (Neal, 2018) | 18.9% above |
| July 2026 | 13 | 2 / 2 | 1,632 | None | 2018 | $335,000 | $205 | $310,000 (owner, 2020) | 8.1% above |
| July 2026 | 13 | 2 / 2 | 1,632 | None | 2017 | $350,000 | $214 | $263,800 (Neal, 2017) | 32.7% above |
| November 2025 | 16 | 2 / 2 | 1,632 | None | 2020 | $325,000 | $199 | $314,000 (Neal, 2021) | 3.5% above |
| November 2025 | 16 | 3 / 2 | 1,845 | None | 2023 | $424,000 | $230 | $601,900 (Neal, 2023) | 29.6% below |
| December 2025 | 16 | 3 / 2 | 1,845 | None | 2019 | $355,000 | $192 | $296,900 (Neal, 2020) | 19.6% above |
| February 2026 | 16 | 3 / 2 | 1,845 | None | 2019 | $355,000 | $192 | $287,600 (Neal, 2019) | 23.4% above |
| March 2026 | 16 | 3 / 2 | 1,845 | None | 2020 | $375,000 | $203 | $489,900 (owner, 2021) | 23.5% below |
| March 2026 | 16 | 3 / 2 | 1,845 | None | 2020 | $397,500 | $215 | $319,100 (Neal, 2020) | 24.6% above |
| April 2026 | 16 | 2 / 2 | 1,632 | None | 2024 | $435,000 | $267 | $540,800 (Neal, 2024) | 19.6% below |
| April 2026 | 16 | 3 / 2 | 1,845 | None | 2024 | $465,000 | $252 | $579,700 (Neal, 2024) | 19.8% below |
| August 2026 | 16 | 3 / 2 | 1,636 | None | 2024 | $414,000 | $253 | $390,300 (Neal, 2025) | 6.1% above |
| September 2026 | 16 | 3 / 2 | 1,845 | None | 2021 | $430,000 | $233 | $382,000 (Neal, 2021) | 12.6% above |
| October 2026 | 16 | 3 / 2 | 1,845 | None | 2022 | $450,000 | $244 | $446,900 (Neal, 2022) | 0.7% above |
The 1,845 square foot rows teach the unit's lesson. Owners who bought those homes from Neal from 2018 to 2022 resold above their builder price; the two bought new in 2023 and 2024 resold 29.6 and 19.8 percent below theirs, one of them at the highest price recorded for that size (Sarasota County Property Appraiser).
Units 14, 15 and 17, Boca Royale's newer pool-home sections, recorded 12 resales from $530,000 to $1,295,000, all but one with a pool. Homes bought new in 2022 to 2025 mostly resold below their builder price; the two bought in 2021 resold above.
| Month and year | Unit | Beds / baths | Heated sq ft | Pool | Built | Price | Per sq ft | Seller paid | Change |
|---|---|---|---|---|---|---|---|---|---|
| January 2026 | 14 Phase 1 | 3 / 2 | 2,236 | Pool | 2021 | $635,000 | $284 | $740,000 (owner, 2022) | 14.2% below |
| March 2026 | 14 Phase 1 | 3 / 2 | 2,528 | Pool | 2021 | $692,000 | $274 | $550,200 (Neal, 2021) | 25.8% above |
| April 2026 | 14 Phase 1 | 3 / 2 | 2,436 | Pool | 2021 | $749,900 | $308 | $568,600 (Neal, 2021) | 31.9% above |
| July 2026 | 14 Phase 1 | 3 / 2 | 2,427 | Pool | 2022 | $790,000 | $326 | $912,700 (Neal, 2022) | 13.4% below |
| July 2026 | 14 Phase 1 | 3 / 2 | 2,289 | None | 2022 | $530,000 | $232 | $468,900 (Neal, 2022) | 13.0% above |
| October 2025 | 14 Phase 2 | 3 / 2 | 2,236 | Pool | 2023 | $610,000 | $273 | $762,700 (Neal, 2023) | 20.0% below |
| January 2026 | 14 Phase 2 | 3 / 3 | 2,563 | Pool | 2024 | $823,000 | $321 | $851,700 (Neal, 2024) | 3.4% below |
| June 2026 | 14 Phase 2 | 3 / 3 | 2,642 | Pool | 2024 | $779,500 | $295 | $890,100 (Neal, 2024) | 12.4% below |
| August 2026 | 14 Phase 2 | 3 / 2 | 2,066 | Pool | 2025 | $600,000 | $290 | $610,000 (Neal, 2025) | 1.6% below |
| September 2026 | 14 Phase 2 | 3 / 3 | 2,700 | Pool | 2024 | $990,000 | $367 | $925,400 (Neal, 2024) | 7.0% above |
| January 2026 | 15 | 3 / 3 | 2,703 | Pool | 2021 | $855,000 | $316 | none in file | not available |
| March 2026 | 17 | 4 / 4 | 3,035 | Pool | 2024 | $1,295,000 | $427 | none in file | not available |
The one Unit 14 Phase 2 home that resold above its 2024 builder price was also the largest, at 2,700 square feet and $367 a foot, which says more about that home than about the unit (Sarasota County Property Appraiser).
The Boca Royale spread teaches that price follows the home, not the gate. Resales ran from $192 to $430 a heated square foot. Every pool home recorded $245 or more, every home without a pool $277 or less, and same-size homes in the same unit differed by up to $220,000.
For an owner pricing a home, two readings follow from the tables above (Sarasota County Property Appraiser):
Days on market, sale-to-list ratio, original asking price and price reductions for the 68 resales above: Information not available at time of publishing (checked November 14, 2026). When we prepare your valuation, we add the listing history for the resales nearest yours. To see them, ask for your free Boca Royale valuation or Call Jesse direct at (239) 898-6072.
At Boca Royale's $600,000 resale median, the deed stamps at $0.70 per $100 come to $4,200 and an estoppel certificate on a current account is capped at $299. Commission is negotiated. In Sarasota County the buyer customarily pays the owner's title policy, and in Units 11 and later the buyer owes the Transfer Contribution.
Data updated: November 2026 (Florida Statutes 201.02 and the Florida Department of Revenue; Florida rule 69O-186.003; Florida DBPR estoppel certificate fees; Boca Royale Fifteenth Amendment, recorded July 30, 2026; Sarasota County Tax Collector 2026 millage; Boca Royale prices from the Sarasota County Property Appraiser file dated October 21, 2026; arithmetic ours).
We worked the net sheet at three Boca Royale prices from the window: $355,000, the median of the 13 two-bedroom resales; $600,000, the median of all 68 resales; and $1,250,000, the median of the 7 resales of 3,200 square feet or more (Sarasota County Property Appraiser). The statewide detail is in our Florida seller closing costs guide.
Example Boca Royale seller net sheet, before commission, mortgage payoff and prorations
| Line | $355,000 | $600,000 | $1,250,000 | Basis |
|---|---|---|---|---|
| Deed documentary stamps, $0.70 per $100 | $2,485.00 | $4,200.00 | $8,750.00 | 3,550, 6,000 and 12,500 units |
| Estoppel certificate, current account | $299.00 | $299.00 | $299.00 | DBPR cap |
| State-set and capped lines | $2,784.00 | $4,499.00 | $9,049.00 | Our arithmetic |
| Settlement fee and municipal lien search, typical range | $600 to $1,750 | $600 to $1,750 | $600 to $1,750 | Estimates; the closing agent sets them |
| Estimated net before commission, payoff and prorations | $350,466 to $351,616 | $593,751 to $594,901 | $1,239,201 to $1,240,351 | Price minus the lines above |
| Commission, negotiated: each 1 percent of price | $3,550 | $6,000 | $12,500 | Not a set rate |
| Owner's title policy, promulgated premium, only if your contract shifts it to you | $1,850.00 | $3,075.00 | $5,700.00 | Rule 69O-186.003 |
| Transfer Contribution, lots in Units 11 and later | Paid by the buyer | Paid by the buyer | Paid by the buyer | Fifteenth Amendment |
Sources: Florida Statutes 201.02; Florida Department of Revenue, documentary stamp tax; Rule 69O-186.003; Florida DBPR, Estoppel Certificate Fees; Boca Royale Golf POA, Governing Documents. Service-fee ranges are typical estimates, not quotes.
The state-set and capped lines come to 0.72 to 0.78 percent of price across the three Boca Royale points, our arithmetic on the rates above (Florida Department of Revenue, documentary stamp tax). The lines that move a Boca Royale net are commission, any credit you offer against Neal's reduced prices, and who pays the owner's title policy.
Deed stamps on a Boca Royale sale are 70 cents for each $100 of price or portion of $100, the rate in every Florida county but Miami-Dade. Round the price up to the next $100, divide by 100 and multiply by $0.70: $2,485 at $355,000, $4,200 at $600,000 and $8,750 at $1,250,000.
The Florida Department of Revenue states the rate as "70 cents on each $100 or portion thereof of the total consideration" (Florida Department of Revenue, documentary stamp tax), under section 201.02 (Florida Statutes 201.02). In Sarasota County residential practice the seller pays them. A financing buyer pays separate stamps of $0.35 per $100 on the new mortgage plus the 2-mill intangible tax (Florida Department of Revenue, nonrecurring intangible tax), which are not seller costs.
Stamps scale with price: $70 for every $10,000, our arithmetic. A $20,000 reduction to meet a Neal quick move-in price saves $140 in stamps, so stamps never decide a Boca Royale pricing question (Florida Statutes 201.02).
In Sarasota County, which covers every Boca Royale parcel, the buyer customarily pays the owner's title policy and chooses the closing agent. That is custom, not law: the contract controls, and the closing agent confirms who pays. The premium itself is set by state rule, so it is identical at every title insurer.
Florida's promulgated rate is $5.75 per $1,000 of coverage up to $100,000, $5.00 per $1,000 from $100,000 to $1,000,000 and $2.50 per $1,000 above that tier, with any fraction of $100 counted as a full $100 (Rule 69O-186.003). At the three Boca Royale points that is $575 plus $1,275, or $1,850, at $355,000; $575 plus $2,500, or $3,075, at $600,000; and $575 plus $4,500 plus $625, or $5,700, at $1,250,000, before any reissue credit.
