Beachwalk by Manasota Key

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McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida, selling and buying homes in Beachwalk by Manasota Key. Top 1% Nationally since 2008. Over $900 million in personal sales and $2.5 billion+ sold as a team. The team Beachwalk homeowners call first. For the wider town picture, read our Englewood guide. Beachwalk by Manasota Key is a gated DiVosta Homes community, a PulteGroup brand, on the Sarasota County mainland east of Englewood Road (State Road 776), with an Englewood 34223 address and no city government of its own (DiVosta Homes). Despite the name, Beachwalk is not on Manasota Key: the key is the barrier island across Lemon Bay, reached by Manasota Beach Road. The county roll holds 1,388 Beachwalk parcels in seven recorded plats, and 897 of them carried a home on the roll in October 2026 (Sarasota County Property Appraiser).

Last Updated November 2026 · By Jesse McGreevy and Marc Comisar, McGreevy and Comisar at Domain Realty · More about Jesse McGreevy, Marc Comisar and our team on the about page.

Why McGreevy and Comisar Are the Best Realtor for Beachwalk by Manasota Key

Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and they bring over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar to Beachwalk by Manasota Key sales. We price from county recorded sales, plat by plat and parcel by parcel, never from a blended Englewood average.

Why Beachwalk Needs Plat-by-Plat Pricing

Beachwalk rewards that discipline more than most Englewood neighborhoods. In the 12 months from October 15, 2025 to October 14, 2026, the Sarasota County Property Appraiser recorded a $395,000 median in Phase 2C and an $873,300 median in Phases 3A-3B, inside the same gate and on the same homeowners association (Sarasota County Property Appraiser). Pulte was the seller of record on 170 of the 206 qualified sales in that window, so most of the record is the builder's own new-home closings, not resales. A Beachwalk owner who prices a resale against a community-wide median is pricing against the wrong homes. Our job is to know which plat, which collection and which lot your home sits in before anyone names a price.

The Credentials We Bring to Beachwalk

These are the credentials we bring to that work:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

In the 2026 RealTrends rankings, Domain Realty Group was the #5 real estate team in Florida (RealTrends 2026): 241 transactions, $157M+ volume, and the #1 real estate team in Bonita Springs by sales volume and by transaction sides. Domain Realty Group has closed 4,000+ transactions as a team.

How to Compare Agents for a Beachwalk Sale or Purchase

Choosing an agent is a comparison worth making on the public record. Our best real estate agents in Englewood page sets out how to compare the agents and teams working in Englewood on Google reviews, license dates and published production. For a Beachwalk home, add one more test: ask each agent to show you the county's recorded Beachwalk sales for your own plat, and to explain how they would price a resale that competes with the builder's new inventory a few streets away.

Talk to Jesse or Marc About Beachwalk

Selling your Beachwalk home? Start with a free home valuation or call Jesse direct at (239) 898-6072 (text or call, same-day response).

Buying a home in Beachwalk? Call Marc at (239) 287-5873 or read our buying guide.

Key Takeaways

Beachwalk by Manasota Key is a gated, builder-led community on the Sarasota County mainland, and these twelve facts from the county record, the builder's own documents and public agencies frame every decision on this page.

Beachwalk Market Takeaways

• Beachwalk recorded 206 qualified sales at a $672,300 median. The window is October 15, 2025 to October 14, 2026, the range ran from $350,000 to $1,371,400, and the median price per square foot of living area was $327 (Sarasota County Property Appraiser).
• The builder made most of the sales; the resale group is 36 sales. Pulte was seller of record on 170 sales at a $644,550 median ($325 per square foot), and the 36 sales by any other seller had a $677,500 median ($337 per square foot) in the same window (Sarasota County Property Appraiser).
• Each plat is its own market. Phases 3A-3B recorded 84 sales at an $873,300 median and Phase 2C recorded 46 sales at a $395,000 median in the same 12 months, so a community-wide median says little about any one home (Sarasota County Property Appraiser).

Beachwalk Homes Takeaways

• Beachwalk is still being built out. The October 21, 2026 county file holds 1,388 Beachwalk parcels: 897 carry a home on the roll and 491 do not, including all 194 lots in Phases 4A-4B (Sarasota County Property Appraiser).
• The typical Beachwalk home is a three-bedroom of about 2,000 square feet. Homes on the roll have a 2,074 square foot median living area; 459 have three bedrooms, 338 two and 100 four, and 423 of the 897 carry a pool on the roll (Sarasota County Property Appraiser).
• The builder still sells new homes from a published price list. On November 14, 2026, DiVosta offered 18 Beachwalk floor plans from $349,990 to $1,048,990 and 1,405 to 3,970 square feet, plus 9 quick move-in homes from $419,630 to $1,234,435; builder prices change and are as published that day (DiVosta Homes).

Beachwalk Cost and Rules Takeaways

• Beachwalk carries HOA dues and no CDD. The 2026 fee summary lists dues from $367.29 to $400.71 a month depending on home series, collected quarterly, and states "No CDD" (DiVosta Beachwalk Community Book, 2026 Fee Summary).
• Closing adds one-time charges. The same 2026 fee summary lists a $2,000.00 and a $4,000.00 contribution and a $480.00 annual food and beverage minimum for a new-home purchase, and a resale assessment "currently $2,000.00" (DiVosta Beachwalk Community Book, 2026 Fee Summary).
• Property tax on the median Beachwalk value runs about $5,000 to $5,500 before assessments, as an example. At the 2025 unincorporated Sarasota County total of 11.4737 mills, a $478,400 just value works out to about $5,489.02 in ad valorem tax without a homestead exemption and $5,063.82 with one (Sarasota County Tax Collector, 2025 millage).

Beachwalk Location and Hazard Takeaways

• Beachwalk is mainland, not island. The main gate is on Englewood Road (State Road 776), with a second frontage on East Manasota Beach Road; the beach trip runs west on Manasota Beach Road to the Manasota Key bridge and Manasota Beach Park, and Manasota Key Road south of there reopened in January 2026 after Hurricanes Helene and Milton (Englewood Sun; WGCU).
• Flood zones vary lot by lot. On the FEMA map effective March 27, 2024, about 51% of Beachwalk address points fall in Zone X (minimal hazard), 29% in shaded Zone X and 20% in Zone AE, and later letters of map change removed some lots, so check the parcel (Sarasota County GIS, FEMA flood zone layer).
• MLS-only measures are not printed here. Days on market, sale-to-list ratio, active listings, months of supply and rents: Information not available at time of publishing (checked November 14, 2026).

Table of Contents

• What Is Beachwalk by Manasota Key?
• Where Is Beachwalk by Manasota Key, and How Do You Get Around?
• What Does the Beachwalk Market Look Like Right Now?
• What Homes Are in Beachwalk, and How Big Are They?
• Which DiVosta Floor Plans and Collections Are Built in Beachwalk?
• How Did Beachwalk Get Built?
• What Amenities Does Beachwalk Have?
• How Close Is Beachwalk to the Beach?
• How Is Beachwalk Governed?
• What Does It Cost to Own a Home in Beachwalk?
• What Flood Zones Cover Beachwalk, and What Does Insurance Involve?
• How Did Hurricanes Ian, Helene and Milton Affect the Beachwalk Area?
• Which Schools Are Zoned for Beachwalk Addresses?
• Beachwalk vs Boca Royale vs Wellen Park: How Do They Compare?
• Should You Buy New From DiVosta or Buy a Beachwalk Resale?
• Buying in Beachwalk? Start With Our Buyer Team
• Thinking of Selling Your Beachwalk Home? List With the #1 Team in Southwest Florida Since 2012
• What We Could Not Verify, and Exactly Where You Get It
• Frequently Asked Questions, Beachwalk Buyer Edition
• Frequently Asked Questions, Beachwalk Seller Edition
• Downloadable Documents
• Sources and Authoritative References

What Is Beachwalk by Manasota Key?

Beachwalk by Manasota Key is a gated community of attached villas, garden homes and single-family homes that DiVosta Homes, a PulteGroup brand, is building east of Englewood Road in unincorporated Sarasota County. The county roll holds 1,388 Beachwalk parcels in seven recorded plats, 897 of them carrying a home in October 2026 (Sarasota County Property Appraiser).

Who Builds Beachwalk by Manasota Key?

DiVosta Homes builds Beachwalk. The builder's community page names the parent organization as "DiVosta: Pulte Group, Inc.", and the Beachwalk floor-plan sheets carry "©2026 Pulte Home Company, LLC" with Florida contractor license CBC057850 (DiVosta Homes; DiVosta Beachwalk Community Book, p.16). On the county record the seller on new-home deeds is Pulte Home Company LLC or Pulte Homes Company LLC, which is how this page separates builder-direct sales from resales (Sarasota County Property Appraiser). The recorded declaration of covenants also names Pulte Home Company, LLC, a Michigan limited liability company, as the developer (Beachwalk association, Governing Documents).

The Beachwalk sales center is at 26061 Seastone Drive, Englewood, FL 34223, phone (941) 413-2031, open Monday to Saturday 9:00 a.m. to 5:00 p.m. and Sunday noon to 5:00 p.m. as posted on November 14, 2026 (DiVosta Homes). DiVosta spells the community "BeachWalk" with a capital W; the Sarasota County records use "Beachwalk". Both names refer to the same place, and a title search or parcel search may need either spelling.

Is Beachwalk in Englewood, Venice or North Port?

Beachwalk is in unincorporated Sarasota County, with every parcel on the roll carrying situs ZIP 34223 and the postal community name Englewood (Sarasota County Property Appraiser; Sarasota County GIS, AddressPoint layer). Englewood itself is not a city, so there is no Englewood city council, city tax or city building department: Sarasota County is the local government for every Beachwalk lot.

Beachwalk is not inside the City of North Port and not inside Wellen Park, even though both are close. The county zoning layer shows the North Port city boundary touching the east edge of Phases 3A-3B and 4A-4B, but every one of the 1,383 Beachwalk address points falls in county zoning, not city zoning (Sarasota County GIS, CountyZoning layer). The 2020 press coverage placed Beachwalk "just south of the Sarasota National development and north of Boca Royale Country Club", with "the communities of the West Villages subdivision" to the east (Englewood Sun). Beachwalk's Sarasota County tax notices read for this guide carry no West Villages Improvement District line (Sarasota County Property Appraiser, 2026 TRIM notice, parcel 0479140010).

How Big Is Beachwalk by Manasota Key?

The county approved Beachwalk, under its earlier name Villages of Manasota Beach, through Rezone Petition 14-22 and Ordinance 2015-025, adopted June 2, 2015: 781.84 acres rezoned from OUE-1 to SAPD (Settlement Area Planned Development), with 1,563 approved dwelling units (Sarasota County GIS, PetitionClosed layer). The recorded declaration repeats the ceiling, describing a planned unit development "consisting of up to 1563 residential dwellings" (Beachwalk association, Governing Documents).

Marketing counts are rounder. The builder's page on November 14, 2026 describes a "Gated Natural Gas Community with Approximately 1,500+ Single and Multi-Family Homes" (DiVosta Homes), and Sarasota Magazine reported in April 2025 that Beachwalk would "ultimately comprise roughly 1,600 homes" (Sarasota Magazine, April 2025). For a buyer, the legal number is the county approval and the declaration, 1,563, and the countable number is the roll: 1,388 parcels platted so far, 897 with a home (Sarasota County Property Appraiser).

The seven recorded plats cover about 682.6 acres in the county's plat layer, less than the 781.84-acre approval, so part of the approved land is not yet inside a recorded plat or is held as unplatted tracts (Sarasota County GIS, PlatBoundary layer). The 2020 announcement described 144 acres of lakes and 226 acres of preserve and green space, a builder figure reported by the press (Business Observer, January 24, 2020).

What Are Beachwalk's Seven Recorded Plats?

Beachwalk was platted in seven recorded plats between 2021 and 2025, from Plat Book 55 Page 38 through Plat Book 59 Page 370 in the Sarasota County public records. Every plat lies in Sections 11 and 12, Township 40 South, Range 19 East (Sarasota Clerk, Plat Book 55 Page 38).

Data updated: November 2026 (Sarasota County GIS PlatBoundary layer and Sarasota Clerk plat images, read November 14, 2026; parcel counts from the Sarasota County Property Appraiser bulk parcel file dated October 21, 2026)

The recording year comes from the clerk's instrument number; the exact recording day on each plat stamp was not read cleanly, so this page does not print it (Sarasota County GIS, PlatBoundary layer). The plat name matters for a buyer because the county sales record, the flood-zone pattern and the year-built pattern all differ by plat, as the market and homes sections below show. Phase 2C is a replat of tracts inside the Phases 2A-2B Replat, and the Phases 2A-2B Replat itself replaced an earlier 2A-2B plat (Sarasota Clerk, Phase 2C plat).

Is Beachwalk Gated and Staffed?

Yes. DiVosta lists Beachwalk as a "Gated Community", and the 2026 fee summary says the homeowners association dues include "Staffed Vehicular Access Control" along with the lifestyle director, landscape maintenance and irrigation, common-area and lake maintenance, community amenities and professional property management (DiVosta Homes; DiVosta Beachwalk Community Book, 2026 Fee Summary). A guard house first appears in the builder's photo gallery by October 2023 (Wayback copy of the DiVosta page, October 21, 2023).

The staffing hours at the gate are not published in any document read for this guide. Ask the Beachwalk association's manager, listed on the association's site as Castle Group, before you rely on a staffed gate at a particular hour (Beachwalk association site). The governance, dues and rules behind the gate are covered in detail further down this guide.

Is Beachwalk Actually on Manasota Key?

No. Beachwalk is on the mainland east of Englewood Road (State Road 776), and Manasota Key is the barrier island west of Lemon Bay (Sarasota County GIS, AddressPoint layer). The name points to the nearest beach, not to the community's location. Beachwalk homes are on lakes, preserves and internal streets; none of the 1,388 parcels are coded as Gulf or bay waterfront on the roll, which lists every one of them as mainland (Sarasota County Property Appraiser).

The published distances from Beachwalk to the beach do not agree with one another. DiVosta's own page carries "2.5 miles from the beach" and "2.3 miles from Pristine Beaches like Blind Pass Beach", and its community book prints "12.3 miles" for the same claim (DiVosta Homes; DiVosta Beachwalk Community Book, p.4). None of those is a government measurement, so this guide describes the route instead. No DiVosta material read for this guide mentions a private Beachwalk beach club on the key or a beach shuttle (DiVosta Homes).

What Kinds of Homes Does Beachwalk Have?

DiVosta sells three home types at Beachwalk: villas, garden homes and single-family homes, grouped into four collections. The builder's community map labels them Vista Collection (Quads) (attached villas), Scenic Collection (42' Homesites), Distinctive Collection (52' Homesites) and Echelon Collection (66' Homesites) (DiVosta Beachwalk Community Book, p.12). The included-features sheets for all four collections list steel-reinforced concrete block construction, a tile roof and whole-house impact-resistant windows as standard (DiVosta Beachwalk Community Book, p.26).

The builder calls Beachwalk a natural gas community, and the standard kitchen includes a gas range (DiVosta Homes). The full plan list, published prices and construction specifications are covered in the floor-plan section of this guide; the county's own picture of the finished homes, by bedrooms, size, lot and year built, is in the homes section below.

Where Is Beachwalk by Manasota Key, and How Do You Get Around?

Beachwalk by Manasota Key sits on the Sarasota County mainland with its main gate on Englewood Road (State Road 776) and a second frontage on East Manasota Beach Road. From the gate, Manasota Beach Road leads west to the Manasota Key bridge and the beach parks, US 41 lies to the north, and River Road carries traffic east to Interstate 75.

Which Roads Does Beachwalk Front?

Beachwalk's main entrance is off Englewood Road, State Road 776, on the west side of the community; DiVosta's 2020 launch material put it this way: "A drive through a tree canopy leads to the entrance gate. The main entrance is located off Englewood Road/SR 776" (SRQ Daily, January 24, 2020). DiVosta's January 2025 directions describe the entrance as being on the left heading south on Englewood Road "just .5 miles after the Manasota Beach intersection" (Wayback copy of the DiVosta page, January 25, 2025).

On the north side, the Englewood Sun places Beachwalk "at the end of East Manasota Beach Road" and reported in 2020 that the gated community would have access to both Englewood Road and Manasota Beach Road (Englewood Sun). In the county's address layer, the one Beachwalk address on a public road is 1517 E Manasota Beach Rd, inside the Phases 1A-1B-1E plat; every other Beachwalk address is on an internal street, the largest being Coral Harbour with 168 addresses (Sarasota County GIS, AddressPoint layer).

Two more roads appear in the county record. The 2021 master-plan amendment lists the location as "Stoner Road and Englewood Road", although no source read confirms a Beachwalk gate on Stoner Road. And the Phases 4A-4B plat reserves Tract D-1 as "Right-of-Way for Venice East Boulevard" along the east edge, after Ordinance 2020-063 (approved January 26, 2021) moved the planned alignment of that road to Beachwalk's eastern boundary (Sarasota County GIS, PetitionClosed layer; Sarasota Clerk, Plat Book 59 Page 370). Venice East Boulevard has no construction schedule in any document read.

How Do You Get From Beachwalk to Manasota Key and the Beaches?

From the Beachwalk gate, the beach route runs north on Englewood Road to Manasota Beach Road, then west across Lemon Bay on the Manasota Beach Road bridge to Manasota Key Road and Manasota Beach Park at 8570 Manasota Key Rd. A 2023 Sarasota News Leader report notes that "Manasota Beach Road is the only public road that connects Manasota Key to the rest of Sarasota County" (Sarasota News Leader, February 16, 2023). Manasota Beach Park is a 21.565-acre county beach park with a lifeguard, boat ramp, kayak launch, picnic shelters and restrooms in the county's park layer (Sarasota County GIS, ParkBoundary layer).