Some Boca Royale buyers come from counties where the seller pays. We settle the title line in the first offer, and if a buyer asks you to take it, the figures above are the cost of saying yes, to weigh against other credits. Your own owner's policy from your purchase is worth handing to the closing agent either way.
Every Boca Royale sale needs an estoppel certificate from the Boca Royale Golf Property Owners Association, and Florida caps the fee at $299 on a current account. The certificate is also where a buyer learns the assessment and any transfer charge owed, because the association does not publish them.
Florida caps what an association can charge for the estoppel certificate a 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). Ordering it from Castle Group, the association's manager, early in the contract avoids the rush fee.
The statutory form asks, "Is there a capital contribution fee, resale fee, transfer fee, or other fee due?" and requires the type and amount (Florida Statutes 720.30851). For a Boca Royale lot, that answer and the current assessment are what we put on your net sheet before pricing.
The Boca Royale Transfer Contribution, added by the Fifteenth Amendment recorded July 30, 2026, applies to transfers of lots in Units 11 and later and is paid "by or on behalf of the purchaser." It equals one year's Annual Assessment for the lot less the Community Membership Assessment. No dollar figure is published.
The recorded amendment makes it a buyer cost, not a seller cost (Boca Royale Golf POA, Governing Documents). It still reaches your price. A buyer comparing your Unit 14 home with a Neal home in the Wellen Park section adds it to cash at closing, and a buyer near a lender's limit may need it covered. Covering it as a negotiated credit is one way to compete, and the buyer's lender counts it as a seller contribution inside the loan's limits. Units 6 to 10 sit under their own original declarations, where it was not found.
Florida property taxes run on the calendar year and are paid in arrears, so a Boca Royale seller who closes before the year's bill is paid credits the buyer for the days owned. Original Boca Royale sits in unincorporated Sarasota County, at 11.3068 mills for 2026.
The method: your days of ownership that year, divided by 365, times the annual bill, using the prior year's bill when the current one is not yet issued (Florida Department of Revenue, property tax). At the 2026 rate (Sarasota County Tax Collector, 2026 millage), a non-homestead Boca Royale home with a $470,900 taxable value, the median just value of improved Boca Royale parcels (Sarasota County Property Appraiser), owes $5,324.37 in ad valorem tax. A closing on April 30, 2027 that prorates on that bill leaves the seller 119 days, about $1,735.89 credited to the buyer, our arithmetic on an illustration, not your bill.
Non-ad valorem charges on the same bill, such as the fire assessment, are prorated the same way (Englewood Area Fire Control District, Assessments). Association assessments are prorated from the paid-through date on the estoppel. Prorations move money between you and your buyer, so we show them on a separate line once a closing date exists.
Neal's Boca Royale quick move-in homes, all in the Wellen Park section and under construction, were advertised from $449,990 to $999,990 on November 14, 2026, and three had been cut. A resale buyer prices your home against that sheet, so we set your net against it before choosing a list price.
Neal quick move-in homes at Boca Royale, advertised prices observed November 14, 2026
| Neal plan (series) | Heated sq ft | Earlier advertised price | Priced at | Feature tags include |
|---|---|---|---|---|
| Tidewinds 2 (Coral villa) | 1,638 | $470,990 | $449,990 | Impact glass; pool |
| Imagination (Cruise) | 1,776 | $494,990 | $462,990 | Impact glass |
| Sandcastle 2 (Coral villa) | 1,848 | $512,990 | $505,990 | Impact glass; pool |
| Dream 2 (Cruise) | 1,860 | none shown | $508,990 | Impact glass; pool |
| Dream 2 (Cruise) | 1,860 | none shown | $510,990 | Impact glass; pool |
| Triumph (Celebration) | 2,332 | none shown | $735,990 | Impact glass; pool and spa |
| Sea Mist (Cove) | 2,427 | none shown | $855,990 | Impact glass; pool and spa |
| Savannah 2 (Coastal) | 2,868 | none shown | $978,990 | Impact glass; pool and spa |
| Kiawah 2 (Coastal) | 2,908 | none shown | $999,990 | Impact glass; pool and spa |
Sources: Neal Communities, Boca Royale Golf and Country Club at Wellen Park; Neal Communities, quick move-in promotion. These are the builder's advertised asking prices, not values and not recorded sales.
Two comparisons show what the sheet does to a resale. A Sandcastle 2 villa of 1,848 square feet with a pool was advertised at $505,990, while Boca Royale's eleven Unit 16 resales, at a 1,845 square foot median and without pools, recorded a $414,000 median (Sarasota County Property Appraiser). A Unit 16 owner is priced against the villa's pool and new finishes, not its sticker. At the top, a 2,908 square foot Kiawah 2 at $999,990 sits close to the $990,000 recorded for a 2,700 square foot Unit 14 Phase 2 resale with a pool in September 2026. Each $10,000 you price below a comparable Neal home costs $10,000 of net and saves $70 of stamps, our arithmetic, so we test any cut against what it buys in time and buyer count.
A seller credit and a price cut can cost a Boca Royale seller the same dollars yet land differently with a buyer and an appraiser. Lenders cap what a seller may contribute: on a $600,000 conventional purchase, 3, 6 or 9 percent is $18,000, $36,000 or $54,000, depending on the buyer's down payment.
Fannie Mae's caps run off "the lower of the sales price or appraised value," and contributions above them "must be deducted from the property's sales price" (Fannie Mae Selling Guide B3-4.1-02). FHA's limit is 6 percent of the sales price, $36,000 at $600,000, our arithmetic, and seller-paid commissions under local custom are "not considered an Interested Party Contribution" (HUD Handbook 4000.1, Update 18). Fannie Mae also lets a seller pay the buyer's association assessments for "no more than 12 months" after settlement, which can answer a buyer's worry about Boca Royale dues (Fannie Mae Selling Guide B3-4.1-02).
The appraisal side cuts both ways. HUD's market value definition says "No adjustments are necessary for those costs, which are normally paid by sellers as a result of tradition or law in a market area," but a credit beyond custom is a concession the next appraiser must analyze when your sale becomes someone's comparable (HUD Handbook 4000.1, Update 18). We show you both versions, credit and cut, on the net sheet.
Beyond stamps, estoppel and commission, a Boca Royale seller's closing statement carries the mortgage payoff with per diem interest, a settlement fee, a municipal lien search and small wire or courier charges. The buyer customarily records the deed, at $10 for the first page and $8.50 for each additional page.
Recording fees are set by statute and identical in every county (Florida Statutes 28.24). The service lines are not: settlement fees commonly run $500 to $1,500, a municipal lien search $100 to $250, and payoff, wire and courier charges usually under $100 combined, estimates that depend on the closing agent. The estoppel certificate is valid 30 days when delivered electronically and 35 days by mail, and the fee is refundable within 30 days of a written request if the sale does not close (Florida Statutes 720.30851).
Two documents belong before the contract, not at closing. Florida requires the homeowners' association disclosure summary before a buyer signs, or the contract is voidable (Florida Statutes 720.401), and a property tax disclosure summary warning the buyer not to rely on your taxes (Florida Statutes 689.261). In Boca Royale, where 638 of 949 homes carry a homestead exemption on the county file, a buyer's bill can differ sharply from yours (Sarasota County Property Appraiser).
A Boca Royale buyer budgets insurance beside the mortgage, so a high premium lowers what that buyer can offer. Florida's insurance regulator put Sarasota County's average homeowners premium with wind at $3,457 a year, about $288 a month, which at 7.11 percent uses the payment room of roughly $42,800 of loan.
The figure comes from the Office of Insurance Regulation's July 2026 report, on data as of March 31, 2026, down from $3,482 in the January report (Florida OIR, July 2026 stability report); OIR announced on October 29, 2026 that "over 824,300 Florida homeowners will receive rate decreases" (Florida OIR bulletin). The loan figure is our arithmetic at Freddie Mac's November 12, 2026 rate. Two rules bear on larger Boca Royale homes: a dwelling with a replacement cost of $700,000 or more is ineligible for Citizens, and from January 1, 2027 every Citizens personal residential policy needs flood coverage (Florida Statutes 627.351; Citizens, Flood).
So the documents that lower a quote also support a price: a current wind mitigation form, the roof permit and any elevation certificate. We put them in the listing file before the first showing, because a buyer who can price insurance early can write a firmer offer.
Commission on a Boca Royale sale is negotiable: there is no standard or legal rate, and since August 17, 2024 offers to pay a buyer's agent cannot appear on the multiple listing service. Each 1 percent is $6,000 at the $600,000 resale median and $12,500 at $1,250,000, the largest line you control.
The National Association of Realtors says "Agent compensation for home buyers and sellers continues to be fully negotiable" (NAR, What the NAR Settlement Means for Home Buyers and Sellers). A seller may still offer buyer-agent compensation off the listing service, or a concession such as a closing-cost credit (NAR settlement FAQs). In Boca Royale that choice sits next to Neal's reduced quick move-in prices and the buyer's Transfer Contribution, so we show each structure in dollars at your price. For the full Englewood listing process, see how we sell homes in Englewood. For a net sheet on your own home, request your free Boca Royale home valuation or Call Jesse direct at (239) 898-6072.
Ready to put a number on your Boca Royale home? Start with your free Boca Royale home valuation or read our Boca Royale 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 in Englewood.
A free in-person comparative market analysis is the closest thing to an appraisal you can get before listing a Boca Royale home, and it costs nothing. One of us visits, reads your unit, plan era, lot view and pool, and matches them against recorded Boca Royale resales and Neal's current homes.
Use the Boca Royale in-person valuation request here, or Call Jesse direct at (239) 898-6072, and we will fix a time that works for you, by video if you are out of town. A short stack of Boca Royale papers on the kitchen table makes the range we return much tighter.