No agency publishes a Beachwalk-to-beach distance or drive time, so this guide does not print one; Blind Pass Beach Park, at 6725 Manasota Key Rd, is reached by turning south on Manasota Key Road (Sarasota County GIS, ParkBoundary layer). Map the trip from your own street.

Blind Pass is reached along the stretch of Manasota Key Road that Hurricanes Helene and Milton washed out in 2024. A 2,400-foot shoreline section was "significantly washed out", forcing "a total closure of the roadway from the 6700 block up to Blind Pass Beach" (Sarasota News Leader, March 2025). A temporary repair reopened the road in January 2026 (WGCU, January 12, 2026), and FOX 13 reported that the emergency repair "cost just over $2 million" while the county plans a permanent fix (FOX 13). ABC7 reported a further short closure after flooding on October 9, 2026, with the road reopened once crews cleared sand (ABC7 mysuncoast, October 12, 2026). Manasota Beach Park itself sits north of the washed-out segment.

How Far Is Beachwalk From Englewood, Venice and North Port?

Beachwalk sits between Englewood's old center to the south and Venice to the north, with North Port and Port Charlotte farther east. No agency publishes road distances or drive times from Beachwalk, so this guide does not print any; the table lists the addresses of nearby public places so you can map each trip from your own street.

Data updated: November 2026 (Sarasota County GIS ParkBoundary and CountyFacility layers and OpenStreetMap Nominatim, read November 14, 2026; real drive times vary with traffic on State Road 776 and River Road)

Sources: Sarasota County GIS, ParkBoundary layer, Sarasota County GIS, CountyFacility layer and OpenStreetMap Nominatim. To the east, Manasota Beach Road does not yet connect through to Wellen Park; the planned extension described below would link them (ABC7 mysuncoast, February 4, 2026).

How Do You Reach Interstate 75 and US 41 From Beachwalk?

The Interstate 75 interchanges serving the Beachwalk area are Exit 191 at River Road, Exit 193 at Jacaranda Boulevard, Exit 182 at Sumter Boulevard and Exit 179 at Toledo Blade Boulevard, as numbered in OpenStreetMap (Overpass API, OpenStreetMap); no agency publishes a drive time to any of them from Beachwalk. DiVosta's January 2025 directions from I-75 north use Jacaranda Boulevard south, then Englewood Road south to the gate (Wayback copy of the DiVosta page, January 25, 2025).

The River Road approach changed in 2026. The Florida Department of Transportation announced on October 2, 2026 that five miles of River Road (State Road 777) between US 41 and I-75 had been widened from two lanes to six, a $61 million project funded jointly by the state and Sarasota County (FDOT news release, October 2, 2026). WGCU reported that the work added bike and pedestrian path upgrades and that the sheriff cited the road's role in hurricane evacuations (WGCU, October 2, 2026). US 41 lies north of Beachwalk along Englewood Road; DiVosta puts it "3 miles" away, a builder figure (DiVosta Homes).

Which Airports Serve Beachwalk?

Three commercial airports serve Beachwalk: Sarasota Bradenton International Airport (SRQ) at 6000 Rick Piccolo Circle, Punta Gorda Airport (PGD) at 28000 A-1 Airport Road, and Southwest Florida International Airport (RSW) in Fort Myers (Sarasota Bradenton International Airport; Punta Gorda Airport). No agency publishes a drive time from Beachwalk to any of them.

PGD says Sun Country and Allegiant provide nonstop service "to more than 50 destinations" (Punta Gorda Airport), and SRQ's site carries an Allegiant release describing Toledo as its 35th nonstop Allegiant destination there (Sarasota Bradenton International Airport). For general aviation, the builder lists Venice Municipal Airport at 150 Airport Ave E, Venice (DiVosta Homes). The RSW airport's own site could not be read for this guide, so its terminal location comes from OpenStreetMap.

Which Hospitals Are Closest to Beachwalk?

The closest hospital is HCA Florida Englewood Hospital at 700 Medical Blvd, Englewood, FL 34223, which describes itself as a "100-bed acute care hospital" with a "24/7 ER" and a primary stroke center (HCA Florida Englewood Hospital). To the north, Sarasota Memorial Hospital-Venice at 2600 Laurel Road E., North Venice, lists "212 private patient suites" and an emergency room with 61 exam rooms that is "open 24/7" (Sarasota Memorial Hospital-Venice).

Older material sometimes names a Venice hospital that no longer operates. ShorePoint Health Venice closed its hospital on September 22, 2022 (Sarasota Memorial news release), and the builder's area map still lists "Venice Regional Medical Center", a name that does not appear in the county's current hospital layer (DiVosta Beachwalk Community Book, p.68). Sarasota Memorial is building a North Port hospital near I-75 and Sumter Boulevard, which it says is "slated to open in late 2028" (Sarasota Memorial, North Port update, June 22, 2026). The county facility layer places Englewood Fire Department Station 73 at 1967 Englewood Rd (Sarasota County GIS, CountyFacility layer).

Where Do You Shop and Eat Near Beachwalk?

DiVosta's own distances, which are builder figures and may be straight-line, put Publix at 3.2 miles, Target at 3.5 miles, the Venice Village Shoppes at 3 miles, a "105,000 sq. ft. Marketplace" with a Publix at 6.5 miles, Downtown Wellen at 9 miles and CoolToday Park, the Atlanta Braves spring training ballpark, at 9 miles (DiVosta Homes). The builder does not name the 105,000 square foot center.

Downtown Wellen describes itself as "the center-point for community gatherings", with "2.8 miles of pedestrian paths along the water", a welcome center at 12275 Mercado Drive, Venice, and a directory of restaurants, a hardware store and a bank (Wellen Park, Downtown Wellen). To the south is Englewood's Dearborn Street district. Inside the gate, the HighTide Bar and Grill has been open since 2025, and a Waterline restaurant was listed as "Currently Underway" on November 14, 2026 (DiVosta Homes). Beachwalk has no golf course of its own; the builder's area map lists Sarasota National, Lake Venice, Myakka Pines and Venice East golf courses nearby (DiVosta Beachwalk Community Book, p.68).

Which Road Projects Will Change the Drive From Beachwalk?

Two projects touch the roads at Beachwalk's edges. On Englewood Road, an FDOT fact sheet dated May 12, 2026 describes milling and resurfacing State Road 776 from the Charlotte County line to south of US 41, a stretch that includes the Beachwalk frontage, combined with a median project farther south; the combined contract "spans just over 8 miles", is estimated at $15 million, and runs from summer 2026 to an estimated completion in summer 2027, with "temporary day/overnight lane closures" (FDOT SR 776 fact sheet). No FDOT source read shows a widening of State Road 776 at Beachwalk.

On the north side, the Board of County Commissioners approved an agreement on August 27, 2025 for the "Manasota Beach Road Extension (West)", running "from approximately half a mile east of SR 776 to the North Port city limits" to connect Englewood with Wellen Park; the project was "moving into the 90% design phase" in February 2026 (ABC7 mysuncoast, February 4, 2026). The Englewood Review reported that commissioners supported spending $15 million on the work (Englewood Review, April 2026). Reports differ on the number of lanes, and no source read confirms that construction has begun. Because Beachwalk sits at the end of East Manasota Beach Road, the extension would turn that frontage into a through route, so ask the county about the schedule if you are choosing a lot near the north edge.

What Does the Beachwalk Market Look Like Right Now?

We tracked every recorded sale in Beachwalk by Manasota Key on the Sarasota County Property Appraiser roll: 206 qualified home sales at a $672,300 median from October 15, 2025 to October 14, 2026. Pulte was seller of record on 170 of them, so the Beachwalk market is still mainly a builder market, with a resale group of 36 sales.

Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026; qualified sales October 15, 2025 to October 14, 2026)

Every figure in this section comes from one source, the Sarasota County Property Appraiser's bulk parcel and sales file dated October 21, 2026 (Sarasota County Property Appraiser). We counted qualified sales (qualification codes 01 and 02) of improved Beachwalk parcels for more than $1,000, in the 12 months from October 15, 2025 to October 14, 2026. A "builder-direct" sale is one where Pulte Home Company LLC or Pulte Homes Company LLC is the seller of record; a "resale" is a sale by any other seller. Price per square foot is per square foot of living area on the county roll, which is not the same as the area on a listing sheet, so it should not be compared with an MLS figure.

What Did Beachwalk Homes Sell For in the Last 12 Months?

Beachwalk's 206 qualified sales in the window had a $672,300 median, with the middle half of sales between $445,000 and $842,375 (Sarasota County Property Appraiser). That middle-half spread of nearly $400,000 is wide for one gated community, and it is the first sign that Beachwalk is several products under one name.

Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026; qualified sales October 15, 2025 to October 14, 2026)

For context, the whole Sarasota County side of ZIP 34223 recorded 201 single-family sales of homes built within a year of sale (a proxy for new construction) at a $618,900 median and 402 other single-family sales at a $427,500 median in the same window, as published on our Englewood guide from the same county file (Sarasota County Property Appraiser). The two sets use different definitions (seller of record for Beachwalk, year built for the ZIP), so read them side by side as context, not as a ratio.

How Do Builder Sales Compare With Beachwalk Resales?

Beachwalk's 170 builder-direct sales had a $644,550 median at $325 per square foot, and its 36 resales had a $677,500 median at $337 per square foot, in the 12 months to October 14, 2026 (Sarasota County Property Appraiser). The resale group is 36 sales, small enough that a few large homes can move its median.

Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026; qualified sales October 15, 2025 to October 14, 2026)

Read the two medians with care. The resale median is higher than the builder median, but the two groups sold different homes: most resales came from the older Phases 1C-1D and 2A-2B, while most builder sales came from Phases 3A-3B and 2C, as the plat table below shows. The per-square-foot figures are closer, $325 against $337, which is the better like-for-like comparison. A Beachwalk resale seller competes directly with the builder's new inventory and its incentives, which is why we price a resale against both groups, plan by plan.

What Did Beachwalk Homes Sell For by Bedrooms and Pool?

Three-bedroom homes were the largest group of Beachwalk sales, 112 at a $782,500 median, against 86 two-bedroom sales at $434,900, in the 12 months to October 14, 2026 (Sarasota County Property Appraiser).

Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026; qualified sales October 15, 2025 to October 14, 2026)

The four-bedroom group is 8 sales, too small to read as a market; its median falling below the three-bedroom median says more about which eight homes sold than about the value of a fourth bedroom. The two-bedroom figure is the most stable, because it rests on 86 sales across the villa and smaller single-family plans.

Beachwalk homes with a pool on the county roll sold for a $790,000 median on 97 sales, and homes without one for a $450,000 median on 109 sales, in the 12 months to October 14, 2026 (Sarasota County Property Appraiser).

Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026; qualified sales October 15, 2025 to October 14, 2026)

The $340,000 gap between those medians is not the value of a pool. Pool homes in Beachwalk are also, on the whole, the larger homes on the wider lots in the newer plats, so size, plat and collection explain much of the difference. A pool is an option rather than a standard feature on DiVosta's Beachwalk homes: the builder's November 2026 offer included "a standard pool, valued at $69,500" on select to-be-built homes contracted between November 2 and November 30, 2026, which is a better guide to the cost of adding one than the gap in this table (DiVosta Stardom quick move-in page, offers section).

Which Beachwalk Plats Sold Highest?

Phases 3A-3B, the newest plat with closings, led Beachwalk with 84 sales at an $873,300 median, nearly all of them builder-direct, while Phase 2C recorded 46 sales at a $395,000 median, in the 12 months to October 14, 2026 (Sarasota County Property Appraiser).

Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026; qualified sales October 15, 2025 to October 14, 2026; resale column is total sales minus builder-direct sales)

Phases 1A-1B-1E (3 sales, a $390,000 middle sale) and Phase 1F (2 sales, $385,000 between them) had too few sales to call a median a market, so the table lists their range only. Phases 1C-1D is the clearest resale market in Beachwalk: 15 of its 17 sales were resales, at a $715,000 median across all 17. Phases 2A-2B Replat is the only plat where builder and resale closings mixed in volume, 40 and 14. The plat a home sits in is the first thing a buyer or seller should check, because the gap between the highest and lowest plat medians, $873,300 against $395,000, is larger than the median of the lower plat.

How Are Beachwalk Sales Spread Across Price Bands?

Beachwalk sales spread across every price band from under $400,000 to over $1,000,000, with 70 of the 206 sales under $500,000 and 93 at $700,000 or more, in the 12 months to October 14, 2026 (Sarasota County Property Appraiser).

Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026; qualified sales October 15, 2025 to October 14, 2026)

The distribution has two humps rather than one: a cluster under $500,000 (the villas, garden homes and smaller single-family plans) and a cluster from $700,000 to $999,999 (the larger single-family plans), with fewer sales between $500,000 and $699,999. Twenty-one sales closed at $1,000,000 or more. A seller in the thinner middle bands should expect fewer direct comparables than a seller at either end.

How Have Beachwalk Prices Moved by Quarter and by Year?

Beachwalk's quarterly median ranged from $498,100 in the first quarter of 2026 to $760,000 in the third quarter, but those swings follow which plats closed, not a change in value (Sarasota County Property Appraiser). When a quarter is heavy with Phase 2C villas and smaller homes its median falls; when Phases 3A-3B closings dominate it rises.

Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026; qualified sales October 15, 2025 to October 14, 2026; the last row covers two weeks and two sales)

The calendar-year record runs back to the first qualified Beachwalk sale, on October 18, 2021. The table counts all qualified sales of parcels that carry a home on today's roll, by the year of the sale, with the non-Pulte sales (resales) shown separately.

Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026; all qualified sales from the first recorded sale on October 18, 2021 to the last in the file on October 9, 2026)

Two patterns stand out. Builder closings peaked in 2024 at 244 qualified sales and have eased since, as the remaining plats shrink. And resales are growing: from 6 in 2023 to 31 in the first nine months and nine days of 2026. The 2026 resale median of $695,000 on 31 sales reflects the larger homes in Phases 1C-1D reaching the resale market, so it is a mix effect as much as a price change. None of these figures predicts future prices.

What Is the Price per Square Foot in Beachwalk?

Beachwalk's median price per square foot of living area was $327 across all 206 qualified sales, $325 for builder-direct sales and $337 for resales, in the 12 months to October 14, 2026 (Sarasota County Property Appraiser). Per-square-foot medians are steadier than price medians here because they partly correct for the size differences between plats.

Use the figure with three cautions. First, it is per square foot of living area on the county roll, which can differ from the area a builder or a listing sheet quotes, so do not divide a list price by a brochure area and compare it with $327. Second, it carries everything else that differs between homes, including pools, lot width, lake or preserve views and options, so two homes of the same size can sit well apart. Third, the builder's published base prices are a different measure again: DiVosta's base prices on November 14, 2026 ran from $349,990 for a 1,448 square foot villa to $1,048,990 for a 3,970 square foot plan, before options and lot premiums (DiVosta Homes). When we prepare a pricing opinion, we compare per-square-foot figures only inside the same collection and plat.

Which Beachwalk Market Measures Are Not Available?

Days on market, the sale-to-list price ratio, active listing counts, months of supply and rents come only from the multiple listing service, which was not pulled for this page. For each of those fields the answer is the same: Information not available at time of publishing (checked November 14, 2026).

That gap is deliberate. Recorded sales capture every qualified deed, including the 170 Beachwalk builder closings in the window that never passed through a listing service (Sarasota County Property Appraiser). A count built from listings alone would miss most of the Beachwalk market. When we prepare a pricing opinion for a specific Beachwalk home, we add the listing-side measures for that home's own plat and collection at that time, and we check the builder's current quick move-in prices, which on November 14, 2026 ran from $419,630 to $1,234,435 across 9 homes (DiVosta Homes).

What Homes Are in Beachwalk, and How Big Are They?

Beachwalk by Manasota Key homes on the October 2026 county roll range from 1,394 to 4,078 square feet of living area, with a median of 2,074. Of the 897 Beachwalk homes, 459 have three bedrooms, 338 two and 100 four, and their lots run from 3,560 to 14,773 square feet.

Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel file dated October 21, 2026; 2026 roll)

This section describes the homes as the county records them, using the same file dated October 21, 2026 (Sarasota County Property Appraiser). "Homes on the roll" means the 897 Beachwalk parcels that carry a home (living area and a year built) on the 2026 roll. The other 491 parcels have no home on the roll yet: they are the 194 lots in Phases 4A-4B, unbuilt lots in other phases and common tracts such as lakes, preserves and roads.

How Many Bedrooms and Bathrooms Do Beachwalk Homes Have?

Three bedrooms is the most common Beachwalk layout on the county roll, 459 of 897 homes, followed by two bedrooms at 338 and four at 100 (Sarasota County Property Appraiser).

Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel file dated October 21, 2026; shares are our arithmetic on 897 homes)

The county's bedroom count is what was permitted and assessed, so it can differ from the builder's marketing count when a den or flex room is optional. DiVosta's own plan list shows many plans as "2-3" bedrooms, depending on whether the buyer chose the den or a third bedroom (DiVosta Homes). When a listing and the roll disagree, the permit file at Sarasota County is the tie-breaker.

How Big Are Beachwalk Homes?

Beachwalk homes on the roll run from 1,394 to 4,078 square feet of living area, with a median of 2,074 and a middle half between 1,584 and 2,277 square feet (Sarasota County Property Appraiser).

Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel file dated October 21, 2026; living area as recorded on the 2026 roll)

The largest band, 297 homes from 2,000 to 2,399 square feet, lines up with the builder's mid-size single-family plans; the 233 homes under 1,600 square feet include the attached villas and smaller garden homes. Only 61 homes have 2,800 square feet or more, which is why the larger two-story and three-car plans trade in a thin market of their own. The county's living area figure is the measure behind the per-square-foot prices in the market section, and it is not the same as DiVosta's "A/C square feet" or a listing's total area under roof.

How Big Are Beachwalk Lots?

Beachwalk lots with a home on the roll run from 3,560 to 14,773 square feet, with a median of 6,808 square feet, about 0.16 acre (Sarasota County Property Appraiser). The plat medians range from 4,267 square feet in Phase 1F to 8,476 square feet in Phases 3A-3B.

DiVosta assigns its collections by homesite width: attached villas in "Quads", and 42-foot, 52-foot and 66-foot homesites for the Scenic, Distinctive and Echelon collections (DiVosta Beachwalk Community Book, p.12). Lot width, more than lot area, decides which plans fit, so a buyer comparing two Beachwalk homes should ask for the homesite width and the plat. Under the recorded declaration, boats, trailers, recreational vehicles and golf carts must be kept inside an enclosed garage, so lot size does not add outdoor storage rights (Beachwalk association, Governing Documents).

When Were Beachwalk Homes Built?

The county roll shows Beachwalk homes built every year from 2021 to 2026, with the peak in 2024 at 258 homes (Sarasota County Property Appraiser).

Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel file dated October 21, 2026; year built as recorded on the 2026 roll)

Every Beachwalk home is less than six years old, which matters for insurance, inspections and warranty. DiVosta's published warranty highlights describe 10-year structural coverage, 5-year water infiltration coverage, 2-year systems coverage and 1-year materials and workmanship coverage, transferable to a later owner within the warranty period (DiVosta Warranty Highlights; DiVosta Quality page). A resale buyer should ask the seller which warranty terms still run on that specific home, because the terms depend on the purchase agreement date. The 2026 count will rise as the roll catches up with homes finished late in the year.

How Do the Beachwalk Plats Compare?

Beachwalk's plats differ sharply in home size, lot size and age. Phases 3A-3B has the largest homes and lots, with a 2,485 square foot median home on an 8,476 square foot median lot, while Phase 1F has a 1,584 square foot median home on a 4,267 square foot median lot (Sarasota County Property Appraiser).

Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel file dated October 21, 2026; the file also holds one parcel coded "not part of a subdivision", which brings the Beachwalk total to 1,388)

The same file shows when each plat filled in. Year built by plat, homes on the roll:

Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel file dated October 21, 2026; year built as recorded on the 2026 roll)

Phases 1A-1B-1E, 1C-1D, 1F and 2A-2B Replat are close to fully built, with 174 of 208, 179 of 196, 67 of 80 and 313 of 324 parcels carrying a home (the remainder includes common tracts). Phase 2C has 79 homes on 149 parcels and Phases 3A-3B 85 on 236, so building continues there, and Phases 4A-4B had no home on the roll yet. That build-out pattern is why the newest, largest homes dominate the builder sales, while the older plats are where Beachwalk's resale market is forming.

How Many Beachwalk Homes Have a Pool?

The county roll records a pool at 423 of the 897 Beachwalk homes, about 47%, and none at the other 474 (Sarasota County Property Appraiser). The pool flag on the roll is the county's record of a permitted private pool; it does not include the community's resort pool and spa at the Capri Club, which every owner can use under the association (DiVosta Beachwalk Community Book, p.4).

In the sales record, the 97 pool-home sales had a $790,000 median and the 109 no-pool sales a $450,000 median, in the 12 months to October 14, 2026 (Sarasota County Property Appraiser). As the market section explains, pool homes in Beachwalk are also larger, so that gap reflects size and plat as much as the pool. The recorded declaration prohibits above-ground pools and treats an in-ground pool or screen enclosure as an improvement that needs architectural review approval first (Beachwalk association, Governing Documents).

What Is a Beachwalk Home Worth on the County Roll?

The median 2026 just (market) value of a Beachwalk home on the county roll is $478,400 (Sarasota County Property Appraiser). That figure sits well below the $672,300 median sale price in the 12 months to October 14, 2026, and a gap of that kind is expected.

The just value is the appraiser's mass-appraisal estimate for the tax roll, not a sale price, and it does not track each home's options, pool or lot premium one by one. Do not use the roll value as a price. Use it for what it drives, the property tax bill: as an example at the 2025 unincorporated Sarasota County total of 11.4737 mills, a $478,400 just value works out to about $5,489.02 in ad valorem tax without a homestead exemption and about $5,063.82 with one, before non-ad valorem charges such as the Englewood Area Fire Control District assessment of $290.78 and solid waste of $263.96 (Sarasota County Tax Collector, 2025 millage; Sarasota County Property Appraiser, 2026 TRIM notice, parcel 0479140010). A buyer of a new Beachwalk home should budget on the purchase price, not the prior owner's or the builder's roll value, because the assessment resets after a sale.

Which DiVosta Floor Plans and Collections Are Built in Beachwalk?

Beachwalk by Manasota Key offered 18 DiVosta floor plans in four collections when we read the builder's site on November 14, 2026: Vista 2, Scenic 3, Distinctive 6 and Echelon 7. Published base prices ran from $349,990 to $1,048,990, and plans ranged from 1,405 to 3,970 square feet (DiVosta Beachwalk community page).

Every builder price on this page is "as published on November 14, 2026." Prices, premiums and incentives change often; confirm with the Beachwalk sales center at 26061 Seastone Drive, Englewood, (941) 413-2031 (DiVosta Beachwalk Community Book, p.70). DiVosta Homes is a PulteGroup brand, license CBC057850 (Community Book, p.16). DiVosta spells the community "BeachWalk"; Sarasota County records spell it "Beachwalk." Both names point to the same gated community.

What Are the Four DiVosta Collections at Beachwalk?

Beachwalk's homes are grouped by homesite width. The community map legend in DiVosta's Beachwalk Community Book names Vista Collection (Quads), Scenic Collection (42' Homesites), Distinctive Collection (52' Homesites) and Echelon Collection (66' Homesites) (Community Book, p.12). That legend is the most useful single fact for a buyer: the collection decides the lot width, and the lot width decides how much house, lanai and pool the lot can hold.

Data updated: November 2026 (DiVosta Beachwalk community page and Community Book pp.12 to 70, read November 14, 2026)

Sources: prices and sizes from the DiVosta Beachwalk community page; homesite widths from Community Book, p.12. The Echelon plan cards did not render a "Home Type" field in the copy we read, so the single-family label for Echelon rests on the 66-foot homesite legend, not on a printed label.

When DiVosta first opened sales, these groups were called "Series" (Vista Series, Scenic Series, Distinctive Series, Echelon Series), and the community started "At $313,990" in June 2021 (Wayback Machine copy of the DiVosta page, June 21, 2021). The HOA's 2026 fee summary still uses the "Series" names with internal codes 7161 to 7164 (Community Book, p.69), which matters later on this page because dues vary by series.

Which Floor Plans Can You Build in Beachwalk, and What Do They Cost?

Eighteen plans were open for new contracts on November 14, 2026. The table lists each one with the base "Starting From" price on the Beachwalk page and the air-conditioned square-foot range printed on the Community Book plan sheet (the range reflects optional rooms such as a den conversion, sunroom or loft).

Data updated: November 2026 (DiVosta Beachwalk community page, each DiVosta plan page and Community Book plan sheets pp.16 to 56, read November 14, 2026)

Sources: base prices and bed and bath counts from the DiVosta Beachwalk community page and each plan's own page, for example Seagrove, Hallmark, Concord and Layton Grande; square-foot ranges from the Community Book sheets, for example Contour, p.20, Mystique, p.30 and Stellar Grande, p.46.

A few details in the table deserve a second look:

• Where DiVosta's own numbers disagree. The Stellar Grande plan page says 3,492+ square feet while its plan sheet starts at 3,452. The Layton and Layton Grande pages list 3.5 and 4.5 baths while the sheets say 3 and 4 full baths. The Prestige plan card shows both 2 and 2.5 baths, and the sheet says 2.5 (Community Book, p.36). Ask for the current plan sheet with your homesite's elevation before you sign.
• Two-story plans exist. Concord and Mystique Grande are listed as two-story, and Stellar Grande and Layton Grande add a loft. Concord carries DiVosta's "New AllGen Plan" label, with flex space and a private suite (Community Book, p.2).
• Model homes. Plan cards marked "Model Open" on November 14, 2026 were Seagrove, Cascadia, Contour, Mystique, Prestige and Stellar. Cards marked "New Plan" were Flagstone, Mystique Grande, Stellar Grande, Layton and Layton Grande (DiVosta Beachwalk community page). These are marketing badges; confirm which models are open before you drive over.

How Have DiVosta Base Prices in Beachwalk Changed Since 2021?

Archived copies of the DiVosta Beachwalk page let us track the same plans across five years. Base prices climbed sharply from 2021 to late 2023, eased in early 2025, and by November 2026 the smaller plans sat below their 2023 peaks while most Echelon plans were above them.

Data updated: November 2026 (Wayback Machine captures of the DiVosta Beachwalk page dated June 21, 2021, October 21, 2023 and January 25, 2025, and the live page read November 14, 2026)

Sources: June 2021 capture, October 2023 capture, January 2025 capture and the live page. Some captures are cut off partway, so some cells read "not captured."

The Echelon starting price shows the recent direction at the top end: $615,990+ in January 2025, $618,990+ in May 2025, $644,990+ in December 2025, $649,990+ in May 2026 and $662,990+ on November 14, 2026 (May 2025 capture; December 2025 capture; May 2026 capture). From the May 2025 capture through November 14, 2026, the Vista starting price held at $349,990+ and Scenic at $419,990+, down from $354,990+ and $428,990+ in January 2025.

Base price is only the start of a DiVosta contract. The county record shows what buyers actually closed at: in the Sarasota County Property Appraiser file dated October 21, 2026, the 170 Beachwalk sales with Pulte Home Company LLC or Pulte Homes Company LLC as seller, October 15, 2025 to October 14, 2026, had a median of $644,550 and $325 per square foot of living area (Sarasota County Property Appraiser, bulk data). Closed prices include homesite premiums, structural options, design-studio selections and, often, a pool, and they reflect contracts signed months before closing.

What Quick Move-In Homes Did DiVosta List in Beachwalk?

DiVosta listed nine Beachwalk quick move-in homes on November 14, 2026, priced from $419,630 to $1,234,435. A quick move-in home is already started or finished with options chosen, so the price includes the lot, upgrades and any pool, which is why it runs well above the base price of the same plan.

Data updated: November 2026 (DiVosta quick move-in pages for each address, read November 14, 2026)

Sources: Seagrove, 27125 Clam Shell Ct, Cascadia, 27117 Clam Shell Ct, Seagrove, 27120 Clam Shell Ct, Contour, Flagstone, Prestige, Stardom, Layton, 26500 Sandy Hill Dr, Layton, 26212 Coral Harbour Dr.

The spread between base and finished price shows in pairs: the Prestige base is $571,990 and the Prestige quick move-in is $822,450; the Stardom base is $662,990 and the Stardom at 26617 Bering Drive, with a pool and spa among its listed selections, is $975,240 (DiVosta Stardom quick move-in page). Quick move-in inventory turns over fast; expect this list to change within weeks.

How Are DiVosta Homes in Beachwalk Built?

DiVosta's Beachwalk included-features sheets describe steel-reinforced concrete block walls, engineered roof trusses with hurricane tie-downs, a tile roof and whole-house impact-resistant windows. Those are the construction claims a buyer can hold DiVosta to, because they are printed on the Beachwalk-specific sheets.

The Vista and Scenic sheet (marked "Rev. 4.29.26") lists, under "QUALITY CONSTRUCTION FEATURES," "Steel-reinforced concrete block construction" and "Professionally engineered roof trusses with hurricane tie-downs for wind protection" (Community Book, p.26). The same wording appears on the Distinctive sheet (p.41), the Echelon sheet (p.52) and the Layton and Layton Grande sheet marked "Rev. 1/27/26" (p.58).

Other construction and systems items on the Beachwalk sheets (Community Book, p.26):

• Roof: a tile roof is standard on all four collection sheets; some elevations are drawn with a metal roof, such as Prosperity "Elevation C2 with Metal Roof" (p.28).
• Windows: "Whole house impact-resistant windows - High Velocity Hurricane Zone Rated, Low E Screened Windows." The live page tags Beachwalk "Impact Glass Included" (DiVosta Beachwalk community page). One generic DiVosta standards page reprinted in the book still mentions hurricane shutters with optional impact glass (p.60); the Beachwalk sheets and the live page both say impact glass is included, so ask for it in writing on your contract.
• Energy: R-30 ceiling insulation, an insulated fiberglass entry door, a tankless gas water heater (standard for to-be-built homes from October 31, 2025 sales; quick move-ins vary), central air with a Wi-Fi thermostat, and an electric-car outlet in the garage.
• Pest control: the Sentricon termite bait system on every sheet, plus a "Tubes in the Wall" pest system on the Distinctive and Layton sheets (p.41).
• Natural gas: DiVosta markets Beachwalk as a "Gated Natural Gas Community," and kitchens include a gas range (DiVosta Beachwalk community page).

DiVosta states that "Quality review is performed on-site by DiVosta employees, and not outside consultants" (Community Book, p.67). Because the builder's reviews are internal, many buyers hire their own licensed inspector for the pre-drywall and final stages; ask the sales center in writing what access an outside inspector will get. DiVosta also states it was the Florida Green Building Coalition's 2023 Builder of the Year "for the most certified single-family homes" (DiVosta Beachwalk community page).

What Comes Standard Inside a Beachwalk Home?

DiVosta's included-features sheets list a long standard package. On the Vista and Scenic sheet: tile floors in the foyer, gathering room, kitchen, cafe, baths and laundry; Aristokraft cabinets with 42-inch uppers; Silestone countertops; stainless Whirlpool refrigerator, dishwasher, gas range and a microwave vented outside; a tiled walk-in owner's shower with glass enclosure; a Whirlpool washer and dryer; a brick paver driveway; "Large, private, brick paver, screened lanai"; full sod with automatic sprinklers; whole-house gutters; and a smart-home prewire with CAT 6 cable, wireless access point wiring and a camera doorbell (Community Book, p.26).

The upper collections add finish: the Echelon sheet adds a tray ceiling in the owner's suite and 8-foot interior doors (Community Book, p.52), and the Layton and Layton Grande sheet adds solid-core doors, an epoxy-coated garage floor and KitchenAid appliances with a 36-inch gas cooktop (Community Book, p.58).

A private pool is not standard. DiVosta's November 2026 offer gave "a standard pool, valued at $69,500" on select to-be-built homes contracted from November 2 to November 30, 2026 (DiVosta Stardom quick move-in page, offers section). That figure is the builder's own valuation of a standard pool, and it explains part of the gap between pool and non-pool sale prices in the county record: on the Sarasota County Property Appraiser file dated October 21, 2026, 423 of the 897 Beachwalk parcels with a home carried a pool (Sarasota County Property Appraiser, bulk data).

What Warranty Does DiVosta Give on a Beachwalk Home?

DiVosta describes "an industry leading 10-year limited structural new home warranty," and its warranty page offers a standard "National Transferable New Home Limited Warranty" plus a separate document for purchase agreements signed before September 1, 2024 (DiVosta 10 Year Warranty page). The highlights, reprinted in the Beachwalk book, are:

Data updated: November 2026 (DiVosta Warranty Highlights flyer dated 8/2016, DiVosta Quality page and Community Book p.62, read November 14, 2026)

Sources: DiVosta Warranty Highlights PDF, DiVosta Quality page and Community Book, p.62. The full 2024 warranty book on DiVosta's site is an image-only PDF we could not extract, so these terms come from the highlights flyer and web pages. Read the warranty book delivered with your purchase agreement; that document controls.

What Incentives and Financing Did DiVosta Advertise for Beachwalk?

On November 14, 2026 the Beachwalk page ran a "BLACK FRIDAY OFFER | Nov 9-30": buyers could "get a pool included when you build new OR get savings of up to $77,000 to be used towards closing costs, rate buy down, design options, and quick move-ins." The fine print limits the offer to purchase agreements accepted from November 2 to November 30, 2026, and says the $77,000 credit "cannot be combined with other offers or incentives" (DiVosta Beachwalk community page).

Rate offers run through Pulte Mortgage LLC, the builder's affiliated lender (NMLS 1791). The disclosure is explicit: "You are not required to finance through Pulte Mortgage to purchase a home from seller; but use of Pulte Mortgage is necessary to receive BFC-related rate offers," (DiVosta Beachwalk community page). An incentive tied to the builder's lender is worth comparing against an outside lender's quote plus the cash credit, line by line, before you choose.

If you are working with an agent, register them on your first visit. The DiVosta request form has an "I am a Realtor" checkbox with fields for the agent's name and number (DiVosta Beachwalk community page), but DiVosta's written broker-cooperation policy was not published on any page we could read. Our new construction guide for Englewood covers how we handle builder registration and contract review.

How Did Beachwalk Get Built?

Beachwalk by Manasota Key grew from a failed earlier project, the Villages of Manasota Beach, whose land sold out of foreclosure in 2013 for $5.03 million. Sarasota County rezoned it to SAPD in 2015 for up to 1,563 homes, amended the plan in 2021, and Pulte recorded seven plats from 2021 to 2025 (Sarasota County GIS, PetitionClosed).

The history matters to a buyer for three practical reasons. It explains why the county approval caps Beachwalk at a specific home count, why a road right-of-way runs along its east edge, and why the newest plats still have empty lots and a Pulte-controlled homeowners association.

What Was the Beachwalk Land Before Beachwalk?

Part of the Beachwalk site was platted long ago as lots in an early subdivision. The first Beachwalk plat (Phases 1A-1B-1E) describes itself as "A REPLAT OF A PORTION OF LOTS 13 AND 14, BLOCK A, GULF COAST GROVES," a subdivision recorded in Plat Book 1, Page 6, the county's first plat book (Sarasota Clerk, Beachwalk Phases 1A-1B-1E plat, PB 55 PG 38). The Gulf Coast Groves plat date was not retrieved.