Six papers help most. If Neal built your home, bring the purchase agreement and option sheet: every Neal plan page says the base price "does not include the homesite premium or design options," so your contract is the only record of what the lot and the upgrades cost (Neal Communities, Boca Royale Golf and Country Club at Wellen Park). Bring the Sarasota County permits and the Architectural Committee approval letters for anything added later, because the recorded Declaration requires written committee approval before any exterior work (Boca Royale Golf POA, Governing Documents). Bring your latest association statement, any FEMA letter of map amendment or revision, a current wind mitigation report and a note of your club membership category, if you hold one.
The visit covers what the county file cannot see: whether the lanai looks onto a fairway, a lake, a preserve or another house, the roof, the pool cage, the finish level and the condition of every system. You leave with a written range and the proof behind it. Every recorded Boca Royale sale we leaned on is listed by month, plat, bedroom count, heated area on the county roll, pool and price, and Neal's own closings sit in a separate column from owner resales; all of it comes from the county's October 21, 2026 parcel and sales download (Sarasota County Property Appraiser). The file also names the Neal homes a buyer could choose instead, shows your flood determination, breaks out every charge on your tax bill and estimates what you keep at closing.
Buying your next home as well? Call Marc at (239) 287-5873, see our Englewood buyer representation page, or read how we help buyers. The visit carries no obligation, and it comes from Top 1% Real Estate Agents Nationally Since 2008.
A CMA is our written opinion of the price a Boca Royale home will bring, prepared for you before the listing. The appraisal comes later: the buyer's lender orders it once a financed contract is signed, and a state-licensed appraiser writes it. Both read the same county sales, but they answer different questions.
Florida law keeps the two apart. A broker may prepare a CMA or price opinion without an appraiser's license, but the same statute adds that it may never be "referred to or construed as an appraisal" (Florida Statutes 475.612).
| Point of difference | Comparative market analysis (CMA) | Lender appraisal |
|---|---|---|
| Prepared by | Your listing team | A licensed or certified appraiser |
| Prepared for | You, before the listing goes live | The buyer's lender, after a contract is signed |
| Treatment of a Neal closing | Read net of lot premium, options and builder price cuts | A comparable that must be checked for concessions and upgrades |
| Treatment of golf, lake and preserve views | Judged from paired Boca Royale resales | Reported as view type, range and impact on the new appraisal form |
| Purpose | A list price that holds up against the builder | Support for the loan amount |
Where a builder is still active, Fannie Mae asks the appraiser for a settled sale inside the project and another outside it, and it favors a verifiable resale in which the builder played no part (Fannie Mae Selling Guide B4-1.3-08). HUD's FHA handbook adds that arm's length resale activity inside a subdivision or PUD "is often the best indicator of value" (HUD Handbook 4000.1). In the 12 months to October 14, 2026 we tracked 68 Boca Royale resales beside 18 Neal direct sales (Sarasota County Property Appraiser), so the resale record is deep enough to anchor both the CMA and the appraisal.
A Boca Royale valuation answers what the home is worth today. The next decision is usually how to sell it, what the community offers a buyer, or what the rest of Englewood is doing, and each of those has its own guide on our site. Choose the page that fits the decision in front of you.
Our Boca Royale seller guide covers pricing against Neal's homes, the association paperwork, the Transfer Contribution, disclosures and a net sheet. Our Boca Royale community guide covers the gate, the club, the course, the plats, utilities and flood maps. The Florida seller closing costs guide explains each charge on a settlement statement. To set Boca Royale beside the wider town, start with the Englewood home values page and the Englewood seller guide; to compare a resale with building new, open the Englewood new construction guide. Buying next? Call Marc at (239) 287-5873.
Boca Royale owners raise these questions with us and search them online, and each answer below rests on the county record, the recorded Boca Royale documents or Neal's own pages. A sales figure, unless the answer gives a different period, counts qualified sales of Boca Royale parcels carrying a home on the roll, taken from the county's October 21, 2026 download and covering October 15, 2025 through October 14, 2026 (Sarasota County Property Appraiser). A builder-direct sale is one where a Neal entity, recorded as Resource Conservation of Sarasota LLC or Neal Communities, sold the home; every other seller makes it a resale. Price per square foot divides by the heated (living) area on the county roll, a smaller number than most listing sheets and brochures print.
Data updated: November 2026 (Sarasota County Property Appraiser parcel and sales download dated October 21, 2026; latest qualified Boca Royale sale recorded October 13, 2026; window October 15, 2025 through October 14, 2026; Neal Communities Boca Royale pages read November 14, 2026).
Your Boca Royale home is worth what buyers recently paid for homes like it in your unit, matched on heated area, bedrooms, pool, lot view and age, then checked against the price Neal is asking for a new home of similar size. We tracked 86 qualified Boca Royale sales in the latest 12 months at a $576,500 median: 68 resales at $600,000 and 18 builder-direct sales at $398,000 (Sarasota County Property Appraiser). Those medians mix compact homes of about 1,500 heated square feet with custom estates of about 3,900, so treat them as a starting line, never as your price. For a written range built from the sales closest to your plan and lot, request a free Boca Royale home valuation or Call Jesse direct at (239) 898-6072.
The median for all 86 qualified sales of improved Boca Royale parcels in the 12 months to October 14, 2026 was $576,500. Owner resales recorded $600,000 across 68 sales, and Neal's direct sales recorded $398,000 across 18 (Sarasota County Property Appraiser). The builder figure is lower because of where Neal was closing, not because new homes are cheaper: 11 of its 18 sales were in Unit 16, at a $390,000 median for a 1,639 square foot median home. Resales came from 15 different plats, from Unit 11 Phase 1 at a $355,000 median to Unit 8 at $1,500,000. A community median tells you the middle of a mixed group, which is why a Boca Royale valuation starts from your own unit.
Boca Royale's 86 qualified sales over the past year centered on $266 per square foot of county heated area; half of them landed between $230 and $313, and the full spread ran from $192 to $434 (Sarasota County Property Appraiser). Resales alone recorded a $268 median, with the middle half from $232 to $313. Builder-direct sales recorded $238. That spread is wide because Boca Royale holds two very different housing stocks inside one gate: Neal production homes built from 2013 and custom homes from the early 2000s. Never divide a list price by a brochure square footage and compare it with $266; the county measures heated area only, and the figure for your home depends on its plat and era.
In most markets bigger homes sell for less per foot. Boca Royale runs the other way. In the latest 12 months, homes of 1,700 to 1,999 heated square feet recorded $216 per square foot and homes under 1,700 recorded $230, while homes of 2,700 to 3,199 square feet recorded $354 and homes of 3,200 or more recorded $349 (Sarasota County Property Appraiser). The reason is what travels with size here: the large homes are mostly the custom estates of Units 6 to 10 and the Unit 14 Phase 2 and Unit 17 homes, which carry pools, wider lots and heavier finishes. The smaller homes are mostly paired and compact Neal plans without pools. So a Boca Royale home is priced against its own size band, never against a community average per foot.
Two-bedroom homes made up 20 of the 86 Boca Royale sales in the latest 12 months, at a $375,000 median with a 1,632 square foot median heated area (Sarasota County Property Appraiser). The 13 two-bedroom resales recorded $355,000 and ranged from $325,000 to $610,000, for homes of 1,517 to 1,950 square feet. By our count, the 10 two-bedroom resales without a pool recorded a $350,000 median, and the three with a pool sold for $495,000 to $610,000. The builder benchmark matters most here: Neal listed its Tidewinds 2 villa plan, 1,638 square feet, from $352,990 on November 14, 2026, before homesite premium and options (Neal Communities, Boca Royale Golf and Country Club at Wellen Park). A two-bedroom resale has to answer that new villa price.
Three-bedroom homes are the core of the Boca Royale market. In the latest 12 months, 57 three-bedroom sales recorded a $625,000 median with a 2,289 square foot median heated area; the 47 resales also recorded $625,000, and the 10 builder-direct sales recorded $729,700 (Sarasota County Property Appraiser). The builder figure runs higher because several of those closings were large pool homes in Unit 14 Phase 2 and Unit 17. Three-bedroom resales ran from $355,000 for a 1,845 square foot home without a pool in Unit 16 to $1,575,000 for a 3,939 square foot pool home in Unit 8. The bedroom count alone tells a buyer very little in Boca Royale; the unit, the heated area and the pool place a three-bedroom home inside that range.
Usually, but because it is bigger, not because of the extra room. All 8 four-bedroom Boca Royale sales in the latest 12 months were resales, at a $900,000 median with a 3,109 square foot median heated area, against $625,000 and 2,289 square feet for three-bedroom resales (Sarasota County Property Appraiser). Eight sales is a small group. The range shows why: a 2,449 square foot four-bedroom home without a pool in Unit 11 Phases 2 and 3 recorded $500,000 in May 2026, while a 3,619 square foot four-bedroom pool home in Unit 8 recorded $1,500,000 in March 2026. On Neal's current price list, a fourth bedroom appears on plans such as Ocean Front, 3,156 square feet from $598,990 (Neal Communities, Boca Royale Golf and Country Club at Wellen Park). We value by heated area and pool first.
Boca Royale's smaller-home plats trade in their own band. In the latest 12 months, resales in Unit 11 Phase 1 recorded a $355,000 median at $233 per square foot (6 sales), Unit 13 recorded $372,500 at $212 (6 sales), and Unit 16 recorded $414,000 at $230 (11 sales) (Sarasota County Property Appraiser). Homes under 1,700 heated square feet recorded a $350,000 resale median. The county file does not label a home as a villa, so we confirm the product type at the visit. The competing new product is Neal's Coral Series villas: Tidewinds 2 from $352,990 and Sandcastle 2 from $371,990, base prices observed November 14, 2026 (Neal Communities, Boca Royale Golf and Country Club at Wellen Park). A finished resale with a lanai and landscaping competes with those base prices plus everything a buyer would add.
They are the top of the Boca Royale market. By our count, 8 homes built from 2001 to 2010 resold in the latest 12 months at a $1,175,000 median and about $353 per square foot of heated area (Sarasota County Property Appraiser). By plat, Unit 8 recorded 3 resales at a $1,500,000 median and $400 per square foot, Unit 9 recorded 2 at $1,400,000 and $410, and Unit 7 recorded 2 at $1,087,500 and $323. Eight sales is a small group, and individual results ranged from $875,000 for a 3,183 square foot home in Unit 8 to $1,575,000 for a 3,939 square foot home in the same unit. These homes have no Neal equivalent on today's price list, so they are valued against each other and, where needed, against comparable estates outside the gate.
No. In Boca Royale the older homes are the bigger, custom ones. By our count, the 60 resales of homes built from 2013 onward recorded a $560,000 median and about $258 per square foot, while the 8 resales of homes built from 2001 to 2010 recorded $1,175,000 and about $353 per square foot in the latest 12 months (Sarasota County Property Appraiser). Age still matters inside each group. For a 2001 to 2010 home, buyers and insurers look at the roof's replacement date, the windows and the electrical and plumbing systems, and the new federal appraisal form asks the appraiser to place the roof in an age band (Fannie Mae and Freddie Mac, UAD Appendix F-1). For a Neal home, the comparison is with the builder's current product next door.
By median resale price in the latest 12 months, Unit 8 led with 3 resales at $1,500,000 and $400 per square foot, followed by Unit 9 with 2 at $1,400,000 and $410 (Sarasota County Property Appraiser). Among Neal-era plats, Unit 12 Phase 1 recorded 3 resales at $850,000 and $342, Unit 14 Phase 2 recorded 5 at $779,500 and $295, and Unit 14 Phase 1 recorded 5 at $692,000 and $284. Unit 12 Phase 2, the busiest plat, recorded 16 resales at $576,500 and $268. The lowest medians came from the compact-home plats: Unit 11 Phase 1 at $355,000 and Unit 13 at $372,500. Your unit is a proxy for lot width, plan size and build era, which is why every Boca Royale valuation we prepare starts there.
The resale record shows a rise through 2024 and a step down since. Resale medians by calendar year were $480,000 and $192 per square foot in 2017 (24 sales), $454,000 and $203 in 2020 (49), $599,000 and $246 in 2021 (59), $700,000 and $331 in 2022 (39), $695,000 and $320 in 2023 (34), $737,500 and $313 in 2024 (34), $617,500 and $268 in 2025 (56), and $600,000 and $268 in 2026 through October 13 (56) (Sarasota County Property Appraiser). Part of each move is mix, since the share of estates and compact homes changes year to year. The per-foot medians, which travel less with size, put 2025 and 2026 well above 2017 to 2020 and below 2022 to 2024. Your own home's direction depends on its unit and size band.
They followed what Neal was building more than the market. Builder-direct medians were $339,100 and $180 per square foot in 2017 (59 sales), $457,900 and $212 in 2022 (32), $585,100 and $319 in 2023 (56), $769,600 and $331 in 2024 (55), $682,300 and $308 in 2025 (39), and $395,000 and $232 in 2026 through October 13 (13) (Sarasota County Property Appraiser). The 2024 high came while Neal was closing larger homes: three Unit 14 Phase 2 pool homes that later resold were first bought from Neal in 2024 for $851,700 to $925,400. In the latest 12 months, 11 of Neal's 18 direct sales were smaller Unit 16 homes. Neal's newest section, Boca Royale East Unit 20, is not in these figures, because the county had not yet placed its homes on the roll. Builder medians describe Neal's product mix, not the value of an existing home.
Resale medians held near $610,000 for most of the year, then fell in the latest three-month block. In three-month blocks, resales recorded $610,000 from October 16, 2025 to January 14, 2026 (15 sales), $610,000 from January 15 to April 15, 2026 (23), $605,000 from April 16 to July 15, 2026 (19), and $490,000 from July 16 to October 14, 2026 (11) (Sarasota County Property Appraiser). Per square foot, the resale medians were $273, $274, $267 and $245. Builder blocks held only 2 to 7 sales each, at $502,800, $400,000, $362,500 and $392,000, which is too few to read as a trend. Resale blocks of 11 to 23 sales are noisy, and the latest block is the smallest of the four.
Mostly because of what sold, and the sample is small. The July 16 to October 14, 2026 block held only 11 resales, against 23 in the January to April block (Sarasota County Property Appraiser). By our count, 5 of those 11 homes had under 1,900 heated square feet, and 6 had no pool, so the block tilted toward Boca Royale's smaller homes. Over the full 12 months, 38 of 68 resales had a pool. The per-foot median in the block, $245, also sat below the $267 to $274 of the earlier blocks, so part of the drop is real softening and part is mix. A three-month figure built on 11 sales should never set your price on its own.
Across the community, yes: resales recorded a $268 median per square foot against $238 for builder-direct sales in the 12 months to October 14, 2026 (Sarasota County Property Appraiser). The fairer test compares the same plat. In Unit 16, 11 builder sales recorded $222 per square foot and 11 resales recorded $230, with resales running larger, at a 1,845 square foot median against 1,639. In Unit 14 Phase 2 the order flipped: 5 builder sales recorded $329 and 5 resales $295. Unit 17 held only 2 builder sales and 1 resale, a small group. So the gap depends on the plat and the product Neal was selling there. A resale brings a finished lanai, landscaping and often a pool; a new home brings a fresh warranty and no wait for the previous owner to move.
Often less than you paid, before selling costs, though not always. In the latest 12 months, 20 Boca Royale homes last bought from 2022 to 2024 resold, 10 of them first bought from Neal. They resold at a $607,500 median against a $712,500 median purchase price, with a median change of 13.5 percent below the price paid; 15 sold below the price the owner paid and 5 above (Sarasota County Property Appraiser). Those were the years when Boca Royale resale medians peaked, from $695,000 to $737,500. A builder price also bundled the homesite premium, options and sometimes a pool, which a resale buyer does not pay for in full again. Your own figure depends on your unit, plan and pool, so ask for a Boca Royale valuation with a net sheet.
Most owners in this group sold above the price they paid. In the latest 12 months, 24 Boca Royale homes last bought from 2019 to 2021 resold, 14 of them first bought from Neal. They recorded a $550,000 median resale price against a $450,700 median purchase price, with a median change of 20.5 percent above the price paid and a median difference of $81,950; 21 sold above and 3 below (Sarasota County Property Appraiser). Those purchases came before the 2022 to 2024 run in Boca Royale prices. Owners who bought from 2013 to 2018 are a small group of 9, all of whom sold above the price paid; owners who bought in 2025 or 2026 are a small group of 3. Neither supports a percentage conclusion. Selling costs come off any difference, so Call Jesse direct at (239) 898-6072 for a net figure.
Timing of the purchase and what the price included explain most of it. Two Unit 14 sales show both sides. A 2021-built, 2,436 square foot three-bedroom pool home in Unit 14 Phase 1, bought from Neal for $568,600 in September 2021, recorded $749,900 in April 2026. A 2022-built, 2,427 square foot three-bedroom pool home in the same plat, bought from Neal for $912,700 in December 2022, recorded $790,000 in July 2026 (Sarasota County Property Appraiser). Similar homes, very different results, because the second purchase landed near the top of the builder's pricing. Builder prices also include the homesite premium and options that Neal never publishes separately (Neal Communities, Boca Royale Golf and Country Club at Wellen Park). These are public county records, shown without street addresses.
There is no rule, but holding time shows up clearly in the record. Of 33 Boca Royale resales in the latest 12 months that followed a recorded purchase from Neal, 25 sold above and 8 below the price paid to the builder, at a median change of 19.0 percent above, after a median hold of 64.7 months (Sarasota County Property Appraiser). Shorter holds bought near the 2022 to 2024 price peak fared worst, as the cohort answers above show. Federal tax rules point the same way: to claim the full home-sale exclusion, the IRS generally looks for two years of owning and living in the home during the five years before closing (IRS Publication 523). Check the date with your own tax adviser first.
The raw gap is large, but Boca Royale pool homes are also bigger homes. Over the past year, 45 pool sales closed at a $790,000 median and $311 per square foot, and 41 sales without a pool at $394,000 and $229, with median heated areas of 2,528 and 1,845 square feet (Sarasota County Property Appraiser). The fairer view holds size steady. Inside the 2,000 to 2,499 square foot band, 18 pool sales recorded $630,000 and $280 per square foot, against 8 without a pool at $532,500 and $237. The no-pool side is a small group, and the two sides still differ in unit, age and view, so that $97,500 difference, by our arithmetic, is a raw gap and not the value of a pool. We test it with same-plan pairs inside one unit.
Just over half of recent Boca Royale sales had one. In the latest 12 months, 45 of 86 qualified sales had a pool on the county roll, and among resales the figure was 38 of 68 (Sarasota County Property Appraiser). Among builder-direct sales it was 7 of 18, at a $957,400 median, against 11 without a pool at $390,000. None of Neal's included-features sheets list a pool, cage or lanai screen as standard; a pool appears only as an option or on specific quick move-in homes (Neal Communities, Boca Royale Golf and Country Club at Wellen Park). The recorded rules require every Boca Royale pool area to be enclosed, and on golf-course lots the cage must sit 10 feet back from the property line (Boca Royale Golf POA, Governing Documents).
Often, but you will not find the premium in any public Boca Royale record. The county's waterfront field reads "Mainland (or non-navigable water)" on 1,264 of the 1,267 Boca Royale parcels, so the sales file cannot tell a fairway lot from an interior one (Sarasota County Property Appraiser). Published studies point in one direction but vary widely: one found golf frontage added 7.6 percent in its market (Do and Grudnitski, 1995), and an Omaha study found frontage premiums from 5 percent to 28 percent depending on the type of club (Shultz and Schmitz, 2009). Neither is Boca Royale data. A Boca Royale golf premium has to come from paired sales of similar homes in the same unit, on and off the course, and the hole position matters: a lot beside a tee or landing area can count against value.