The modern story starts in 2005, when Villages of Manasota Beach LLC bought the land and proposed "1,450 residential units and 25,000 square feet of commercial space." After the real-estate crash nothing was built, IberiaBank won a $41.43 million foreclosure judgment, and in April 2013 BMG Three LLC, an investor group led by Jim Gabbert, bought 750 of the 785 acres at State Road 776 and Manasota Beach Road for $5.03 million, about $6,700 an acre (Business Observer, April 26, 2013). The same article lists earlier recorded prices for the land of $14.28 million, $14.04 million, $8.87 million and $2.69 million.

How Pulte acquired the land is only partly documented. The Beachwalk plats cite a deed "RECORDED MAY 20, 2019 IN OFFICIAL RECORDS INSTRUMENT NO. 2019066027" in their title notes, read from the plat images by machine text recognition (Sarasota Clerk, Phases 1C-1D plat). The grantor and the price of that deed were not read; the Sarasota County Clerk's official records search is where to confirm them.

What Did Sarasota County Approve in 2015?

On June 2, 2015 the Sarasota County Board of County Commissioners approved Rezone Petition 14-22, "Villages of Manasota Beach," changing 781.84 acres east of SR 776 and south of Manasota Beach Road from OUE-1 (Open Use Estate) to SAPD (Settlement Area Planned Development) for up to 1,563 dwelling units under Ordinance 2015-025 (Sarasota County GIS, PetitionClosed).

Data updated: November 2026 (Sarasota County GIS PetitionClosed layer, read November 14, 2026)

Source: Sarasota County GIS, PetitionClosed layer. The county's zoning layer confirms an SAPD polygon of about 781.4 acres carrying ordinance number 2015-025 (Sarasota County GIS, CountyZoning), and the recorded Beachwalk declaration uses the same cap, describing a planned unit development "consisting of up to 1563 residential dwellings" (Beachwalk Manasota TownSq, Governing Documents).

The full text of the 2015 ordinances, including any buffer, wetland and traffic conditions, was not readable from the county's website; Sarasota County Planning and Development Services holds them.

What Changed in the 2021 Beachwalk Amendment?

DOCC Amendment No. 1, Ordinance 2020-063, approved by the county board on January 26, 2021, adjusted the development order "based relocation of the alignment of Venice East Boulevard to the eastern boundary of the property" (Sarasota County GIS, PetitionClosed). The latest plat carries that change on paper: the Phase 4A-4B plat reserves "TRACT D-1" as "RIGHT-OF-WAY FOR VENICE EAST BOULEVARD" (Sarasota Clerk, Phases 4A-4B plat, PB 59 PG 370).

For a buyer looking at lots on Beachwalk's east side, the reserved right-of-way is worth checking on the plat before choosing a homesite, since a future boulevard on the property line affects views and sound. The county also keeps the "DOCC_Amendment No. 1 Beachwalk by Manasota Key Master Development Plan MDP" on its open-data portal (Sarasota County open data item), which shows the approved layout.

When Was Each Beachwalk Phase Platted?

Pulte Home Company, LLC recorded seven Beachwalk plats from 2021 to 2025, covering about 682.6 acres in county GIS (our sum of the seven plat polygons) and holding 1,388 parcels on the Sarasota County Property Appraiser roll (Sarasota County GIS, PlatBoundary; Sarasota County Property Appraiser, bulk data dated October 21, 2026).

Data updated: November 2026 (Sarasota County GIS PlatBoundary layer and Sarasota Clerk plat images read November 14, 2026; Sarasota County Property Appraiser bulk parcel file dated October 21, 2026)

Plat images: 1A-1B-1E, 1C-1D, 1F, 2A-2B Replat, 2C, 3A-3B, 4A-4B. The recording year comes from each clerk instrument number; the exact recording day was not read cleanly from the stamps.

Every Beachwalk plat carries a "PRESERVE AREA NOTE" barring filling, excavating, well drilling and "ALTERING VEGETATION (INCLUDING TRIMMING OF BOTH TREES AND UNDERSTORY)" in preservation areas without written county approval (Sarasota Clerk, Phases 1A-1B-1E plat). A lot that backs onto a preserve cannot clear that preserve for a view.

How Fast Have Beachwalk Homes Been Built?

The Sarasota County Property Appraiser roll dated October 21, 2026 shows 897 Beachwalk parcels with a home, by year built: 20 in 2021, 106 in 2022, 237 in 2023, 258 in 2024, 155 in 2025 and 121 in 2026 (Sarasota County Property Appraiser, bulk data). Construction moved through the plats in order, which is why each phase has its own build window.

Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel file dated October 21, 2026, year built on the roll)

Source: Sarasota County Property Appraiser, bulk data. The 2026 column is partial: homes finished after the roll date, and homes not yet substantially complete on January 1, do not show a year built yet.

The pace of closings tracks the same arc. The first qualified Beachwalk sale on the county record is dated October 18, 2021; the calendar-year counts of qualified sales were 9 in 2021, 103 in 2022, 214 in 2023, 244 in 2024, 195 in 2025 and 159 in 2026 through October 9 (Sarasota County Property Appraiser, bulk data). The share of those sales by someone other than Pulte grew each year, from 6 in 2023 to 9 in 2024, 15 in 2025 and 31 in 2026 through October 9, which is the resale market beginning to form.

What Is Left to Build in Beachwalk, Including Phase 4A-4B?

Of Beachwalk's 1,388 parcels on the county roll, 491 carried no home on the October 21, 2026 file. That group includes all 194 lots in Phase 4A-4B, plus unbuilt lots in other phases and common tracts such as lakes, preserves and roads (Sarasota County Property Appraiser, bulk data). The phase table above shows where building is still active: Phase 3A-3B had 85 homes on 236 parcels and Phase 2C had 79 homes on 149 parcels.

DiVosta's community map still marks a "Future Phase," and its interactive homesite availability map is a script-driven tool that does not publish a count as text (Community Book, p.12). No "close-out," "final opportunity" or "last chance" wording appeared on the live Beachwalk page on November 14, 2026 (DiVosta Beachwalk community page). The number of homesites left to sell was not published; ask the sales center for the current availability map for the phase you want.

Why Do Published Beachwalk Home Counts Differ?

Different sources give different totals for Beachwalk, and none of them is the number of homes built today. The binding figure is the county approval: up to 1,563 dwelling units under Ordinance 2015-025, the same cap written into the recorded declaration (Sarasota County GIS, PetitionClosed; Beachwalk TownSq, Governing Documents).

DiVosta's page says "Approximately 1,500+ Single and Multi-Family Homes" (DiVosta Beachwalk community page). Sarasota Magazine reported in April 2025 that Beachwalk would have "About 1,600 once complete," with "More than 580 units sold since the 2022 launch, with more than 500 occupied as of early 2025" (Sarasota Magazine, April 9, 2025). The county roll counts 1,388 platted parcels in seven plats, of which 897 carried a home on October 21, 2026 (Sarasota County Property Appraiser). No source we read explains the gap between the marketing totals and the approved cap.

What Amenities Does Beachwalk Have?

Beachwalk by Manasota Key's open amenities center on the Capri Club, an 11,500-square-foot clubhouse, plus a resort pool with lap lanes and a heated spa, 10 pickleball, 5 tennis and 6 bocce courts, the HighTide Bar and Grill, a dog park, gardens and walking trails. A Social Clubhouse and the Waterline restaurant were under construction in November 2026 (Community Book, p.4).

All amenity access is part of the HOA assessment. The 2026 fee summary lists "Community Amenities" and a "Lifestyle Director" among the services the dues cover, along with staffed vehicular access control at the gate (Community Book, p.69). There is no separate club membership to buy, though new owners do pay an annual food-and-beverage minimum, covered below.

What Is in the Capri Club?

DiVosta's Beachwalk Community Book lists the Capri Club under its now-open amenities heading as "11,500 Square Feet • State-of-the-Art Fitness Center • Group Fitness Studio • Social Lounge • Café • Covered Terrace • 3 Activity Rooms • Locker Rooms" (Community Book, p.4). Sarasota Magazine described it in April 2025 as "an 11,500-square-foot clubhouse with a fitness center, social lounges, and a café" (Sarasota Magazine, April 9, 2025).

The live Beachwalk page describes the same building slightly differently, as a "Clubhouse with State-of-the-Art Fitness Center, 2 Movement Studios, Card Rooms and Grand outdoor Veranda" (DiVosta Beachwalk community page). One DiVosta source says one group fitness studio and the other says two movement studios; a tour settles it.

No source gives the exact day the Capri Club opened; the builder page announced "Amenities Now Open!" by December 2025 (Wayback, December 12, 2025).

The resort pool is described by DiVosta as a "Tropical Saltwater Resort Pool with Lap Lanes and Heated Spa" (DiVosta Beachwalk community page). Sarasota Magazine added "a saltwater pool with a waterfall, lap lanes, a heated spa, and a sundeck with a firepit" (Sarasota Magazine, April 9, 2025).

Around the pool, DiVosta's photo pages label cornhole, an event lawn, fire pits and a memorial garden (Community Book, p.6; DiVosta Beachwalk community page).

How Many Pickleball, Tennis and Bocce Courts Does Beachwalk Have?

Beachwalk has 10 pickleball courts, 5 tennis courts and 6 bocce ball courts, according to both DiVosta's Community Book and the live Beachwalk page (Community Book, p.4; DiVosta Beachwalk community page). Sarasota Magazine printed the same counts in April 2025 (Sarasota Magazine).

There is no golf course inside Beachwalk. No DiVosta source lists one, and the closest golf feature planned is a "Club Room with Golf Simulator" in the future Social Clubhouse (Community Book, p.10). For public courts outside the gate, the Englewood Sports Complex at 1300 S River Road lists pickleball and tennis among its amenities on the county's park layer (Sarasota County GIS, ParkBoundary).

What Restaurants Are Inside Beachwalk?

The HighTide Bar and Grill is open. DiVosta's January 2025 page said "Restaurant Amenities Underway" with images captioned "Underway: Coming Spring '25," and by May 14, 2025 the page said "HighTide Bar & Grill Now Open" (Wayback, January 25, 2025; Wayback, May 14, 2025). HighTide opened in 2025, between late January and mid-May; the exact date was not published. The Community Book calls it the "High Tide Outdoor Bar & Grill" (p.4).

The Waterline Restaurant was "Currently Underway" on the live gallery when we read it (DiVosta Beachwalk community page). The Beachwalk association's own site names both, describing "two onsite restaurants (High Tide outdoor bar and grill, The Waterline)" (Beachwalk Manasota TownSq). HighTide's hours and menu were not published on any source we could read.

The dining comes with a cost rule. The 2026 fee summary sets an "Annual Food and Beverage Minimum" of $480, "prorated from the date of closing for the remainder of the year ... Must be used in the same calendar year, any remaining amount will be forfeited by the member. These funds are not transferable" (Community Book, p.69). The declaration authorizes this as a board-set annual assessment, due with the first installment of the annual assessment, with no refund or carryover (Beachwalk TownSq, Governing Documents).

What Is Still Under Construction at Beachwalk?

Two buildings were under construction on November 14, 2026: the Social Clubhouse and the Waterline Restaurant. DiVosta's Community Book describes the Social Clubhouse as "Expansive Social Veranda • Fire Pits • Large Hall with Stage • Catering Kitchen • Club Room with Golf Simulator" (Community Book, p.10), and the live gallery shows renderings of a ballroom, a demonstration kitchen and the club room (DiVosta Beachwalk community page).

A DiVosta announcement dated November 18, 2025 said both were "officially underway" (DiVosta Beachwalk community page). Opening dates and the Social Clubhouse's square footage were not published. A buyer counting on these buildings should ask the sales center for a written completion estimate and understand that the builder's own disclaimers make amenity plans subject to change.

What Trails, Lakes, Dog Park and Gardens Does Beachwalk Have?

DiVosta lists a "Lakeside Boardwalk with Pier and Gazebo," a "Dog Park and Community Garden," fire pits and walking trails (DiVosta Beachwalk community page; Community Book, p.4). The 2020 announcement described the plan as including "144 acres of lakes and 226 acres of preserve and green space" (SRQ Daily, January 24, 2020); those are planning figures from the announcement, not a current survey.

Every Beachwalk plat bars trimming or clearing in preservation areas without county approval (Sarasota Clerk, Phases 1A-1B-1E plat), so a lot on a preserve edge carries that limit.

Who Runs the Gate and Activities at Beachwalk?

Beachwalk is gated with a staffed entry. The HOA's fee summary lists "Staffed Vehicular Access Control" among the services in the dues, and DiVosta's gallery shows the "BeachWalk Guard House" (Community Book, p.69; DiVosta Beachwalk community page). The guard house first appeared on the builder page in October 2023 (Wayback, October 21, 2023). Guard staffing hours were not published.

The main entrance is on Englewood Road (State Road 776), as planned in the 2020 announcement, which said "The main entrance is located off Englewood Road/SR 776" (SRQ Daily, January 24, 2020), with a second frontage on East Manasota Beach Road. Activities are run by a lifestyle director paid through the dues (Community Book, p.69); the calendar sits behind the owner login on the association's TownSq site (Beachwalk Manasota TownSq).

Data updated: November 2026 (DiVosta Beachwalk community page, Community Book pp.4 to 69 and Wayback captures, read November 14, 2026)

How Close Is Beachwalk to the Beach?

Beachwalk by Manasota Key is on the mainland, not on Manasota Key. The first Gulf beach on the road route is Manasota Beach Park, reached west on Manasota Beach Road across the Lemon Bay bridge; no agency publishes a distance or drive time from Beachwalk (Sarasota County GIS, ParkBoundary).

Which Beach Is Closest to Beachwalk, and How Do You Get There?

Manasota Beach Park at 8570 Manasota Key Road is the first Gulf beach you reach on the Manasota Beach Road route; Blind Pass Beach Park at 6725 Manasota Key Road lies farther south along Manasota Key Road (park addresses from Sarasota County GIS, ParkBoundary).

The route is simple. From the Beachwalk gate on Englewood Road (SR 776), drive north to the Manasota Beach Road intersection. DiVosta's directions describe the entrance as "just .5 miles after the Manasota Beach intersection" when heading south on Englewood Road (Wayback copy of DiVosta directions, January 25, 2025). Turn west on Manasota Beach Road, cross the Intracoastal Waterway on the Manasota Beach Road bridge, and you arrive at Manasota Key Road with the beach park in front of you. For Blind Pass, turn south on Manasota Key Road. "Manasota Beach Road is the only public road that connects Manasota Key to the rest of Sarasota County" (Sarasota News Leader, February 16, 2023).

Data updated: November 2026 (addresses from the Sarasota County GIS ParkBoundary layer; route from DiVosta's January 2025 directions and county road names; read November 14, 2026)

Sources: Sarasota County GIS, ParkBoundary and the Wayback copy of DiVosta directions, January 25, 2025. No agency publishes a drive time from Beachwalk to either park; map the trip from your own street.

What Is at Manasota Beach Park?

Sarasota County classifies Manasota Beach Park as a 21.565-acre "Beaches" park with "Beach Access, Boat Ramp, Canoe/Kayak Launch, Fishing, Lifeguard, Picnic Shelter/Pavilion, Picnicking, Restroom, Swimming, Trails-Unpaved/Nature, Wildlife Viewing" (Sarasota County GIS, ParkBoundary). Visit Sarasota County lists a boardwalk, docks, grills, a volleyball court and parking, and notes the park's history: "In 1963, Manasota Beach consisted of a small beach (450 feet of Gulf frontage) with four concrete picnic shelters" (Visit Sarasota, Manasota Beach).

The park straddles the key, so it gives both Gulf beach and a Lemon Bay launch. The county's water access layer lists a concrete motorized-boat launch there, 50 linear feet, the closest county boat ramp on the Manasota Beach Road route from Beachwalk (Sarasota County GIS, WaterAccess). Park hours and parking rules were not readable from the county parks site; call Sarasota County at 941-861-5000 to confirm.

What Is at Blind Pass Beach Park?

Blind Pass Beach Park is the larger of the two Sarasota County parks on the key, 63.4 acres, with "Beach Access, Birding, Canoe/Kayak Launch, Fishing, Historical/Cultural Resource, Picnic Shelter/Pavilion, Picnicking, Playground, Restroom, Swimming, Trails-Unpaved/Nature" on the county's park layer (Sarasota County GIS, ParkBoundary). Visit Sarasota County describes it as "also known as Middle Beach," with "Gulf-to-bay access, almost 3,000 feet of beach frontage," a mangrove trail on the bay side and a fishing dock (Visit Sarasota, Blind Pass Beach).

Which Other Public Beaches Can You Reach From Beachwalk?

Several more public beaches sit within a reasonable drive, each run by a county or city, not by the Beachwalk HOA. Road distances for these were not computed in our research, so we name the route instead.

Data updated: November 2026 (Charlotte County parks pages, Sarasota County GIS ParkBoundary and WaterAccess layers, Visit Sarasota County pages, read November 14, 2026)

Sources: Charlotte County, Englewood Beach at Chadwick Park, Charlotte County Beaches page, Sarasota County GIS, ParkBoundary, Visit Sarasota, Venice Beach and Visit Sarasota, Caspersen Beach.

Stump Pass Beach State Park is another option; its official page refused our automated reads, so check Florida State Parks for hours and fees.

Does Beachwalk Have a Private Beach Club or Beach Shuttle?

No. No DiVosta source we read, including the live Beachwalk page, the Community Book and the 2026 fee summary, mentions a Beachwalk beach club on Manasota Key, beach parking passes or a beach shuttle (DiVosta Beachwalk community page; Community Book, p.69). The "Beachwalk" name and the "by Manasota Key" tagline describe proximity, not deeded beach access. Beachwalk owners use the same public beach parks as everyone else, on the same terms.

The recorded declaration requires golf carts to be "kept within an enclosed garage" on a Beachwalk lot (Beachwalk TownSq, Governing Documents). Whether golf carts may travel on Manasota Beach Road is a county traffic question we did not verify; ask the HOA and Sarasota County before you plan on it.

Is Manasota Key Road Open After Hurricanes Helene and Milton?

Yes, on a temporary repair. A 2,400-foot shoreline section of Manasota Key Road was "significantly washed out" by Helene and Milton in 2024, closing the road "from the 6700 block up to Blind Pass Beach"; county staff posted on September 27, 2024 that "The roadway is washed out and is closed" (Sarasota News Leader, March 20, 2025).

The temporary segment, about 2,000 feet north of Blind Pass Park, reopened to traffic in January 2026 after debris removal, a new road base, shoreline hardening and paving (WGCU, January 12, 2026; Sarasota News Leader, January 15, 2026). FOX 13 reported the emergency repair "cost just over $2 million" and quoted the county's capital projects director: "It's important to get a permanent repair in place that's more resilient" (FOX 13, January 13, 2026). The permanent fix is a separate, longer project: on March 11, 2025 commissioners approved an FDOT agreement for $457,791 toward a $527,239 redesign, and staff expected permanent repairs to take "at least 4 years" (Sarasota News Leader, March 20, 2025).

The road remains exposed. ABC7 reported that Manasota Key Road closed on October 9, 2026 when "flooding and sand washed debris across the roadway," and reopened after crews cleared sand near Blind Pass and Middle Beach (ABC7, October 12, 2026). For a Beachwalk owner, the practical point is this: Manasota Beach Park, at the end of Manasota Beach Road, sits north of the damaged stretch, so it has stayed the more reliable beach trip; the Blind Pass trip depends on the road.

How Is Beachwalk Governed?

Beachwalk by Manasota Key is governed by BeachWalk by Manasota Key Homeowners Association, Inc., a Florida not-for-profit filed November 5, 2020 (Sunbiz N20000012492), under a declaration recorded February 11, 2021. Pulte Home Company, LLC still controls the board, and Castle Group manages the community (Florida Division of Corporations).

Florida's homeowners association law, chapter 720 of the Florida Statutes, sets the floor for how the association runs; the recorded declaration adds Beachwalk's own rules. Beachwalk has no community development district. Every rule quoted below comes from the recorded declaration or the association's posted documents, which the association publishes on its TownSq site as Florida law requires for associations of 100 or more parcels (Florida Statutes 720.303).

Who Runs the Beachwalk Homeowners Association?

The Sunbiz record lists the association as active, with its principal and mailing address at 24311 Walden Center Drive, Suite 300, Bonita Springs, the same address the Sarasota County Property Appraiser lists for Pulte Homes Company LLC (Sunbiz; Sarasota County Property Appraiser, parcel 0479140010). The three officers on Sunbiz, president, vice president and secretary-treasurer, all list that Pulte address, and the registered agent was changed on January 12, 2026.

The articles of incorporation say directors "shall initially be appointed by and shall serve at the pleasure of the Developer," and that members elect the board only "on and following the Turnover Date" (Beachwalk Manasota TownSq, Governing Documents). Taken together, the officer slate and the articles show a developer-controlled board on November 14, 2026. No turnover date has been published.

Castle Group manages Beachwalk day to day; non-owners can reach its resident services at 800-337-5850, option 1, (Beachwalk Manasota TownSq, Contact Us).

When Does Pulte Turn Beachwalk Over to Owners?

Under Florida law, owners other than the developer elect a majority of the board three months after 90 percent of the parcels that the association will ultimately operate have been conveyed to them, or earlier if the developer abandons its duties or the documents set an earlier trigger (Florida Statutes 720.307). Owners may elect at least one director once 50 percent of parcels are conveyed, and the developer keeps at least one seat as long as it holds at least 5 percent of parcels for sale.

Beachwalk's declaration, Section 15, follows the statute and adds one detail: "the term 'Members other than the Developer' shall not include Builders." The developer may also turn over early on at least 30 days' notice (Beachwalk TownSq, Governing Documents).

Beachwalk is well short of the 90 percent trigger. The county roll dated October 21, 2026 shows 491 of 1,388 parcels with no home, including all 194 lots in Phase 4A-4B, and Pulte was the seller of record on 170 of 206 qualified sales from October 15, 2025 to October 14, 2026 (Sarasota County Property Appraiser, bulk data). Whether the 50 percent one-director election has been held was not confirmed in any document we read. Even after turnover, the declaration keeps the developer's approval for Section 9 use-restriction matters "as long as the Developer owns a Parcel or other property within the Community" (Beachwalk TownSq, Governing Documents).

What Does the Recorded Beachwalk Declaration Say, and How Has It Been Amended?

The declaration was recorded on February 11, 2021 as Sarasota County Instrument 2021023812, with Pulte Home Company, LLC as declarant (Beachwalk TownSq, Governing Documents). It runs to the 30th anniversary of recording, then renews automatically in 10-year terms unless 90 percent of the voting interests vote to end it in the last year of a term. After turnover, owner amendments need two-thirds of the voting interests. Before then, Section 14.6 lets the developer "unilaterally modify, enlarge, amend, waive or add to the provisions of this Declaration ... without notice to the Members." Each parcel carries one vote.

Data updated: November 2026 (recorded instruments posted on the Beachwalk Manasota TownSq Governing Documents page, read November 14, 2026)

Source: Beachwalk Manasota TownSq, Governing Documents. The table lists the four recorded amendments posted on the association's public page, so the declaration has been amended at least four times; the later plats cite further amendment instrument numbers (Sarasota Clerk, Phase 2C plat), and recorded amendments adding Phases 1F, 3A-3B and 4A-4B were not posted on the public page; the Sarasota County Clerk's official records search, using the declaration's instrument number, is where to find any later amendment.

What Does Architectural Review Cover in Beachwalk?

Almost every exterior change needs written approval. The declaration bars any owner from making "any alterations or additions to his Parcel (including landscaping)" or changing the exterior "without first obtaining the written approval of the Architectural Reviewer" (Beachwalk TownSq, Governing Documents). Before turnover the developer is the architectural reviewer. The reviewer has 60 days to respond to a complete submission, and silence after 60 days counts as approval.

The Beachwalk ARC Guidelines, revised April 10, 2026, set specific standards (Beachwalk TownSq, Architectural Review):

Data updated: November 2026 (Beachwalk ARC Guidelines revised April 10, 2026 and recorded declaration, posted on the Beachwalk Manasota TownSq site, read November 14, 2026)

Applications go through Castle Group with a lot survey marked to show the change, and incomplete applications are "automatically" rejected (Beachwalk TownSq, Architectural Review). A buyer planning a pool, a screen enclosure or a fence should read the guidelines before choosing a lot, because the 5-foot rear setback and any preserve or lake easement shrink the usable yard.

What Are the Beachwalk Leasing Rules?

Beachwalk allows leasing with limits. The declaration says: "Only entire Units may be leased. The minimum leasing period is ninety (90) consecutive days and no Unit may be leased more than three (3) times in any one (1) calendar year" (Beachwalk TownSq, Governing Documents). Section 9.1 bars use "on a 'time share' or transient basis, including without limitation, an 'Airbnb' type use."

Every lease needs prior written board approval. The owner gives notice at least 20 business days before occupancy, and the board acts within 20 business days or the lease is deemed approved. Grounds to disapprove are limited to the items the declaration lists, and an unapproved lease is void. The association has no power to disapprove a sale. The current lease application repeats the 90-day minimum and three-lease limit and charges a $100 fee (Beachwalk TownSq, Sales and Leasing). If an owner falls behind on dues, the association may collect rent directly from the tenant under Florida Statutes 720.3085(8) (Florida Statutes 720.3085).

For an investor, the three-leases-a-year cap is the binding limit: Beachwalk works for annual or seasonal leases of 90 days or more, not for weekly rentals.

What Are the Rules on Pets, Vehicles, Boats and Golf Carts?

Pets are capped at three. The declaration allows dogs, cats and other usual household pets "not to exceed a total of three (3) pets, excluding tropical fish," excludes wolf hybrids and aggressive dogs, bars commercial breeding, and requires a hand-held leash outside the home or screened pool area (Beachwalk TownSq, Governing Documents).

Vehicles are the rule that surprises buyers most. Passenger cars, vans, pickups and SUVs may park on driveways overnight. Everything else, including "golf carts, commercial vehicles, recreational vehicles, all-terrain vehicles ... motorcycles ... watercraft ... trailers," "shall be kept within an enclosed garage." Overnight parking on streets and common areas is prohibited, garage doors stay closed except in use, and trash containers stay in the garage except on pickup day (Beachwalk TownSq, Governing Documents). No community boat or RV storage lot appeared on the builder or association pages. A boat owner needs a 3-car garage plan, off-site storage or a marina.

What Do Florida's Estoppel and Disclosure Laws Mean for a Beachwalk Sale?

Two statutes shape every Beachwalk closing. The first is the estoppel certificate, the association's statement of what the owner owes. The declaration requires it within ten business days and compliance with Florida Statutes 720.30851 (Beachwalk TownSq, Governing Documents). The statute sets base caps of $250, plus $100 for delivery within 3 business days and up to $150 more if the account is delinquent, adjusted every 5 years for inflation (Florida Statutes 720.30851). A 2022 adjustment raised those caps to $299, $119 and $179, with the next adjustment due July 1, 2027 (Shumaker, July 25, 2022). The fee Castle Group actually charges for a Beachwalk estoppel was not published.

The second is the disclosure summary. Before a buyer signs a contract in an HOA community like Beachwalk, the seller must give a summary covering mandatory membership, recorded covenants, assessments that may change, possible special assessments, lien rights for unpaid assessments, and the fact that the developer may be able to amend the covenants without owner approval. If the summary is not provided before signing, the contract "is voidable by the buyer" by written notice within 3 days after receiving it or before closing, whichever comes first (Florida Statutes 720.401). In Beachwalk, Section 14.6 gives Pulte exactly that power.

For sellers, one recent board rule matters: from November 10, 2026, realtor open houses in Beachwalk are allowed "only ... on Sundays from 11am to 4pm," with a For Sale sign in front during the open house and no flags or banners (Beachwalk TownSq, Sales and Leasing).

What Does It Cost to Own a Home in Beachwalk?

Owning a Beachwalk by Manasota Key home in 2026 means HOA dues of $367.29 to $400.71 a month, billed quarterly, no CDD, unincorporated Sarasota County property tax at 11.3068 mills for 2026, and about $705 to $821 a year in fire, solid waste and stormwater charges on sampled single-family bills (Community Book, p.69; Sarasota County Tax Collector, 2026 millage; TRIM 0482140800; TRIM 0481040304).

This section walks through each line, shows a worked property-tax example at the Beachwalk median just value, and ends with a single fee-stack table. Every figure is dated; dues, tax rates and utility rates change every year. Homeowners and flood insurance are covered in the flood and insurance section of this guide, because the right number depends on the lot's flood zone.

What Are Beachwalk HOA Dues in 2026?

The 2026 Fee Summary for BeachWalk by Manasota Key Homeowners Association, Inc., revised November 10, 2025, lists four assessment amounts, "collected quarterly," beside the four series names (Community Book, p.69):

Data updated: November 2026 (BeachWalk by Manasota Key 2026 Fee Summary, revised November 10, 2025, Community Book p.69, read November 14, 2026)

The sheet lists the Vista, Scenic, Distinctive and Echelon series and these four amounts, but the text does not pin each amount to a series, so we print the range only. Ascending order by series is a likely reading but is not confirmed; the sales center, (941) 413-2031, or Castle Group can confirm the amount for a specific lot.

What the dues cover, per the fee summary: "Community Amenities, Lifestyle Director, Landscape Maintenance and Irrigation, Maintenance of Common Areas and Lakes, Staffed Vehicular Access Control and Professional Property Management" (Community Book, p.69). The declaration confirms the association maintains lawns, landscaping and irrigation on each lot as originally installed, while owners handle their own homes, including exterior work such as power washing (Beachwalk TownSq, Governing Documents). Cable and internet are not included: "Homeowners must obtain their own Internet service and determine their bandwidth needs" (Community Book, p.65).

Before turnover the developer may either pay assessments on its own parcels or fund the operating deficit, but not "ANY CAPITAL IMPROVEMENT COSTS, RESERVES AND SPECIAL ASSESSMENTS" (Beachwalk TownSq, Governing Documents). No budget or reserve study was posted publicly; ask for both with the disclosure summary.

What Does a Buyer Pay to the Beachwalk HOA at Closing?

New-home buyers pay three items at closing on the 2026 fee summary: amounts of $2,000 and $4,000, listed against the labels "Initial Contribution" and "Amenity Fee," plus the $480 "Annual Food and Beverage Minimum," prorated from the closing date (Community Book, p.69). Which of the $2,000 and $4,000 amounts goes with which label is not confirmed from the sheet's text, so we print them together: up to $6,480 in total for a new-home buyer in 2026, since the $480 is prorated in the closing year (our arithmetic). The sheet notes "These fees are estimates and are subject to change."

The declaration explains each charge (Beachwalk TownSq, Governing Documents):

• Initial contribution (Section 4.9): "a non-refundable contribution in an amount determined by the Developer" on the first sale from the developer or a builder.
• One-time payment (Section 4.11): may be used by the developer "for any purpose in its sole discretion" and "is not an Assessment or a capital contribution."
• Food and beverage minimum (Section 4.12): board-set each year, with no refund or carryover.

Resale buyers pay the resale assessment, "currently $2,000.00" (Community Book, p.69). Under Section 4.10 the developer sets it before turnover and the board after, and "the amount shall not increase by more than ten percent (10%) over the previous calendar year." Transfers to a co-owner, an heir or surviving spouse, a trustee or spouse for estate planning, a foreclosing lender, the developer or a builder are exempt. Resale buyers also see the estoppel fee and any sales-application fee on the closing statement; the 2026 sales application posted online prints no dollar amount (Beachwalk TownSq, Sales and Leasing).

Does Beachwalk have a CDD? No. DiVosta lists "No CDD Fee" and "No CDD" for Beachwalk, and the 2026 fee summary carries a "No CDD" note (DiVosta Beachwalk community page; Community Book, p.69). The public record agrees. The Sarasota County Tax Collector's 2026 list of non-ad valorem levying authorities includes 18 CDDs and stewardship districts, none for Beachwalk or Manasota Key (Sarasota County Tax Collector, 2026 millage), and 2026 TRIM notices for Beachwalk parcels in Phases 1A-1B-1E, 1C-1D, 2C and 3A-3B show no non-ad valorem lines other than Englewood Area Fire, Solid Waste Service and Stormwater Utility (TRIM 0479140010; TRIM 0482140800).

What Is the Property Tax Millage for a Beachwalk Home?

Beachwalk parcels sit in unincorporated Sarasota County, in the countywide district that includes Emergency Medical Services, with no city millage and no Englewood lighting district line. The total was 11.4737 mills for 2025 (final) and 11.3068 mills for 2026 on the roll certified September 29, 2026 (Sarasota County Tax Collector, 2025 millage; 2026 millage).

The ten levies are the same in both years; the levy-by-levy 2025 rates appear in the worked example below. Most of the 2026 drop came from the state school levy, 2.8470 mills in 2025 and 2.6810 in 2026, while county general revenue moved from 3.2273 to 3.2317 and Emergency Medical Services held at 0.7300.

The 2026 TRIM notice for the Beachwalk sales-center parcel lists the same ten levies, 11.4737 as last year's total and 11.3068 as the 2026 total (Sarasota County Property Appraiser, TRIM 0479140010). The non-school share was 5.3787 mills in 2025 and 5.3778 in 2026 (our arithmetic), which matters because the second homestead exemption reduces only non-school taxes. Paying the bill early earns a discount of up to 4 percent.

Which Non-Ad Valorem Charges Appear on a Beachwalk Tax Bill?

Three flat or formula charges appear on every improved Beachwalk TRIM we read: Englewood Area Fire Control District, Sarasota County Solid Waste and Sarasota County Stormwater. Homestead does not reduce them.

Data updated: November 2026 (2026 TRIM notices from the Sarasota County Property Appraiser for each parcel, read November 14, 2026)

Sources: TRIM 0479140010, TRIM 0479040030, TRIM 0482140800, TRIM 0481040304 and TRIM 0481071064.

The fire line confirms Beachwalk is inside the Englewood Area Fire Control District, which sets $290.78 per residence and $63.95 per vacant lot for 2026-2027 (Englewood Area Fire Control District, Assessments). Stormwater varied by parcel, and the November bill can carry lines the TRIM does not (Sarasota County Property Appraiser, Non-Ad Valorem Districts).

What Would Property Tax Be on a Typical Beachwalk Home? A Worked Example

This is an example, not a quote. It uses $478,400, the median 2026 just (market) value of Beachwalk parcels with a home on the Sarasota County Property Appraiser file dated October 21, 2026 (Sarasota County Property Appraiser, bulk data), and the 2025 final millage from the table above. Tax equals taxable value times mills divided by 1,000.

Data updated: November 2026 (example built on the Sarasota County Property Appraiser bulk file dated October 21, 2026 and the Sarasota County Tax Collector 2025 millage; exemption amounts from the 2026 TRIM for parcel 0481040304; arithmetic ours)

Sources: millage from the Sarasota County Tax Collector, 2025; the $25,000 first exemption and the indexed $25,722 additional exemption for 2025 ($26,411 for 2026) as printed on TRIM 0481040304; exemption rules from Florida Department of Revenue, PT-113.

Add the non-ad valorem charges from a comparable single-family Beachwalk TRIM, $705.67 to $820.94, and the example non-homestead bill comes to about $6,194.69 to $6,309.96 before the early-payment discount (our arithmetic). Homestead saves about $425 a year on ad valorem tax in this example. At the 2026 rates the same home would owe $5,409.17 without homestead and $4,984.47 with it, using the $26,411 additional exemption for 2026 (our arithmetic from the 2026 millage).