It depends on the water and what the appraiser sees from the house. The new federal appraisal form lists Golf Course, Lake, Pond, Marsh and Woods as separate view types, each rated Full or Partial and Beneficial, Neutral or Adverse, and lists Stormwater Retention as a separate site influence (Fannie Mae and Freddie Mac, UAD Appendix F-1). A Tampa Bay study summarized in The Appraisal Journal found a 15 percent premium for lake frontage and 3.1 percent for pond frontage (Wyman and Mothorpe, The Appraisal Journal, 2023), which is why a Boca Royale stormwater lake and a large open lake are not valued the same. Neal's only current view tag on a Boca Royale listing is "Conservation Backyard View" (Neal Communities, Boca Royale Golf and Country Club at Wellen Park). We pair same-unit resales by view type.
The rebuild is a real improvement, but the county record cannot isolate its effect on price. Neal rebuilt the course from scratch to a Gordy Lewis design, regrassed it with Seaside Paspalum Platinum, removed about half the bunkers, doubled the driving range, added a 10,000 square foot short game area and reopened it to members on December 23, 2024 (Neal Communities, renovated Boca Royale course). It now plays as a par 71 of just over 6,600 yards. Boca Royale's resale median moved from $737,500 in 2024 to $617,500 in 2025 (Sarasota County Property Appraiser), in a year when the Sarasota County single-family median slipped 6 percent (RASM, 2025 year-end report), so the rebuild did not lift the community median on its own. What it does is remove a buyer objection: an aging course would have been a question at every showing. A golf-view seller should state the rebuild date.
Yes, it is private, and it is too early to measure the effect on value. Neal announced that Boca Royale Golf and Country Club would become a "Non-Equity Private Country Club" on July 1, 2026, its 60th year, moving from semi-private to a private facility "for its members and invited guests" (Neal Communities, transition to private club). The release lists no dues, initiation fees or membership requirement. By our count, only 14 Boca Royale resales closed on or after July 1, 2026, 11 of them in the July 16 to October 14, 2026 block (Sarasota County Property Appraiser), and that is too few to separate any club effect from size and season. What a seller can say plainly is what a member gets today: published golf, racquets and social categories (Boca Royale Golf and Country Club, Membership Overview).
No primary source publishes Boca Royale club dues or initiation fees. The club's membership page lists golf, racquets and social categories with no prices (Boca Royale Golf and Country Club, Membership Overview), and Neal's July 2026 release names none. What the recorded Declaration does say is that every lot is now covered by a Community Membership Agreement dated October 1, 2012: the association pays the club and bills each lot a Community Membership Assessment, and each owner may designate one or two people to use the club's dining and social facilities (Boca Royale Golf POA, Governing Documents). For the exact amount on your lot, order the estoppel certificate or ask the association's manager, Castle Group, at 941-460-8020 (Boca Royale Golf POA, FAQ). We do not print third-party dues figures, because none are dated after the club went private.
The recorded Declaration for Units 11 and later says the Community Membership Agreement "will expire on April 15, 2029, unless terminated earlier." After that, each owner and each later buyer, "as a condition of such ownership, shall make a bona fide application for a Club Membership," and a buyer's deed recorded after that date "will be void" unless a certificate from the Country Club Owner is recorded with it (Boca Royale Golf POA, Governing Documents). The same Declaration states that "A Club Membership is not an investment," which fits the non-equity label. For value, this means a sale closing after April 15, 2029 carries a club application step and club charges that a buyer will weigh, and the closing needs the club's certificate. For the Wellen Park expansion, the agreement was extended to 2049 in ten-year steps by the Fifteenth Amendment.
It is a buyer charge, but buyers count it when they compare homes. The Fifteenth Amendment, recorded July 30, 2026 as Instrument 2026103433, adds a Transfer Contribution on every transfer of a lot in Units 11 and later, equal to one year's Annual Assessment less the Community Membership Assessment and paid "by or on behalf of the purchaser" (Boca Royale Golf POA, Governing Documents). Florida's ban on private transfer fees does not reach it, because the statute excludes amounts payable to an owners' association under a declaration (Florida Statutes 689.28). No dollar figure is published; the estoppel certificate shows it. A buyer comparing your home with a resale elsewhere, or with a new Neal home, nets that amount against price, so some Boca Royale sellers offer to cover it as a concession rather than cut the list price.
The Boca Royale Golf Property Owners Association does not publish its assessment amount on its public pages. Its FAQ describes single-family assessments as quarterly and covering common-area landscaping, management, common-area utilities such as streetlights and irrigation, and common-area insurance (Boca Royale Golf POA, FAQ). The amount for your lot, the paid-through date and the Community Membership Assessment come from the estoppel certificate, which Florida caps at $299 on a current account, $119 more if rushed and up to $179 more if delinquent (Florida DBPR, Estoppel Certificate Fees). Dues do not change the comparison between two Boca Royale resales, because both carry them. They do enter a financed buyer's monthly budget, so a listing that states the exact amount keeps a buyer from guessing high.
They raise the buyer's monthly payment, which caps what a financed buyer can offer. Fannie Mae counts "any owners' association dues" and special assessments in the monthly housing expense (Fannie Mae Selling Guide B3-6-03), and loans underwritten through its automated system allow a total debt ratio up to 50 percent (Fannie Mae Selling Guide B3-6-02). The new appraisal form reports "Mandatory Monthly Fees," defined as all mandatory fees for amenities, including those not offered to all owners, but "Only include those fees that transfer upon sale" (Fannie Mae and Freddie Mac, UAD Appendix F-1). So the Boca Royale assessment, the Community Membership Assessment and, for a Unit 20 home, the West Villages Improvement District charge all reach the buyer's math. Stating them early keeps an approved buyer approved.
It keeps a motivated seller inside the same club for years. Business Observer reported in October 2026 that Neal had sold the final home in the original 1,151-unit Boca Royale and is building 825 more homes on about 500 acres as Boca Royale Golf and Country Club at Wellen Park, due by the end of 2029 (Business Observer, October 27, 2026). Neal's launch release splits those 825 into 170 paired villas and 655 single-family homes (Neal Communities, Wellen Park section launch). Your buyer can tour a new Neal home on the same course before seeing yours. In the original section, a resale now competes mainly with other resales; the builder's prices still set the ceiling for a comparable smaller home, which is why we put Neal's live list into every Boca Royale valuation.
On November 14, 2026, Neal's Boca Royale page opened at "New Home in Wellen Park From $352,990," with 16 plans from $352,990 for the 1,638 square foot Tidewinds 2 villa to $690,990 for the 3,677 square foot Santa Catalina (Neal Communities, Boca Royale Golf and Country Club at Wellen Park). Those are builder's advertised base prices, not values: they exclude the homesite premium and design options, and the standard sheet lists steel storm panels rather than impact glass. Neal's nine quick move-in homes, finished with lots, options and on four homes a pool and spa, were advertised from $449,990 to $999,990, or about $261 to $353 per square foot by our arithmetic. Against that, Boca Royale resales recorded a $268 median per square foot in the latest 12 months (Sarasota County Property Appraiser).
They fell from 2022 to late 2025 and have barely moved since. Archived captures of Neal's Boca Royale page show a headline starting price of $464,990 in September 2022 (Wayback capture, September 25, 2022), $435,990 from September 2023 to June 2024, $410,990 in October 2024 (Wayback capture, October 7, 2024), plan cards from $350,990 in December 2025 (Wayback capture, December 9, 2025), and $352,990 today. The earlier headlines came from the original section's page and the later ones from the Wellen Park section, so this is a change in Neal's advertised entry price, not a like-for-like price for one homesite. It does explain why a 2022 builder price is a poor guide to a 2026 resale value.
Some are. On November 14, 2026, three of Neal's nine Boca Royale quick move-in homes showed reductions: a Tidewinds 2 villa from $470,990 to $449,990, an Imagination from $494,990 to $462,990, and a Sandcastle 2 villa from $512,990 to $505,990 (Neal Communities, Boca Royale Golf and Country Club at Wellen Park). The same Tidewinds 2 appeared at $455,990 on a Wellen Park flyer with pricing verified October 28, 2026, so the cut deepened within weeks (Wellen Park, Neal flyer). Pat Neal said in November 2025 that south Sarasota had been a tougher market, adding, "So we've gone down further in concessions" (Business Observer, November 28, 2025). We recheck the builder's list the week you list.
For golf, very few do; for size and price, many. Of the neighborhoods Wellen Park lists, only Boca Royale and Lennar's Wellen Park Golf and Country Club show a golf course (Wellen Park, Neighborhoods). Every builder nearby was running a November 2026 offer: Pulte at Lakespur advertised a pool or a $69,500 credit on agreements accepted November 2 to 30, 2026 (Pulte, Lakespur flyer), Lennar advertised up to $15,000 toward closing costs on contracts from November 9 to 30, 2026 (Lennar, Sarasota-area offer), and Toll Brothers advertised up to $40,000 toward kitchen and bath selections (Toll Brothers, Oakbend flyer). A Boca Royale home with a course view sells something few new homes offer. A non-view home is compared with those offers on price per square foot.
Yes, but the rules lean toward owner resales. Fannie Mae wants one settled sale inside a builder's project and one outside it, and calls a verifiable resale with no builder involvement preferable (Fannie Mae Selling Guide B4-1.3-08). Where a builder sale carried concessions, the appraiser adjusts by how the market reacted to them, and subtracts the full dollar amount only when buyers reacted by that much (Fannie Mae Selling Guide B4-1.3-09). FHA goes further, defining sales concessions to include "upgraded features in newly constructed houses" (HUD Handbook 4000.1). With 68 Boca Royale resales beside 18 builder sales in the latest 12 months (Sarasota County Property Appraiser), an appraiser usually has resale comparables in your unit, and we hand them over before the visit.