Four timing rules change the real number:

1. Homestead needs January 1 ownership and a March 1 filing. A buyer must own and live in the home as a permanent residence on January 1 and apply by March 1 (Sarasota County Property Appraiser, Homestead).
2. Save Our Homes caps later growth. After the first homestead year, assessed value can rise no more than 3 percent or CPI, whichever is less; Sarasota County's published caps were 2.7 percent for 2026, 2.9 percent for 2025 and 3.0 percent for 2024 (Sarasota County Property Appraiser, Save Our Homes). It resets at a sale (Florida DOR, PT-112).
3. A new home's first bill can be land only. Florida law places no value on improvements "not substantially completed on January 1" (Florida Statutes 192.042). Phase 3A-3B parcel 0481071064 was billed as a vacant lot on its 2026 TRIM (TRIM 0481071064). A buyer closing on a new Beachwalk home should budget the following year's bill on the finished value, not the lot bill in the closing file.
4. Amendment 3 changes 2027. Florida Realtors reported on November 4, 2026 that voters approved Amendment 3, raising the non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028 and lowering the non-homestead non-school assessment cap from 10 percent to 5 percent (Florida Realtors, November 4, 2026). Implementing legislation was pending when we read the sources, and the worked example above does not include it. The Sarasota County Property Appraiser can say how it will apply to a given parcel.

Who Provides Water, Sewer, Power and Other Utilities in Beachwalk?

Water and sewer come from the Englewood Water District, not Sarasota County Utilities. The association's FAQ names EWD, phone 941-474-3217, and the recorded 2021 amendment discloses EWD's 11 well-site parcels and water-main easements inside Beachwalk (Beachwalk Manasota TownSq, Resources/FAQ; Beachwalk TownSq, Governing Documents).

Data updated: November 2026 (Englewood Water District Board-Approved Rate Adjustments effective October 1, 2025, read November 14, 2026)

Source: EWD Board-Approved Rate Adjustments Effective October 1, 2025 and the EWD Rates page. EWD also charges one-time capital capacity charges per ERC on new connections: $3,062.00 water plant and transmission, $1,200.00 water distribution, $5,170.00 wastewater plant and transmission and $5,817.00 wastewater collection (same rate notice). Production builders normally carry these in the home price; confirm on your DiVosta contract and on the title commitment.

The rest of the utility picture:

• Irrigation: lawns water from a separate non-potable line under declaration Section 9.12, and irrigation is an HOA service (Beachwalk TownSq, Governing Documents; Community Book, p.69). The source of that non-potable water was not named.
• Electric: Florida Power and Light, whose tariff lists "Englewood" and "Unincorporated Sarasota" among the Sarasota County communities it serves (FPL Electric Tariff, Section 7).
• Natural gas: DiVosta calls Beachwalk a "Gated Natural Gas Community" with gas ranges and tankless gas water heaters, but neither the builder nor the association names the gas utility.
• Trash and recycling: Sarasota County service billed on the tax bill as Solid Waste, $263.96 per improved home in 2026; the association FAQ says trash and recycling pick up on Friday (Beachwalk TownSq, Resources/FAQ).
• Internet and TV: owner-arranged; the association names no provider.

What Is the Full Fee Stack for a Beachwalk Home?

The table puts every recurring and one-time Beachwalk charge on one sheet, using the median-value example above for property tax. It leaves out homeowners and flood insurance, electric, gas, internet and water usage, which depend on the home and the household.

Data updated: November 2026 (BeachWalk 2026 Fee Summary revised November 10, 2025; Sarasota County Tax Collector 2025 millage; 2026 TRIM notices; Englewood Area Fire Control District 2026-2027 schedule; EWD rates effective October 1, 2025; all read November 14, 2026)

Added up for the $478,400 example home (our arithmetic): yearly dues of about $4,407 to $4,809, ad valorem tax of $5,489.02 without homestead, non-ad valorem charges of $705.67 to $820.94, and EWD base charges of $752.52 come to about $11,355 to $11,871 a year before insurance, utilities usage and the food-and-beverage minimum. With homestead, the same lines come to about $10,929 to $11,446.

What is not published, and where it lives: the 2026 association budget and reserve schedule (request with the disclosure summary or through the owner login), the exact dues amount for each series (sales center or Castle Group), the estoppel fee Castle Group charges, final November 2026 tax bills by parcel (Sarasota County Tax Collector, by account number), the stormwater rate basis (Sarasota County, 941-861-5000), the gas utility, and internet providers by address. We did not estimate any of them.

Buying or Selling in Beachwalk? Get the Numbers for a Specific Address

A seller needs those numbers to price against DiVosta's own new inventory: resale buyers in Beachwalk pay the $2,000 resale assessment and the estoppel fee, while new-home buyers pay up to $6,480 in contributions and minimums, and a buyer will compare both against DiVosta's current incentives. A buyer needs them to compare a finished resale with a to-be-built home that will be billed as a vacant lot for its first year.

Selling a Beachwalk home? Start with a free Beachwalk home valuation built from the county's recorded Beachwalk sales, or read our guide to selling a Beachwalk home. Call Jesse McGreevy at (239) 898-6072, text or call.

Buying in Beachwalk? Our Beachwalk buyer guide covers the purchase process, and we will pull the parcel's TRIM notice, flood zone, dues amount and estoppel figures before you write an offer. Call (239) 898-6072.

What Flood Zones Cover Beachwalk, and What Does Insurance Involve?

Beachwalk by Manasota Key is not one flood zone. On FEMA maps effective March 27, 2024, about 51% of Beachwalk address points sit in Zone X (minimal hazard), 29% in shaded Zone X and 20% in Zone AE, the Special Flood Hazard Area. Letters of map change dated 2022 to 2026 remove some lots from AE, so check the parcel, not the community.

Flood status in Beachwalk is decided lot by lot, and the lot is what your lender and your insurer will look up. The county's flood layer, FEMA's own National Flood Hazard Layer and the Sarasota County Property Appraiser's parcel pages all describe the same March 27, 2024 maps, and the 12 address points we cross-checked between the county and FEMA layers all matched. What follows is what those public sources show across Beachwalk's seven plats, what they cannot show, and how insurance works for a Beachwalk home today and from January 1, 2027.

What Does the FEMA Map Show Across Beachwalk?

We tested every one of the 1,383 Beachwalk address points in the seven recorded plats against Sarasota County's FEMA flood zone layer, whose effective date is 3/27/2024, and cross-checked 12 randomly chosen points against FEMA's National Flood Hazard Layer; all 12 matched (Sarasota County GIS, FEMA Flood Zone layer; FEMA National Flood Hazard Layer, both read November 14, 2026).

Data updated: November 2026 (Sarasota County GIS FEMA Flood Zone layer, effective 3/27/2024, and FEMA NFHL cross-check, read November 14, 2026; 1,383 Beachwalk address points)

No VE (coastal high hazard) zone touches any Beachwalk plat. The AE areas inside Beachwalk are labeled in part "COMBINED RIVERINE AND COASTAL FLOODPLAIN," meaning the Forked Creek and Lemon Bay flood source, not open Gulf wave zones (Sarasota County GIS, FEMA Flood Zone layer, read November 14, 2026). Every Beachwalk plat sits in the county's Lemon Bay watershed and Forked Creek drainage basin (Sarasota County GIS, GwisBasin layer, read November 14, 2026).

The share varies by plat. Phases 1A-1B-1E, 1C-1D and 1F carry the largest AE shares; Phases 2C and 3A-3B carry the smallest.

Data updated: November 2026 (Sarasota County GIS FEMA Flood Zone layer, effective 3/27/2024, point-in-polygon count of Beachwalk address points by recorded plat, read November 14, 2026)

Address points are not house footprints. A point can fall in AE while the house pad sits higher, or the reverse. Treat these counts as a map of where to look harder, not a ruling on any one home.

What Base Flood Elevations Apply in Beachwalk's AE Areas?

Base flood elevations on Beachwalk parcels run from 11 to 14.2 feet. A stratified sample of 41 Beachwalk parcels read on the Sarasota County Property Appraiser's flood tables, which carry county data "as of 11/9/2026," showed AE base flood elevations of 11, 11.8, 12.3, 13, 13.8 and 14.2 feet (Sarasota County Property Appraiser, parcel 0479140010 flood table, read November 14, 2026). The county's address-point layer shows a slightly wider spread, 10.8 to 14.2 feet, with 126 AE points carrying no static base flood elevation in the layer (Sarasota County GIS, FEMA Flood Zone layer, read November 14, 2026).

In the 41-parcel sample, 39 were lots and two were common-area tracts. Of the 39 lots, 26 were entirely Zone X and 13 had at least part of the parcel in AE. Most AE lots also carried an X row, which usually means the AE strip is a lake edge or a rear yard rather than the house pad (Sarasota County Property Appraiser parcel flood tables, 41-parcel sample, read November 14, 2026). The Beachwalk sales center parcel at 26061 Seastone Drive is Zone X, outside the Special Flood Hazard Area, on panel 0344G (same source).

Whether a specific house sits above its base flood elevation is a question for the home's elevation certificate. On a new DiVosta home, ask the builder for the elevation certificate before closing. On a resale, ask the seller for it in the first week of the contract.

Why Does the AE Share Overstate Today's Risk Map?

Six letters of map change, dated May 13, 2022 to February 20, 2026, intersect Beachwalk's plats. Letters of Map Revision based on Fill (LOMR-F) and Letters of Map Amendment (LOMA) remove specific lots or structures from the Special Flood Hazard Area, so the 271 AE address points count more homes in the SFHA than are legally there today (Sarasota County GIS, Letter of Map Change layer, read November 14, 2026).

Data updated: November 2026 (Sarasota County GIS Letter of Map Change layer, community 125144, read November 14, 2026)

Each recorded Beachwalk plat also states that a floodplain delineation map was recorded with it, in Map Books 4 through 8 of the county records (Sarasota Clerk, Beachwalk Phases 1C-1D plat, read November 14, 2026). Those maps were not read for this guide.

How Do You Check the Flood Zone for One Beachwalk Home?

Use four sources, in this order:

1. The Property Appraiser parcel page. Search the address on the Sarasota County Property Appraiser site and read the FEMA flood table: panel, zone, SFHA in or out, base flood elevation and the county's own Community Flood Hazard Area flag. The table notes that a zone "may have changed due to a LOMR/LOMC" and routes questions to [email protected] or (941) 861-5000.
2. The FIRM panel. Beachwalk falls on panels 12115C0344G and 12115C0363G, effective March 27, 2024, which replaced maps dated November 4, 2016 (Sarasota County GIS, FEMA FIRM Panel layer, read November 14, 2026; City of Sarasota, Flood Map Information, read November 14, 2026).
3. Any letter of map change. Check the lot against the LOMR-F and LOMA list above, then ask the seller or builder for the letter itself.
4. The elevation certificate. It is the document an insurer prices from. Without it, the quote is a guess.

We pull all four for every Beachwalk home we show, before the inspection period ends.

Does Sarasota County's CRS Rating Lower Flood Premiums in Beachwalk?

Yes, on NFIP policies. FEMA's Community Rating System list effective October 1, 2026 shows Sarasota County (community 125144) at Class 5, a 25% discount, and every Beachwalk parcel carries community number 125144 on its flood table (FEMA CRS Eligible Communities, October 1, 2026, read November 14, 2026). The CRS scale runs from Class 1 at 45% down to Class 9 at 5% in 5-point steps, and the discount applies to NFIP Regular Program policies in a participating community, including policies outside the SFHA, unless the structure is out of compliance (FEMA, Community Rating System, read November 14, 2026).

Private flood policies price on their own models and do not use the CRS discount the same way. Get both quotes.

What Changes for Citizens Policyholders on January 1, 2027?

Every Citizens homeowner in Beachwalk will need flood coverage, whatever the zone. Florida Statutes 627.351(6)(aa) phased in the flood requirement for Citizens personal lines policies outside the SFHA by dwelling replacement cost: January 1, 2024 for $600,000 or more, January 1, 2025 for $500,000 or more, January 1, 2026 for $400,000 or more, and "January 1, 2027, for all other personal lines residential property insured by the corporation." Policies in the SFHA have needed flood coverage at issuance since April 1, 2023 for new policies and at renewal since July 1, 2023 (Florida Statutes 627.351, read November 14, 2026). Citizens' own page states the same schedule, with January 1, 2027 covering "All policies, regardless of value" (Citizens Property Insurance, Flood, read November 14, 2026).

Citizens also has a ceiling. Under 627.351(6)(a)3.a, a structure with a dwelling replacement cost of $700,000 or more is not eligible for Citizens coverage (same statute). Larger Beachwalk homes, especially in the Echelon collection, may cross that line on replacement cost and need private-market coverage.

DiVosta's payment calculator on the Beachwalk page uses a homeowners insurance estimate of about 0.35% of price per year, for example $1,756.92 on a $501,990 home (DiVosta, BeachWalk by Manasota Key, read November 14, 2026). That is the builder's estimate; it does not state that flood is included. Citizens versus private-market premiums for Beachwalk homes are not published anywhere we found.

What Wind Mitigation Credits Can a Beachwalk Home Earn?

Florida requires insurers to offer "actuarially reasonable discounts, credits, or other rate differentials" for construction that improves wind uplift resistance, roof strength, roof covering, opening protection and window, door and skylight strength, and the Office of Insurance Regulation reevaluates those values every 5 years (Florida Statutes 627.0629, read November 14, 2026). The credits are documented on the Uniform Mitigation Verification Inspection Form, OIR-B1-1802, which scores seven items: building code, roof covering, roof deck attachment, roof-to-wall attachment, roof geometry, secondary water resistance and opening protection. The form is "valid for up to five (5) years provided no material changes have been made to the structure" (Florida Division of Emergency Management copy of OIR-B1-1802, read November 14, 2026). Revision 04/26 of the form must be used for inspections beginning April 1, 2026 (Simpson Strong-Tie engineering blog, June 2026, read November 14, 2026).

DiVosta's Beachwalk included-features sheets bear directly on several of those items:

• Walls: "Steel-reinforced concrete block construction" (DiVosta Beachwalk Community Book p.26, read November 14, 2026).
• Roof: "Tile roof" standard, with "Professionally engineered roof trusses with hurricane tie-downs for wind protection" (same page), and roof trusses "attached by hurricane straps anchored in concrete" (Community Book p.60, read November 14, 2026).
• Openings: "Whole house impact-resistant windows - High Velocity Hurricane Zone Rated, Low E Screened Windows" (Community Book p.26, read November 14, 2026).

Beachwalk homes were built from 2021 to 2026 under the current Florida Building Code, which matters for the first item on the form. The roof deck, roof-to-wall and secondary water resistance answers still need an inspector on each home. On a resale, ask the seller for the existing form and check its date; on a new home, order the inspection before your first policy binds.

How Did Hurricanes Ian, Helene and Milton Affect the Beachwalk Area?

No news or county report we read describes damage, flooding or an evacuation event inside Beachwalk by Manasota Key from Ian, Helene or Milton. Sarasota County's maps place 89% of Beachwalk addresses in evacuation Level C and 11% in Level B, Milton's orders covered all of them, and the county's design wind speed is 160 mph.

The three storms hit the Englewood area hard on the barrier island and along Lemon Bay. Beachwalk sits on the mainland east of SR 776, and most of its homes were built after Ian. Here is what the National Hurricane Center, Sarasota County and local reporting documented, and where the record is silent.

Which Evacuation Levels Cover Beachwalk?

Sarasota County assigns storm-surge evacuation levels A through E. In the county layer, Level B is tied to a category 2 storm and a 14-foot surge, and Level C to a category 3 storm and an 18-foot surge (Sarasota County GIS, Storm Evacuation Zone layer, read November 14, 2026).

Data updated: November 2026 (Sarasota County GIS Storm Evacuation Zone layer, last updated April 20, 2021, point-in-polygon count of 1,383 Beachwalk address points, read November 14, 2026)

No Beachwalk address falls in Level A, D or E. The 2026 tax notices confirm the pattern: four single-family parcels read "EVACUATION LEVEL: C" and a villa parcel in Phases 1A-1B-1E reads "EVACUATION LEVEL: B" (Sarasota County Property Appraiser, 2026 TRIM notice, parcel 0479040030, read November 14, 2026). Confirm a home's level each season with the county's Know Your Level lookup (WUSF, Sarasota County evacuation zone map, read November 14, 2026).

Hurricane Ian, September 2022

Ian made landfall on Cayo Costa at 1905 UTC on September 28, 2022 at 130 knots and again near Punta Gorda at 2035 UTC at an estimated 125 knots. The National Hurricane Center reported that "the majority of the sensors placed in Port Charlotte and Englewood ... remained dry and did not measure storm surge due to offshore winds," and that the storm surge warning "did not verify north of Englewood." Rain flooding was the bigger story inland: a portion of Interstate 75 in southern Sarasota County was shut down because of flooding from the Myakka River (NHC Tropical Cyclone Report, Hurricane Ian, read November 14, 2026).

Sarasota County ordered Levels A and B to evacuate (Your Observer, September 28, 2022, read November 14, 2026). Under that order, the 148 Beachwalk addresses in Level B were inside an ordered level and the 1,235 in Level C were not. Many of those addresses had no house yet: the county roll shows only 20 Beachwalk homes built in 2021 and 106 in 2022 (Sarasota County Property Appraiser bulk parcel file, October 21, 2026). The county's 2024 Lemon Bay flood model report notes "significant development changes associated with the Villages of Manasota Beach," Beachwalk's former name, upstream of one gauge station at the time of Ian (Sarasota County, Lemon Bay Model Update Report, August 2024, read November 14, 2026).

Hurricane Helene, September 2024

Sarasota County issued an evacuation alert for Level A and manufactured home communities starting at 7 a.m. on September 25, 2024 (Sarasota Magazine, Helene evacuations, read November 14, 2026). No Beachwalk address is in Level A, so the alert did not reach Beachwalk.

Helene's surge was a coastal event. The NHC recorded 4 to 6 feet above ground level "from Venice to south of Englewood," with a USGS sensor measuring 5.71 feet above mean higher high water near the Venice Fishing Pier (NHC Tropical Cyclone Report, Hurricane Helene, read November 14, 2026). On September 27, 2024, county staff posted that Manasota Key Road "is washed out and is closed" (Sarasota News Leader, March 20, 2025, read November 14, 2026). That stretch is the road Beachwalk owners drive to Blind Pass Beach. A temporary repair reopened it in January 2026, and the permanent redesign is covered in our beach section above.

Hurricane Milton, October 2024

Milton made landfall on Siesta Key at 0030 UTC on October 10, 2024. The NHC reported maximum sustained winds in Florida of 79 knots, with a gust of 93 knots, at a University of Florida tower at Venice Beach, and storm surge of 6 to 9 feet above ground "from Venice southward to Boca Grande, with an isolated peak of up to 10 ft AGL estimated near Manasota Key," where the surge opened a new inlet, Milton Pass. Inland stations closer to Beachwalk recorded less: the Venice airport station logged 43 knots sustained and a 64-knot gust (both flagged incomplete), and North Port logged 37 knots sustained and a 70-knot gust (NHC Tropical Cyclone Report, Hurricane Milton, read November 14, 2026).

Sarasota County expanded its Milton orders to Levels A, B and C on October 8, 2024 (Sarasota Magazine, Milton evacuation orders, read November 14, 2026). Every Beachwalk address is in Level B or C, so every Beachwalk address was under an evacuation order. Across the bridge, the north end of Manasota Key on the Charlotte County side reopened to residents at 4 p.m. on October 12, 2024 (WINK, Manasota Key closed following Hurricane Milton, read November 14, 2026). We found no report of Milton damage inside Beachwalk.

What Wind Speed Are Beachwalk Homes Designed For?

Every Beachwalk address point sits in Sarasota County's 160 mph zone for Risk Category II buildings, the category that covers houses, under the 8th Edition Florida Building Code. The same plats sit at 150 mph for Risk Category I, 170 mph for Category III and 180 mph for Category IV (Sarasota County GIS, Wind Load Category 8th Edition layer, read November 14, 2026). The Florida Building Commission notes that the 8th Edition (2023) code references ASCE 7-22 and that "Wind speeds for the peninsula are unchanged and effectively have not changed since the 2010 FBC" (Florida Building Commission, ASCE 7-22 Wind Loads Fact Sheet, read November 14, 2026).

The 160 mph figure is an ultimate design wind speed, a structural engineering input, not a promise about any storm. The permit file for each home carries the design value its engineer used.

Where Are the Nearest Shelters and Evacuation Routes?

The nearest county evacuation shelter is Taylor Ranch Elementary School, 2500 Taylor Ranch Road, Venice, about 2.2 straight-line miles from Beachwalk's center, with a listed capacity of 748 and pets allowed. Heron Creek Middle School in North Port, about 9.5 miles away with capacity of 2,043, also takes pets, and Lamarque Elementary in North Port, about 12.6 miles away, is listed for special needs (Sarasota County GIS, Evacuation Shelter layer, read November 14, 2026). Shelters open only when the county announces them.

For a drive out, the route to Interstate 75 from Beachwalk runs to Exit 191 on River Road. FDOT announced on October 2, 2026 that five miles of River Road between U.S. 41 and I-75 had been widened from two to six lanes (FDOT news release, October 2, 2026, read November 14, 2026), and Sarasota County's sheriff said the road "is going to make it available for hurricane evacuations and detours" (WGCU, October 2, 2026, read November 14, 2026).

What About Drainage and Sinkholes Near Beachwalk?

No public source we read reports a drainage failure or a sinkhole inside Beachwalk. The Florida Geological Survey's subsidence incident file has zero reports inside a box that contains all of Beachwalk; the nearest report is about 3.6 miles away and is marked unverified (FDEP Florida Geological Survey, Subsidence Incident Reports, read November 14, 2026).

Neighbors outside Beachwalk have raised flooding, traffic and environmental concerns about the planned Manasota Beach Road extension next to Beachwalk (WSLR, County approves developer-led Manasota Beach Road extension, read November 14, 2026). Those are resident accounts about properties outside the gate, not engineering findings. On the engineering side, the county's 2024 Lemon Bay model report recommends surveying the Forked Creek channel and culvert at Englewood Road to confirm the model reflects actual conditions (Sarasota County, Lemon Bay Model Update Report, read November 14, 2026). Inside Beachwalk, the association must operate the stormwater system under the water management district permit attached to the declaration (Beachwalk Manasota TownSq, Governing Documents, Declaration Section 7.7, read November 14, 2026).

Which Schools Are Zoned for Beachwalk Addresses?

Sarasota County's school zone layers place every Beachwalk by Manasota Key address in the Englewood Elementary, L.A. Ainger Middle and Wellen Park High zones. DiVosta's map still lists Lemon Bay High as nearby, which is not a zoning assignment. Confirm any specific address with Sarasota County Schools before relying on it.

This section reports zoning facts only. It does not rate or compare schools.

Zoned Schools by the County Layers

We tested all 1,383 Beachwalk address points against the county's elementary, middle and high school zone layers on November 14, 2026.

Data updated: November 2026 (Sarasota County GIS school zone layers, point-in-polygon test of 1,383 Beachwalk address points, read November 14, 2026; campus addresses from the DiVosta Beachwalk page and ABC7, August 11, 2026)

The Phases 3A-3B and 4A-4B plat boundaries touch the Venice Middle zone at their edge, but no Beachwalk address point falls inside it (Sarasota County GIS, Middle School Zone layer, read November 14, 2026).

Why Does a Charlotte County Campus Appear on a Sarasota County Address?

L.A. Ainger Middle sits on a Charlotte County Public Schools campus in Rotonda West. A bi-county contract allows Sarasota County students to attend Charlotte County Public Schools and the reverse, and many Sarasota-side Englewood students attend L.A. Ainger Middle under it (Venice Gondolier via NewsBreak, April 30, 2025, read November 14, 2026). The same report described the planned change that moves the Sarasota County portion of Englewood to Wellen Park High for high school.

Wellen Park High and the Older Lemon Bay High Listing

Wellen Park High opened with the 2026-27 school year, the week of August 10, 2026 (ABC7, August 10, 2026, read November 14, 2026). The school's address is 1 Eaglerise Drive with a Venice post office name, though the campus is inside North Port city limits (ABC7, August 11, 2026, read November 14, 2026).

DiVosta's Beachwalk map widget, whose points of interest were created in 2021, still lists Lemon Bay High School at 2201 Placida Rd, Englewood 34224 (DiVosta, BeachWalk by Manasota Key, read November 14, 2026). A nearby-schools list on a builder page is not an attendance assignment. The county zone layer read on November 14, 2026 shows Wellen Park High for every Beachwalk address.

How to Confirm the Zoned School for a Beachwalk Address

Attendance zones can change. Sarasota County Schools Policy 5.20 governs student attendance zones and choice options (Sarasota County Schools, Policy 5.20, read November 14, 2026). Before you rely on a zone, give the exact Beachwalk address to Sarasota County Schools Student Assignment and ask for the elementary, middle and high school assignment in writing, along with how the bi-county arrangement applies to that address for the coming school year.

Beachwalk vs Boca Royale vs Wellen Park: How Do They Compare?

Beachwalk by Manasota Key and Boca Royale are both unincorporated Sarasota County communities in ZIP 34223 with no CDD, and the Sarasota County Property Appraiser record compares their last 12 months directly: Beachwalk's 206 sales at a $672,300 median against Boca Royale's 86 at $576,500. Wellen Park is a different market; most yardsticks there are not compared.

Buyers searching Beachwalk often ask about these two neighbors: Boca Royale lies just south of Beachwalk, and the Wellen Park district lies to the east. We compare them only on facts our research holds with a primary source. Where we do not hold a sourced figure, the table says "not compared" instead of guessing.

The Decision Table

Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026, qualified sales October 15, 2025 to October 14, 2026, for both Beachwalk and Boca Royale; DiVosta 2026 fee summary read November 14, 2026; Boca Royale club, Neal Communities, Sunbiz and FEMA reads from the Englewood hub research, October 21, 2026)

How Do Beachwalk and Boca Royale Compare on the County Record?

Both communities sit in the same county file and the same 12-month window, so these are the cleanest numbers in the table (Sarasota County Property Appraiser bulk parcel and sales file, October 21, 2026). Beachwalk recorded 206 qualified sales at a $672,300 median and $327 per square foot of living area. Boca Royale recorded 86 qualified sales at a $576,500 median and $266 per square foot, with a slightly larger median home on the roll, 2,236 square feet against Beachwalk's 2,074.

The two medians measure different things. Beachwalk's figure is mostly new construction: 170 of its 206 sales had Pulte as the seller of record. Boca Royale's homes span a longer build history, with construction heavy from 2013 to 2025 on the county roll, and its 12-month median fell from $685,500 on 99 sales the year before, mostly because 22 of the 86 sales were Unit 16 homes at a $394,500 median. That is a mix shift across units, not a like-for-like price decline (Englewood hub research, Sarasota County Property Appraiser bulk file, window October 15, 2025 to October 14, 2026). Compare price per square foot and the specific home types, not the headline medians.

How Do Their Governance and Club Structures Differ?

Beachwalk runs on one homeowners association whose officers sit at Pulte's Bonita Springs office, with the developer appointing the board until turnover under Florida Statutes 720.307 (Sunbiz, N20000012492, read November 14, 2026). Its amenities, including the Capri Club, courts and restaurants, are covered by the HOA assessment, plus a $480 annual food-and-beverage minimum (DiVosta Beachwalk 2026 fee summary, read November 14, 2026).

Boca Royale has a master property owners association filed in 1974, with Castle Group on its Sunbiz address line, plus at least one unit-level maintenance association, and a privately owned club (Sunbiz, Boca Royale entities, read October 21, 2026). Neal Communities says the club's transition to a private club was celebrated on July 1, 2026 (Neal Communities, read October 21, 2026). Club membership fees and whether membership is required are not confirmed by any document we read, so they are not printed here. Ask the club in writing, and read the recorded declaration for the unit you are considering.

Castle Group also manages Beachwalk's association (Beachwalk Manasota TownSq, read November 14, 2026), so the management company is the same name in both places even though the governing documents are entirely different.

What About Amenities and Racquet Sports?

Beachwalk lists 10 pickleball, 5 tennis and 6 bocce courts, an 11,500-square-foot Capri Club, a resort pool with lap lanes and heated spa, and the open HighTide Bar and Grill, with a Social Clubhouse and the Waterline restaurant under construction when read (DiVosta Beachwalk Community Book p.4, read November 14, 2026). Boca Royale's club lists six lighted Har-Tru clay tennis courts and eight lighted pickleball courts, a golf course of just over 6,600 yards from the back tees, and a clubhouse with dining and fitness (Boca Royale, Membership Overview, read October 21, 2026). The practical difference for a buyer: Beachwalk's amenities ride on the HOA assessment, while Boca Royale's club is a membership decision.

What Can and Cannot Be Compared With Wellen Park?

Wellen Park is a master-planned district to the east with Venice and North Port addresses, not part of Englewood. No source in our research holds a sourced Wellen Park sales median, dues range or gate policy, so the table marks those rows "not compared." What our sources do hold:

• DiVosta lists Downtown Wellen at 9 miles from Beachwalk (builder figure) (DiVosta, BeachWalk, read November 14, 2026).
• Wellen Park describes Downtown Wellen as having "2.8 miles of pedestrian paths along the water," with its Welcome Center at 12275 Mercado Drive, Venice (Wellen Park, Downtown Wellen, read November 14, 2026).
• Neal's "Boca Royale at Wellen Park" is announced at 825 homes, 170 paired villas and 655 single-family; it is a different community from Englewood's Boca Royale, and its prices and amenities must not be read across (Neal Communities, June 9, 2025, read October 21, 2026).
• The West Villages Improvement District is one of the special districts on the Sarasota County Tax Collector's 2026 levying-authority list; no Beachwalk tax notice we read carries it (Sarasota County Tax Collector, 2026 millage, read November 14, 2026).

If Wellen Park is on your list, we will pull the county record for the specific neighborhood and the special district line for the specific parcel before you compare it with Beachwalk.

Which Yardstick Should Decide Your Search?

Pick the yardstick that matches what you will pay every year, then the one that matches what you will pay once:

• Annual cost: HOA or POA assessment, any special district line on the tax bill, and flood insurance for the exact lot. Beachwalk's assessment and its lack of a CDD are published; Boca Royale's dues and Wellen Park's district charges must be pulled parcel by parcel.
• Purchase price: price per square foot of living area on recorded sales in the same window, by home type and section.
• Club model: included in the assessment (Beachwalk) or a separate membership (Boca Royale's club).
• Construction status: an active builder with new inventory (Beachwalk) or a mostly built community with resales.

Comparing Beachwalk With Other Englewood Communities? Talk to McGreevy and Comisar

The credentials behind every Beachwalk comparison we prepare:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Should You Buy New From DiVosta or Buy a Beachwalk Resale?

Buy new in Beachwalk to choose a plan and options or catch a builder incentive; buy a resale for a finished, landscaped home now without new-home contribution charges. In the Sarasota County Property Appraiser's last 12 months, 170 builder-direct sales had a $644,550 median and 36 resales $677,500, so compare price per square foot.

Most Beachwalk sales are still DiVosta closings. Resales are a small but growing group, and the trade-offs between the two are concrete: price, timing, incentives, closing charges, warranty and inspection.

The Decision Table

Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026, qualified sales of improved parcels over $1,000, window October 15, 2025 to October 14, 2026, builder-direct = Pulte Home Company LLC or Pulte Homes Company LLC as seller; DiVosta Beachwalk page, plan pages, offers and 2026 fee summary read November 14, 2026)

Price and Price per Square Foot

The resale group is 36 sales. That is enough to show a range, not enough to set a precise market. In that window, resales posted a $677,500 median and $337 per square foot of living area; builder-direct closings posted $644,550 and $325 per square foot (Sarasota County Property Appraiser bulk parcel and sales file, October 21, 2026). The higher resale median does not mean resales cost more for the same house; it reflects which plats each group sold in. Resales cluster in the earlier phases: Phases 1C-1D recorded 17 sales at a $715,000 median, and only 2 of them were builder-direct. Builder closings span Phase 2C, where 45 of 46 sales were builder-direct at a $395,000 median and the median home on the roll is 1,600 square feet, and Phases 3A-3B, where 83 of 84 were builder-direct at an $873,300 median and the median home is 2,485 square feet (same file).

Builder base prices change. DiVosta's published Beachwalk base prices on November 14, 2026 ran from $349,990 for the Seagrove villa to $1,048,990 for the Layton Grande, across 18 plans, and the nine quick move-in homes listed that day ran from $419,630 to $1,234,435 (DiVosta, BeachWalk by Manasota Key, read November 14, 2026). A quick move-in price includes the options, lot premium and any pool already selected, so it is the fairer comparison to a resale than a base price.

Timing: When Can You Move In?

The nine Beachwalk quick move-in homes listed on November 14, 2026 showed availability from "Available Now" for three homes to February and March 2027 for the two Layton homes (DiVosta, BeachWalk, read November 14, 2026). DiVosta does not publish a construction timeline for a to-be-built home; ask the sales center for the current estimate in writing and how delays are handled in the contract.

A resale closes on the contract's own timeline. The Beachwalk declaration gives the board approval over leases but states that "The Association shall not have the authority to disapprove a proposed conveyance or other transfer" (Beachwalk Manasota TownSq, Governing Documents, Declaration Section 12.3, read November 14, 2026). The buyer still completes the association's sales application (Beachwalk Manasota TownSq, Sales and Leasing, read November 14, 2026).

Taxes follow timing too. Under Florida Statutes 192.042(1), "Improvements or portions not substantially completed on January 1 shall have no value placed thereon" (Florida Statutes 192.042, read November 14, 2026). One Phase 3A-3B parcel was billed on its 2026 notice as a vacant lot, with a $63.95 fire charge and no solid waste line (Sarasota County Property Appraiser, TRIM notice 0481071064, read November 14, 2026). Budget the following year's bill on the completed home, not the land-only bill. On a resale, the Save Our Homes cap does not carry over: the home is assessed at just value the January 1 after the sale (Florida Department of Revenue, PT-112, read November 14, 2026).

Builder Incentives

DiVosta's Beachwalk offer for purchase agreements accepted November 2 to November 30, 2026 gives eligible buyers either "a standard pool, valued at $69,500" on select homesites for select to-be-built homes, or a credit of $77,000 "to be used toward closing costs, rate buy down, design options, and quick move-ins as a reduction to the total purchase price"; the credit "cannot be combined with other offers or incentives" (DiVosta Stardom quick move-in page, offers section; DiVosta, BeachWalk, both read November 14, 2026).

Some rate offers require the builder's lender. DiVosta's disclosure says "You are not required to finance through Pulte Mortgage to purchase a home from seller; but use of Pulte Mortgage is necessary to receive BFC-related rate offers" (same page). Compare the full package, price plus incentive plus rate plus closing costs, against an outside lender's quote before you choose.

A resale seller does not have a marketing budget the size of a builder's, but a resale price is negotiable on condition, on what is already installed and on timing.

Closing Charges From the Association

DiVosta's 2026 fee summary, revised November 10, 2025, lists three charges for a buyer of a new home: $2,000.00 and $4,000.00 against the labels Initial Contribution and Amenity Fee, plus a $480.00 Annual Food and Beverage Minimum that is prorated from closing, must be used in the same calendar year and is forfeited if unused. The same sheet states the "Resale Assessment is currently $2,000.00" (DiVosta Beachwalk Community Book p.69, 2026 Fee Summary, read November 14, 2026). Under the declaration, the resale assessment cannot rise by more than 10% over the previous calendar year (Beachwalk Manasota TownSq, Governing Documents, Declaration Section 4.10, read November 14, 2026).

The monthly assessment is the same whether you buy new or resale: $367.29 to $400.71 a month in 2026, billed quarterly, by home series. Which amount pairs with which series is not confirmed in the text we read, so ask for the figure for the specific home.