They share the club and the gate road but differ on the tax bill and the record. Boca Royale at Wellen Park is the newest plat, Boca Royale East Unit 20, added by the Fifteenth Amendment, which states that all land in the Wellen Park Expansion lies within the West Villages Improvement District and sets aside a recreational area for the expansion's owners (Boca Royale Golf POA, Governing Documents). The district's own FAQ lists "Boca Royale at Wellen Park" inside it and says "Sarasota National, Grand Palm and Boca Royale are not part of the WVID" (West Villages Improvement District, FAQs). On the October 2026 county file, none of Unit 20's homes had been placed on the roll yet, so the original section's 949 homes carry the recorded sales history (Sarasota County Property Appraiser). An original-section home carries no district line on its bill.
It adds a yearly non-ad valorem charge that a buyer counts, and it does not apply to the original Boca Royale. The district says its assessments "are tied to the benefits being received not the value of a home," appear on the November tax bill, cannot be opted out of, and that even after bonds are paid "there will always be an assessment for the operations and maintenance of the district" (West Villages Improvement District, FAQs). Its adopted 2026 to 2027 budget sets a district-wide charge of $507.97 per developed unit, made up of $370.32 for administration and maintenance and $137.66 for debt, and names no Boca Royale neighborhood rate yet (West Villages Improvement District, Final Budget 2026 to 2027). A Unit 20 resale buyer will need the figure from the tax bill or the district.
No, and mixing them up distorts any value research. Boca Royale is a gated golf community in Englewood, ZIP 34223, in unincorporated Sarasota County, and its club sits at 1601 Englewood Road (Boca Royale Golf and Country Club). Boca Raton is a separate city with its own club communities, its own fees and its own sales; none of them describes a Boca Royale home. Searches for Boca Royale membership often return Boca Raton club pages, so check the city and ZIP before trusting any figure online. Every one of the 1,267 Boca Royale parcels in the county file we used is a Sarasota County parcel, and every sale figure on this page comes from that file (Sarasota County Property Appraiser). For the place itself, read our Boca Royale community guide.
With Boca Royale sales first, then the nearest similar market. Fannie Mae wants comparable sales "from within the same market area" when possible (Fannie Mae Selling Guide B4-1.3-08). Boca Royale carries an Englewood mailing address, but its prices sit well above the town's: over the 12 months to October 14, 2026, single-family detached sales in Sarasota-side ZIP 34223 recorded a $552,050 median, while detached Boca Royale sales recorded $704,950 and the county $495,000 (Sarasota County Property Appraiser). Some Neal plan pages describe Boca Royale as being in Venice or Sarasota, which is a marketing label, not a tax or market boundary. When a Boca Royale estate has no recent match inside the gate, the appraiser may reach for other golf communities, and we prepare that set too.
Most of it is not in the high-risk zone, and the 2024 maps helped the older sections. Across 984 address points in the built plats, Units 6 to 18, FEMA maps effective March 27, 2024 place 53 in Zone AE, 618 in shaded Zone X and 313 in unshaded Zone X, the minimal hazard zone (Sarasota County GIS, FEMA flood zone layer). On the previous county map, effective in 2016, all 984 were shaded Zone X and none were AE (Sarasota County GIS, 2016 FEMA flood zone layer). Every point in Units 6 to 10 moved to unshaded Zone X. Zone AE now touches mostly Units 17 and 18 and a few lots in Units 11, 14 and 15. An AE lot can require flood insurance for a federally backed loan, so we check your exact parcel before pricing.
It means a sale before March 27, 2024 in some plats was priced under a different flood map. Unit 17 is the clearest case: the 2024 map put most of its address points in Zone AE, and FEMA then removed 26 of its lots from the special flood hazard area by two letters of map revision based on fill, dated August 21, 2024 and November 24, 2025, leaving them in shaded Zone X (FEMA, LOMR-F 24-04-4930A; FEMA, LOMR-F 25-04-6873A). FEMA's letter says the federal flood insurance requirement then "does not apply," although "the lender has the option to continue" it. A Unit 17 seller should hand a buyer both the letter and the elevation certificate.
Not to start, but either can move the number on a lake-edge lot. FEMA's records show 6 letters of map amendment on North Cayman Isles Boulevard in Unit 15, with Forked Creek as the flooding source, and 4 on Pavin Drive in Unit 16, issued from August 2024 to April 2026 (FEMA NFHL, LOMA layer). Most removed the house but noted "PORTIONS REMAIN IN THE SFHA," usually the rear strip by the water. Insurance pricing no longer follows the zone alone: FEMA's Risk Rating 2.0 "does not use flood zones to determine flood risk," and a buyer can take over the seller's policy by assignment to keep its discount (FEMA, Risk Rating 2.0). Your declarations page and any FEMA letter are the evidence a buyer's insurer asks for.
We found no public report naming Boca Royale as flooded or damaged in Hurricanes Ian, Helene or Milton, though no report is not proof for any single home. For Ian, the National Hurricane Center noted that most surge sensors placed in Englewood "remained dry and did not measure storm surge due to offshore winds" (National Hurricane Center, Hurricane Ian report). The county's evacuation layer places the center of Boca Royale in Level C, the zone evacuated for a Category 3 surge scenario (Sarasota County GIS, storm evacuation zones). What moves value is your own record: Florida's seller flood disclosure asks whether flooding damaged the property during your ownership, whether you filed a flood claim and whether you received flood assistance, and it is due at or before the contract (Florida Statutes 689.302).
Insurance is often the last number a Boca Royale buyer learns, and it can move an offer. Citizens' approved 2026 rates for Sarasota County put the average homeowners multiperil premium at $3,134 falling 7.4 percent to $2,901, across 9,090 policies (Citizens Property Insurance, 2026 approved rate changes by county). That is a county average, not a Boca Royale quote. Citizens cannot cover a home with a replacement cost of $700,000 or more, and from January 1, 2027 it requires flood coverage on all remaining personal residential policies with wind coverage (Florida Statutes 627.351). Every Boca Royale home built under the 2001 state building code or a later edition starts with a windstorm premium credit of no less than 68 percent, according to the state's consumer guide (Florida Department of Financial Services, mitigation discounts guide).
Mostly through insurance, and it splits Boca Royale in two. Florida insurers may not refuse to write or renew a policy "solely because of the age of the roof" when the roof is less than 15 years old, and for an older roof an inspection showing 5 or more years of useful life keeps that protection (Florida Statutes 627.7011). Of the 68 Boca Royale homes resold in the latest 12 months, 60 were built in 2013 or later and 8 from 2001 to 2010 (Sarasota County Property Appraiser). The Design Criteria Manual for Units 11 to 17 allows only flat concrete, barrel or S tile and no asphalt shingles (Boca Royale Golf POA, Governing Documents). For an estate home in Units 6 to 10 with an original roof, a re-roof permit date is a direct value item, and the appraisal form now records roof age in bands.
They lower the buyer's insurance quote, and the appraisal now records them. Neal's standard sheet lists "Steel storm panels per plan," while all nine of its current quick move-in homes carry an impact glass tag (Neal Communities, Boca Royale Golf and Country Club at Wellen Park). So a resale with impact glass offers something a base-price Neal home does not. The county sets Boca Royale's design wind speed at 160 miles per hour for a house (Sarasota County GIS, wind load layer), and Florida requires insurers to offer discounts for opening protection (Florida Statutes 627.0629). The new appraisal form lists "Impact Resistant Glass" and "Storm Shutters" as disaster mitigation features, but the appraiser adjusts for what buyers pay, not what the glass cost. The Design Criteria Manual approved two types of permanent shutters on May 30, 2024.
Yes, because it lets a buyer price insurance before signing. A revised form, OIR-B1-1802 Rev. 04/26, must be used for inspections on or after April 1, 2026, and it adds a design wind speed question in which 140 miles per hour or more is Region 1 (Florida Office of Insurance Regulation, revised mitigation form). Every Boca Royale address falls in Region 1. Citizens says the new questions "will not result in any difference to the credits available and applied at this time," and accepts an older form completed within five years before April 1, 2026 if the structure is unchanged (Citizens Property Insurance, form changes bulletin). A completed form is valid for five years. For a Boca Royale listing, a current report showing roof shape, roof-to-wall connections and protected openings is one of the cheapest documents you can add.
In most cases, and a careful buyer builds the higher bill into the offer. Your exemptions and Save Our Homes cap end with the sale; in the Property Appraiser's words, "Exemptions and caps belong to the seller, not the buyer" (Sarasota County Property Appraiser, why did my taxes increase). On the 2026 roll, 638 of 949 improved Boca Royale homes were homesteaded, and 286 of them had a cap gap, at a $71,992 median (Sarasota County Property Appraiser). Our arithmetic at 2026 rates puts a $600,000 Boca Royale home, the resale median, at about $6,784 of ad valorem tax with no homestead and about $6,359 with a homestead under 2026 exemption rules, with fire, solid waste and stormwater billed on top (Sarasota County Tax Collector, 2026 millage). The buyer gets a property tax disclosure summary by contract signing (Florida Statutes 689.261).
Boca Royale lies wholly in unincorporated Sarasota County, so no city levy applies. Its 2026 ad valorem rate is the county-wide figure the Tax Collector lists for areas outside Longboat Key, North Port and Venice: 11.3068 mills in total, built from 4.6478 county mills, 0.7300 for EMS and 5.9290 school mills (Sarasota County Tax Collector, 2026 millage). The Englewood lighting district levy on that sheet does not appear on the Boca Royale tax notices researched for this page. On top of the ad valorem tax, Boca Royale homes are served by the Englewood Area Fire Control District, which charges $290.78 per residential unit for 2026 to 2027, a charge that homestead does not reduce (Englewood Area Fire Control District). Solid waste and stormwater charges are added, and a Unit 20 home will add the West Villages Improvement District line once its homes reach the roll.
The county sets just value for taxes by mass appraisal; it was never meant as an asking price. On Boca Royale's 68 resales of the past year, the 2026 just value came to a median 76.2 percent of what the buyer paid, and half the ratios fell from 72.1 to 80.1 percent (Sarasota County Property Appraiser). Applied to the $600,000 resale median, that ratio implies a just value of roughly $457,200, by our arithmetic. The value is set as of January 1, and Florida law has the appraiser consider the seller's net proceeds after the usual costs of sale (Florida Statutes 193.011). The Property Appraiser adds that "The selling price of a property is a unique number that represents the distinctive negotiations between buyer and seller" (Sarasota County Property Appraiser, FAQ). Use it for your tax bill, and use recorded sales for your price.
No. The TRIM notice lands in late summer carrying a value fixed months earlier, on January 1, and the Property Appraiser's own FAQ says, "Rarely will property have the same Market Value on January 1 as it will eight months later" (Sarasota County Property Appraiser, FAQ). Recent Boca Royale resales closed well above their 2026 just values, at a median ratio of 76.2 percent (Sarasota County Property Appraiser), so the notice says little about where a list price belongs. The median 2026 just value of all 949 improved Boca Royale homes was $470,900, for a 2,236 square foot median home, far below what comparable homes recorded. A low county value is a tax question. Your price comes from the recorded sales nearest your plan, and that is the file we build for every Boca Royale valuation.
You can, though a win lowers the tax, not the market price. The Property Appraiser's office offers an informal review first, and a Value Adjustment Board petition on value is due 25 days after the TRIM notice is mailed, with the cut-off printed on the notice (Sarasota County Property Appraiser, VAB petitions). The Clerk lists a $50 filing fee and says the deadline to file a 2026 petition has passed (Sarasota County Clerk, Value Adjustment Board). Court is the other route, within 60 days after the roll is certified. For most Boca Royale owners the next opening is the August 2027 notice and its January 1, 2027 value. Since the 68 resales we tracked closed far above their county values, a successful appeal almost never changes what a buyer will pay.
Most likely the bill taxed the lot without the house. Florida values property as it stands each January 1, and the statute says a structure not substantially finished by then gets no value that year (Florida Statutes 192.042). The Property Appraiser explains that a new home "was only assessed as vacant land last year" before the house was added (Sarasota County Property Appraiser, why did my taxes increase). Boca Royale East Unit 20 shows this now: on the October 2026 county file, none of its homes carried a building value yet (Sarasota County Property Appraiser). A buyer comparing your mature tax bill with a new Unit 20 home that has no home-level bill yet is not comparing like with like, and we say so in the listing.
It lowers the yearly tax a Boca Royale homestead buyer carries from 2027; what that does to prices is not something we forecast. About 62 percent of voters said yes on November 3, 2026 (News4Jax). Under the enrolled text, the homestead exemption for levies other than schools grows to $150,000 in 2027 and $250,000 in 2028, and yearly growth in non-homestead assessed value is held to 5 percent, down from 10, starting January 1, 2027 (Florida Senate, HJR 1F enrolled). People who were not Florida residents as of December 31, 2026 receive $50,000 until the fifth year of exemption (Florida Department of Revenue, PTO 26-21). By our arithmetic at 2026 rates, a homestead at $600,000 would pay about $5,829 in 2027 and $5,291 in 2028, against about $6,367 for a new resident. School taxes stay.
It can, through portability, if the next homestead is set up on time. Under Florida Statutes 193.155(8), the benefit that moves is your old homestead's gap between just and assessed value, up to $500,000 (Florida Statutes 193.155). You claim it on Form DR-501T alongside the new homestead application, due March 1. The new homestead must be established within three assessment years of leaving the old one, counted from January 1 (Sarasota County Property Appraiser, portability FAQ). Most Boca Royale benefits are modest: among the 286 homesteaded Boca Royale homes with a cap on the 2026 roll, the median gap was $71,992 (Sarasota County Property Appraiser). Owners of longer-held estates in Units 6 to 10 can carry far more. This is information, not tax advice.
Because of Save Our Homes recapture. When a homestead's assessed value sits below just value, Florida lets the assessed value rise each year by the lower of 3 percent or the change in the Consumer Price Index, even in a year when the market value falls. The cap was 2.7 percent for 2026, 2.9 percent for 2025 and 3.0 percent for 2022 to 2024 (Sarasota County Property Appraiser, Save Our Homes). Amendment 3 leaves that cap in place (Florida Senate, HJR 1F enrolled). For value, the point is that neither figure on the notice is a price. A falling just value tells you the county's January 1 mass appraisal moved, while a rising assessed value tells you your cap is closing, which also means less to port to your next Florida homestead.
It depends on whether a lease fits Boca Royale's recorded rules and your numbers. For Units 11 and later, the Declaration allows only whole-lot leases, requires association approval that is deemed given if not denied within 15 days, and bars any lease shorter than six consecutive months or more than twice a year without committee or developer approval; the association may hold up to $500 in escrow and charge up to $50 (Boca Royale Golf POA, Governing Documents). Florida limits later rental amendments to owners who buy after them, except rules on leases under six months or more than three a year (Florida Statutes 720.306). A non-homestead home pays school tax on full market value, and its other assessed value is capped at 5 percent a year from 2027 (Florida Senate, HJR 1F enrolled). Boca Royale rent figures: Information not available at time of publishing (checked November 14, 2026).
County deeds record closing dates; listing dates live in the MLS. Among Boca Royale's 68 resales from October 15, 2025 through October 14, 2026, March led with 12 closings and May followed with 9, while August had 3 and June, September, November and December had 4 each (Sarasota County Property Appraiser). One year of 68 sales is a pattern, not a rule. The builder calendar matters too: most November 2026 builder offers near Boca Royale ended between November 22 and 30, 2026, so a listing in early December meets fewer live promotions (Pulte, Lakespur flyer). Days on market by listing month: Information not available at time of publishing (checked November 14, 2026).
Boca Royale's own days on market and sale-to-list ratio come from the MLS. Information not available at time of publishing (checked November 14, 2026). The county gives a frame: from July through September 2026, Sarasota County single-family homes went under contract in a median 52 days and closed in 92, down from 68 and 107 in the same quarter of 2025, and sellers kept a median 94.4 percent of their original asking price, up from 91.9 percent (RASM, Sarasota County single-family Q3 2026). In the $500,000 to $599,999 band, where much of Boca Royale trades, county homes recorded a median 49 days to contract (RASM, Sarasota County single-family Q3 2026 detail). Inside the gate the bigger factor is how your price sits beside Neal's current homes of the same size.
Boca Royale buyers shop the county too, so its pace shapes theirs. In the July to September 2026 quarter, 2,071 Sarasota County single-family homes closed at a $485,000 median, up from $467,500 in that quarter of 2025, while supply tightened to 3.7 months from 4.8 (RASM, Sarasota County single-family Q3 2026). The county price bands from $500,000 to $999,999 ran about 3.0 to 3.8 months of supply at the third-quarter pace, by our arithmetic from RASM's band counts, while $1 million and up ran about 5.8 (RASM, Sarasota County single-family Q3 2026 detail). Those are county figures, not Boca Royale ones. Boca Royale's own months of supply, active listings and sale-to-list ratio: Information not available at time of publishing (checked November 14, 2026). The estate band is the looser one, which matters for Units 6 to 10.
Nobody official grades the Zestimate or other free estimates for Boca Royale, and the inputs such a model reads leave out the features that set prices here. It cannot see a fairway or lake view, because the county roll codes 1,264 of 1,267 Boca Royale parcels the same way (Sarasota County Property Appraiser). It cannot separate a 2005 custom estate from a 2020 Neal home of the same size, read a homesite premium inside a builder closing, or know whether a roof was replaced. Even for banks, the federal agencies' 2010 guidelines state that a model's output is no appraisal, signed or not (Interagency Appraisal and Evaluation Guidelines, 2010). When one year of Boca Royale sales ran from $192 to $434 per square foot, a single online number is a conversation opener at best.
Only when a lender relies on them. Six federal agencies adopted quality control standards for automated valuation models in a rule printed at 89 FR 64538 and in force since October 1, 2025, and it reaches the models lenders and loan buyers use to value a home's collateral when deciding credit (Federal Register, 89 FR 64538). Those lenders must test the models, guard the data, avoid conflicts and comply with nondiscrimination law. A free figure on a consumer website sits outside that rule, so the rule does nothing for its accuracy on a Boca Royale home. A Boca Royale list price deserves a written file naming each comparable sale, its unit, its view type and any builder adjustment, and that is what our CMA contains.
The appraisal is the buyer's lender's report, so your options run through the contract. A borrower may ask once per appraisal for a reconsideration of value and may offer as many as five comparable sales (Fannie Mae Selling Guide B4-1.3-12). The best Boca Royale evidence is a closed owner resale in your own unit with the same view type and pool status, since Fannie Mae favors resales without builder involvement (Fannie Mae Selling Guide B4-1.3-08). The most common Boca Royale appraisal problems are a compact Unit 13 or Unit 16 sale read against a larger home, or a Neal closing read without its homesite premium and options. When the number holds, the parties either meet on a new price, the buyer covers the shortfall in cash, or the deal unwinds under the contract. Our comparable set is ready before you list, which keeps that talk factual.
Many will need one, especially at the top of the market. Fannie Mae's value acceptance, which lets some loans close without an appraisal, generally needs a prior appraisal of the property in Fannie Mae's data and is unavailable "if either the purchase price or estimated value provided to DU is $1,000,000 or more" (Fannie Mae Selling Guide B4-1.4-10). In the latest 12 months, Boca Royale homes of 3,200 or more heated square feet recorded a $1,176,750 median across 8 sales (Sarasota County Property Appraiser), so a financed estate sale at $1,000,000 or more, in Units 6 to 10 or Unit 17, falls outside value acceptance and needs an appraisal. When value acceptance is used on a smaller Neal home, nobody visits to credit a golf view or a new roof, so the contract price has to stand on recent comparables alone.
It records the features that separate Boca Royale homes as data rather than comments. Fannie Mae and Freddie Mac made the redesigned appraisal format, UAD 3.6, mandatory for new appraisal reports submitted on or after November 2, 2026 (Freddie Mac, UAD and forms redesign FAQ). The form now asks for each view type, such as Golf Course or Lake, with its range and its impact, for golf course and stormwater site influences, for the roof material and an estimated age band, for disaster mitigation features such as impact glass and storm shutters, and for mandatory monthly fees (Fannie Mae and Freddie Mac, UAD Appendix F-1). It also asks whether the developer controls the association. For a well-kept 2005 estate with a new roof, or a Neal home on the course, those fields now show directly. Bring the evidence for each.
Some of the cost comes back at resale, seldom all of it. Neal does not publish homesite premiums, and every plan page says the base price "does not include the homesite premium or design options" (Neal Communities, Boca Royale Golf and Country Club at Wellen Park). Its own quick move-in homes show how much those items weigh: by our arithmetic they were advertised $87,000 to $134,000 above the base plan on the five smaller homes and $270,000 to $378,000 above on the four with a pool and spa. For installed equipment, Fannie Mae tells appraisers they cannot adjust "on a mechanical dollar-for-dollar basis" and must analyze the market reaction (Fannie Mae Selling Guide B4-1.3-05). A Boca Royale buyer pays for what shows: a pool, a golf or lake view, an extended lanai, impact glass and finished flooring. Bring your option sheet and we will show which items buyers recognize.
It matters, but the county record cannot price it alone, because lot size travels with plat, plan and view. In the latest 12 months, Boca Royale resale lots ran from 6,335 square feet at the lower quartile to 8,554 at the median and 11,392 at the upper quartile, while builder-direct lots ran 5,580, 7,544 and 10,944 (Sarasota County Property Appraiser). The larger lots sit mostly under the custom homes of Units 6 to 10 and the bigger Neal plans, so a plain price-per-lot comparison would credit the lot with what the house earned. Fannie Mae requires the appraiser to report the actual site size and to consider how adjoining uses affect marketability (Fannie Mae Selling Guide B4-1.3-04). We compare lots inside the same unit, where the plan family and the view are closest.
They can, if they are documented and approved. Florida bars a declaration from prohibiting solar collectors, though the approving body may set the location on the roof within set limits (Florida Statutes 163.04), and the Boca Royale Design Criteria Manual prohibits solar panels on front elevations (Boca Royale Golf POA, Governing Documents). For property tax, the just value attributable to a residential renewable energy device "may not be considered" (Florida Statutes 193.624). For generators, Florida requires every association to adopt hurricane protection specifications that include "exterior fixed generators" and "fuel storage tanks," and bars denial of a conforming application (Florida Statutes 720.3035). Boca Royale requires generators and gas tanks to be underground or screened as the committee approves, so bring the permit and approval letter.
They can delay a closing, and a delayed closing costs money. The Boca Royale Declaration says no construction work may begin until plans are approved in writing by the Architectural Committee, and the committee's authority continues after construction (Boca Royale Golf POA, Governing Documents). The Design Criteria Manual sets specifics a buyer's inspector will notice: pool screen enclosures must be anodized bronze aluminum, no taller than 15 feet, and set back 10 feet on golf-course lots. Since July 1, 2026, Florida bars an association from requiring a building permit before its architectural review (Florida Senate, HB 803 (2026)), but the county permit is still needed for the work itself. An unpermitted pool cage or an unapproved fence surfaces on the buyer's permit search or the estoppel, so we collect permit finals and committee letters before listing.
No sign points that way today, but buyers ask, and the documents are frank. The recorded Declaration says "The ownership and operation of the Country Club Facilities or the Country Club may change at any time," and that the Country Club Owner may suspend or end operations (Boca Royale Golf POA, Governing Documents). Against that, the course was rebuilt in 2024 and the club went private in 2026 under Neal ownership, and the course's irrigation permit was modified in 2021 so that the added demand "is met through the increase of reclaim and stormwater sources only" (Business Observer legal notice 21-00480S). An Alabama study found golf community home prices fell 17 percent after the related course closed (Yates and Cowart, 2019), which is not Boca Royale data. We state the course's recent investment as fact and make no promise about the future.
It can be, if time remains on it, but confirm the transfer terms first. Neal's current included-features sheets for Boca Royale list a 10-year full structural warranty and a 2-year mechanical warranty, with warranty service inspections at 1, 6 and 11 months (Neal Communities, Boca Royale Golf and Country Club at Wellen Park). We found no published Neal policy on transferring that coverage to a resale buyer, so ask Neal in writing and give the buyer the answer. Of the 68 Boca Royale resales in the latest 12 months, 60 were built in 2013 or later and 8 were built in 2024 or 2025 (Sarasota County Property Appraiser), so for the newest homes the structural term still has years to run. A buyer weighing a new Neal home against yours will ask.
At $600,000, the Boca Royale resale median, two charges are set by the state. Deed stamps run 70 cents per $100 of price, or $4,200 (Florida Department of Revenue), and the owner's title policy at the promulgated rate costs $3,075 (Rule 69O-186.003). Sarasota County custom puts that title policy on the buyer, though your contract governs and the closing agent will confirm it. The rest is the estoppel certificate (no more than $299 for an account in good standing), prorated taxes and association charges, the title company's service fees and the commission you negotiate. The recorded amendment assigns the Transfer Contribution to the buyer unless you offer to pay it. Each line is explained in our Florida seller closing costs guide, and our Boca Royale seller guide builds the net sheet at three Boca Royale price points.
Yes. Qualified sale prices are public on the Sarasota County Property Appraiser's parcel records, and the office publishes its full parcel and sales file for download (Sarasota County Property Appraiser). Read them with care. The office's FAQ explains that a sale showing $100 is the minimum stamp amount on a transfer without real consideration (Sarasota County Property Appraiser, FAQ), so it is not a comparable. Our figures use only qualified sales, codes 01 and 02, above $1,000, on parcels with a home on the roll. A recorded price also does not show what was inside it: a Neal closing may include a homesite premium and options, and a resale may include furniture or a seller credit. In the latest 12 months that filter left 86 Boca Royale sales, and we explain each comparable we use.
It is free, and asking for one does not commit you to listing. A minute on the Boca Royale valuation request starts it. Ahead of the visit we assemble your plat's recorded sales from the county's October 21, 2026 download, which held 86 qualified Boca Royale sales over the past year (Sarasota County Property Appraiser), along with your flood determination and any FEMA letter, your tax bill charges and Neal's current homes of your size. At the house we record the view, the roof, the pool cage and the finishes, then deliver the range with every comparable named. Let us know your timeline and whether you split the year elsewhere, then Call Jesse direct at (239) 898-6072.
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 Boca Royale listing.
McGreevy and Comisar is a top-reviewed Southwest Florida listing team, recognized with the Gulfshore Life 5 Star Award for customer satisfaction for 21 straight years. Each quote below is labelled with the site where the client posted it and is quoted exactly as written. We do not edit, combine or summarize client words.
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When you value your Boca Royale 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 Boca Royale home valuation or Call Jesse direct at (239) 898-6072.
Every figure on this Boca Royale valuation page traces to a public document, and these are the ones a Boca Royale owner actually opens when the question is value: the county sales file, the assessment and tax sources, the flood layers, the recorded community documents, the builder's own price pages and the lender rules an appraiser follows. Each link goes to the publishing authority, not a copy.
| Document | Publisher | What a Boca Royale seller uses it for | Link |
|---|---|---|---|
| Download data: parcel and sales files | Sarasota County Property Appraiser | The qualified Boca Royale sales, builder-direct and resale, behind every recorded figure here | sarasotapropertyappraiser.gov download data |
| Governing Documents library (Declaration, Fifteenth Amendment, Design Criteria Manual) | Boca Royale Golf Property Owners Association | The Community Membership Agreement, the 2029 club condition, the Transfer Contribution, leasing and architectural rules | Boca Royale Golf POA, Governing Documents |
| 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 Neal 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), enrolled text | Florida Senate | The 2027 and 2028 homestead exemption amounts and the 5 percent non-homestead cap | HJR 1F enrolled |
| Informational Bulletin PTO 26-21 | Florida Department of Revenue | The December 31, 2026 residency line and the 2027 first roll year | DOR PTO 26-21 |
| 2026 ad valorem and non-ad valorem list | Sarasota County Tax Collector | The 11.3068-mill unincorporated rate and the district lines on a Boca Royale bill | Sarasota County Tax Collector 2026 millage |
| West Villages Improvement District FAQs | West Villages Improvement District | Which part of Boca Royale is inside the district and how its assessments work | WVID FAQs |
| FEMA flood zone layer | Sarasota County GIS | The mapped zone at each Boca Royale address point | Sarasota County flood zone layer |
| National Flood Hazard Layer, letters of map change | FEMA | The map amendments and revisions that removed Boca Royale lots or homes from the flood hazard area | FEMA NFHL LOMA layer |
| Boca Royale Golf and Country Club at Wellen Park | Neal Communities | The builder's base prices and quick move-in homes your buyer compares against | Neal Boca Royale page |
| Selling Guide B4-1.3-08, Comparable Sales | Fannie Mae | How an appraiser must treat builder sales and resales in a builder's community | Fannie Mae B4-1.3-08 |
| UAD Appendix F-1, URAR Reference Guide | Fannie Mae and Freddie Mac | The view, roof age, mitigation and mandatory fee fields on the new appraisal form | UAD Appendix F-1 |
| Estoppel Certificate Fees schedule | Florida DBPR | The association certificate caps that appear on a Boca Royale 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. Boca Royale sales figures come from the Sarasota County Property Appraiser's bulk parcel and sales file dated October 21, 2026, whose newest qualified Boca Royale sale is October 13, 2026. No listing site, brokerage or valuation aggregator was used for any figure on this page.
By Jesse McGreevy and Marc Comisar, who together bring over 45 years of combined direct experience. For this Boca Royale page we tracked 86 qualified sales of improved Boca Royale parcels on the Sarasota County roll, 68 resales and 18 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 Boca Royale, 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 Boca Royale 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 Boca Royale 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.