Warranty

DiVosta offers "an industry leading 10-year limited structural new home warranty" (DiVosta, 10 Year Warranty, read November 14, 2026). Its highlights list 10 years on structural elements, 5 years on water infiltration and internal leaks, 2 years on plumbing, electrical, HVAC and other mechanical systems, and 1 year on materials and workmanship (DiVosta Beachwalk Community Book p.62, read November 14, 2026). DiVosta states that "Warranties are transferable to subsequent owner who takes title within the applicable warranty period" (DiVosta, Quality, read November 14, 2026).

For a resale buyer, that means the structural coverage on a Beachwalk home built in 2021 or later still has years to run, while the 1-year and 2-year coverages may have expired. Ask the seller for the closing date of the original sale and any open warranty claims. The full 2024 warranty book was image-only and was not read; read the warranty delivered with the purchase agreement.

Inspection

DiVosta's "Build Quality Experience" includes foundation, frame, pre-drywall and final inspections, a pre-drywall orientation and a pre-closing orientation, and states that "Quality review is performed on-site by DiVosta employees, and not outside consultants" (DiVosta Beachwalk Community Book p.67, read November 14, 2026). County inspections apply as well. We recommend an independent inspector at pre-drywall and before closing on a new home, and a full inspection plus a wind mitigation inspection on a resale. On either path, get the elevation certificate before your inspection period ends.

Buying in Beachwalk? Start With Our Buyer Team

Buying in Beachwalk by Manasota Key goes better with your own agent from the first contact, whether you buy a DiVosta new home or a resale. Register your agent with DiVosta on your first visit, then let us check the fee summary, the flood file, the 720.401 disclosure and the incentive terms before you sign.

Marc Comisar leads our buyer work in Englewood. The checklist below is the one we run on every Beachwalk purchase.

How We Represent a Buyer With DiVosta

DiVosta's on-site sales team works for the builder. When you buy new, your own agent works for you. DiVosta's Beachwalk request form has an "I am a Realtor" checkbox with fields for the Realtor's name and number (DiVosta, BeachWalk by Manasota Key, read November 14, 2026). DiVosta's written cooperating-broker and registration policy is not published on any page we could reach, so the practical rule is simple: name your agent on the form or at the sales center the first time you make contact, and ask the sales center for its written policy before you tour.

Once registered, we compare the plan, homesite and options against recorded sales in the same plat, read the purchase agreement and the incentive fine print, and keep the lender comparison honest when a builder rate offer is in play.

What We Check Before You Sign

• The association disclosure summary. Florida Statutes 720.401 requires the seller to give a disclosure summary before the contract is signed. If it is not, the contract is voidable by the buyer by written notice within 3 days after receiving it or before closing, whichever comes first (Florida Statutes 720.401, read November 14, 2026). The summary warns that a developer may be able to amend the covenants without owner approval, and Beachwalk's declaration gives the developer that power in Section 14.6 (Beachwalk Manasota TownSq, Governing Documents, read November 14, 2026).
• The fee summary for the specific home. The monthly assessment by series and which closing charge is which.
• The flood file. Zone, any letter of map change and the elevation certificate, as set out in the flood section above.
• The rules you will live under. Leases of at least 90 days, no more than three a year, with board approval; up to three pets; boats, RVs, trailers and golf carts kept in a closed garage (Declaration Sections 12.2, 12.4, 9.6 and 9.7, same source).
• The tax estimate. A first-year bill on a new home can look low; we model the following year on the completed value.

Buying a Beachwalk Resale With Us

On a resale, we pull the parcel's sale history and plat, the county flood table, the existing wind mitigation form and the original DiVosta closing date for warranty purposes. We confirm the $2,000 resale assessment and the association's sales application requirements with the management company, and we request the estoppel certificate early, since the association must issue it within 10 business days of a request under Florida Statutes 720.30851 (Florida Statutes 720.30851, read November 14, 2026).

Resale inventory and days on market are MLS fields. For Beachwalk they read: Information not available at time of publishing (checked November 14, 2026). We watch the MLS daily for our buyers.

New Construction Across Englewood

Beachwalk is one of several new-construction options in the Englewood area. If you are weighing DiVosta against other builders, our new construction guide for Englewood covers how we compare builder contracts, incentives and timelines, and our guide to buying a home in Englewood walks through the county split, flood checks and assessments that apply across the area.

Start Here

• Read our home buying guide for the full process from preapproval to closing.
• Call Marc Comisar at (239) 287-5873 for a Beachwalk buyer consultation.
• Or contact McGreevy and Comisar and tell us which Beachwalk plan, plat or price band you are considering.

The credentials behind every Beachwalk purchase we handle:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Thinking of Selling Your Beachwalk Home? List With the #1 Team in Southwest Florida Since 2012

Selling a home in Beachwalk by Manasota Key means competing with the builder. We tracked the seller of record on every sale: Pulte was seller of record on 170 of Beachwalk's 206 qualified sales in the Sarasota County Property Appraiser's last 12 months, so McGreevy and Comisar prices every Beachwalk listing against recorded resales and DiVosta's current inventory, plat by plat, then markets, negotiates and closes.

If you are thinking, "I need someone to sell my house in Beachwalk," or you are searching for the best listing agent for a DiVosta home in Englewood, McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Beachwalk's phases, its association rules and its builder competition. We lead Domain Realty Group, and the credentials you hire when you list with us are the same ones on every page we publish (about McGreevy and Comisar):

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

RealTrends 2026 ranked the team the #5 real estate team in Florida, with 241 transactions and $157M+ in volume, and the #1 real estate team in Bonita Springs by sales volume and by transaction sides. Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience between them, and the Domain Realty Group team has closed 4,000+ transactions.

The Beachwalk Market Your Buyer Is Reading

A Beachwalk buyer's agent and an appraiser will look at the same county record we do. These are the qualified sales of improved Beachwalk parcels over $1,000 from the Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026 (sarasotapropertyappraiser.gov downloads), window 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 of improved parcels over $1,000, window October 15, 2025 to October 14, 2026)

Days on market, sale-to-list ratio, months of supply and active listing counts are MLS fields, and for Beachwalk they read: Information not available at time of publishing (checked November 14, 2026).

What the tables tell a Beachwalk seller:

• The resale group is 36 sales. It is small, so we price from the closest plat and plan, not the community median.
• Resales are growing. Non-Pulte sales by calendar year went from 6 in 2023 to 9 in 2024, 15 in 2025 and 31 in 2026 through October 9 (same file). More owners are selling, and buyers have more resales to compare.
• Pool homes sold higher, but they are also larger. Pool homes on the roll posted a $790,000 median against $450,000 without; pool homes in Beachwalk are generally bigger plans, so the pool alone does not explain the gap. The roll shows a pool on 423 of 897 Beachwalk homes.

What Is Your Beachwalk Home Worth? Get a Free Valuation in 60 Seconds.

Start with our free Beachwalk home valuation. It takes about a minute, and Jesse or Marc follows up with a value built from recorded Beachwalk sales in your plat, your plan and options, your flood zone and any letter of map change, and the builder's current price on the same plan, not an automated estimate.

Prefer to talk it through? Call or text Jesse McGreevy direct: (239) 898-6072, text or call. We respond same-day.

For the full listing process, pricing method and marketing plan, read our guide to selling your home in Beachwalk by Manasota Key, and for Englewood as a whole, selling your home in Englewood.

What a Recent Seller Said

★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Charlie Carroll, Verified Google review of McGreevy and Comisar

McGreevy and Comisar is a top-reviewed Southwest Florida realtor team, and that is the standard we bring to every Beachwalk sale. The full Seller Edition FAQ sits further down this page. These are the five questions Beachwalk sellers ask us first.

How Do I Compete With DiVosta's New Homes When I Sell in Beachwalk?

Compete on what the builder cannot offer today: a finished home with installed options, mature landscaping and a near-term closing, against a builder price that may not include those things. DiVosta listed nine quick move-in homes from $419,630 to $1,234,435 on November 14, 2026, and its November 2 to 30, 2026 offer gives buyers a pool valued at $69,500 or a $77,000 credit (DiVosta, BeachWalk, read November 14, 2026).

We line your home up against the builder's current base price for the same plan, add the options and pool already in place, and adjust for wear only where recorded resales in your plat show a difference. A resale buyer also skips the new-home contributions: the 2026 fee summary charges a new-home buyer $2,000 and $4,000 contributions plus the $480 food-and-beverage minimum, while a resale buyer pays a $2,000 resale assessment (DiVosta 2026 fee summary, read November 14, 2026). The remaining DiVosta structural warranty, which transfers to the next owner within its term, is part of your pitch (DiVosta, Quality, read November 14, 2026).

How Much Does It Cost to Sell a Beachwalk Home?

Selling costs in Beachwalk come from the real estate commission, which is negotiable and set in your listing agreement; Florida documentary stamp tax on the deed at 70 cents per $100 of price; title and prorated taxes and assessments under your contract; and the association's estoppel certificate. Your title agent's settlement statement gives the final figure.

Florida law sets the deed tax at 70 cents on each $100 of consideration (Florida Statutes 201.02), which is $700 for every $100,000 of price. The estoppel certificate is governed by Florida Statutes 720.30851, which sets base fee caps that are adjusted every 5 years (Florida Statutes 720.30851, read November 14, 2026); the 2022 adjustment set them at $299 base, $119 expedited and $179 if the account is delinquent (Shumaker client alert, July 25, 2022, read November 14, 2026). The fee Beachwalk's management company actually charges is not published. There is no set or standard commission rate, and we do not publish one; we walk every seller through a net sheet before the home is listed.

What Does the Beachwalk Association Require When I Sell?

The buyer completes the association's sales application, the association issues an estoppel certificate within 10 business days of a request under Florida Statutes 720.30851, and the buyer pays the $2,000 resale assessment at closing (Beachwalk Manasota TownSq, Sales and Leasing; DiVosta 2026 fee summary, both read November 14, 2026). The board cannot disapprove a sale under Declaration Section 12.3.

Two rules shape marketing. Under the association's open house policy effective November 10, 2026, realtor open houses are allowed only on Sundays from 11 a.m. to 4 p.m., For Sale signs may stand in front of the home during the open house, and flags and banners are not allowed (Beachwalk Manasota TownSq, Sales and Leasing, read November 14, 2026). Recreational drones are prohibited, but commercial drones are allowed for real estate marketing videos under Declaration Section 9.22 (Beachwalk Manasota TownSq, Governing Documents, read November 14, 2026). Because the gate is staffed, we coordinate showing access with the association so buyer appointments are not held up at the entrance.

Do I Have to Disclose My Beachwalk Flood Zone?

Disclose it. Sarasota County's flood insurance promotion plan tells real estate agents, brokers and sellers they have a duty to disclose flood risks to buyers (Sarasota County flood plan). In Beachwalk that matters more than usual, because about one in five address points sits in Zone AE on the 2024 maps while six letters of map change dated 2022 to 2026 remove some lots from AE (Sarasota County GIS, FEMA Flood Zone layer; Letter of Map Change layer, both read November 14, 2026).

If your lot is Zone X, or was removed from the Special Flood Hazard Area by a LOMR-F or LOMA, put the letter and your elevation certificate in the listing file. A buyer who sees "AE" on a map tool and no letter will discount the price or ask for a flood quote that slows the deal. Your wind mitigation form, if it is less than five years old, belongs in the same file.

When Is the Best Time to List a Beachwalk Home?

Pick the window when the builder is not undercutting your plan. Builder incentives run in dated windows, such as DiVosta's November 2 to 30, 2026 offer, and the county record shows how much the mix moves by quarter: 47 sales at a $650,000 median from October 15 to December 31, 2025, 45 at $498,100 in Q1 2026, 55 at $635,000 in Q2 and 57 at $760,000 in Q3, as different plats closed (Sarasota County Property Appraiser bulk parcel and sales file, October 21, 2026).

Those quarterly swings reflect which phases were closing, not a rise and fall in value. What we watch for a Beachwalk seller is the builder's quick move-in list for your plan, the open DiVosta phases, and the resale homes listed in your plat. Days on market for Beachwalk is an MLS field and reads: Information not available at time of publishing (checked November 14, 2026).

Ready to talk numbers? Request your free Beachwalk valuation or call Jesse at (239) 898-6072, text or call. We respond same-day.

What We Could Not Verify, and Exactly Where You Get It

Beachwalk by Manasota Key has a deep public record, but some numbers buyers and sellers ask for are not published by any public source we could read on November 14, 2026. Below is each gap, why it is missing, and the office, document or phone line that holds the answer.

Which Beachwalk market numbers are MLS-only?

Days on market, sale-to-list ratio, active listings, months of supply and rents come only from the multiple listing service, not from the county sales record. The county record gives closed prices only: 206 qualified Beachwalk sales at a $672,300 median from October 15, 2025 to October 14, 2026 (Sarasota County Property Appraiser sales file, October 21, 2026).

Data updated: November 2026 (Sarasota County Property Appraiser sales file of October 21, 2026, window October 15, 2025 to October 14, 2026; MLS-only fields checked November 14, 2026)

Which Beachwalk HOA dues amount goes with which home series?

DiVosta's 2026 fee summary lists the Vista, Scenic, Distinctive and Echelon series beside monthly amounts from $367.29 to $400.71, collected quarterly, but its text does not pin each amount to a series (DiVosta 2026 Fee Summary, revised 11/10/2025). The same sheet lists $2,000 and $4,000 closing contributions under the labels "Initial Contribution" and "Amenity Fee" without a clear pairing. Get the figure for your exact home from the DiVosta Beachwalk sales center at (941) 413-2031 or from Castle Group Resident Services at 800-337-5850, option 1 (Beachwalk Manasota contact page). The 2026 budget, reserve schedule and whether Pulte pays assessments or funds the operating deficit under Declaration Section 4.3 are not posted publicly; request them with the disclosure package (Beachwalk governing documents).

How far is Beachwalk from the beach, really?

DiVosta's own Beachwalk materials give more than one beach distance, and the press figures differ again, so we do not repeat any of them. No government agency publishes a Beachwalk-to-beach distance, so this guide prints none. The route is SR 776 north to Manasota Beach Road, then west over the bridge to Manasota Key Road; measure from your own street before you rely on a number.

When do the Waterline restaurant and Social Clubhouse open, and how is the gate staffed?

DiVosta showed Waterline as "Currently Underway" and the Social Clubhouse as "Coming Soon" on November 14, 2026, with no opening date (DiVosta Beachwalk page). The fee summary says dues cover "Staffed Vehicular Access Control" but does not state the hours (DiVosta 2026 Fee Summary). Ask the Beachwalk lifestyle director or Castle Group for both.

What is still unknown about Beachwalk governance?

Records point to continued developer control, but no turnover date is published, and whether owners have elected the one director Florida allows at 50% of parcels conveyed is not on any public page (Fla. Stat. 720.307). The estoppel fee Castle Group charges, the sales-application fee and any rules-and-regulations document are not posted publicly. Recorded amendments adding Phases 1F, 3A-3B and 4A-4B were not on the association portal; search the Sarasota County Clerk's official records by the Declaration's Instrument 2021023812 (Beachwalk governing documents). Board minutes are official records owners can request under Fla. Stat. 720.303.

What do the county approvals and plats leave open?

Sarasota County approved up to 1,563 homes on 781.84 acres under Ordinance 2015-025 on June 2, 2015 (Sarasota County petition record), but the ordinance's conditions (buffers, wetland and transportation stipulations) were not readable online; the scanned petition file 14-22 is image only. The exact recording day of each plat, the count of homesites left to sell, and the construction start and final lane count of the Manasota Beach Road extension are also unpublished. Ask Sarasota County Planning and Development Services, the Clerk's office and the DiVosta sales center.

What must you check lot by lot?

Flood status per home: the county flood layer tests address points, not structures, and Letters of Map Change remove some lots from Zone AE, so get the elevation certificate and any LOMA or LOMR-F; the county floodplain office answers at (941) 861-5000 (SCPA parcel flood table). Insurance premiums, the natural gas utility, internet providers by address, the source of the non-potable irrigation water and whether golf carts may use public roads near Beachwalk were not published by any primary source we read. Get insurance quotes on the specific address, and ask DiVosta at (941) 413-2031 or the Englewood Water District at 941-474-3217 (Beachwalk Manasota resources).

Your Local Real Estate Experts

Jesse McGreevy and Marc Comisar, founding partners of McGreevy and Comisar, lead a top-producing real estate team serving Estero, Bonita Springs, Naples, Fort Myers, and Charlotte County, Florida. They lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and they sell and buy homes in Englewood on both county sides.

McGreevy and Comisar is the flagship brand of Domain Realty Group. Together Jesse and Marc bring over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar, and over $900 million in personal sales. The team they lead, Domain Realty Group, is a ~40-agent real estate team founded in 2008, serving Lee, Collier, and Charlotte County, Florida, and it has sold $2.5B+ and closed 4,000+ transactions as a team. The brokerage, Domain Realty (DomainRealty.com, LLC), is a Southwest Florida real estate brokerage headquartered in Bonita Springs, FL, co-founded by Jesse McGreevy in 2015.

Jesse McGreevy co-founded both McGreevy and Comisar and the Domain Realty brokerage. He has personally won the Gulfshore Life Five Star award every year since 2006, part of the team's 21 consecutive years of that honor. Selling an Englewood home? Call Jesse first. Read more on Jesse's agent page.

Marc Comisar is a Broker Associate and a founding partner of McGreevy and Comisar. Buying in Englewood? Call Marc first. Read more on Marc's agent page.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

RealTrends 2026: #5 real estate team in Florida, with 241 transactions and $157M+ volume, and #1 real estate team in Bonita Springs by sales volume and by transaction sides.

Contact McGreevy and Comisar

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Licensed in Florida: Jesse Eli McGreevy P.A., license SL3101296, and Marc J Comisar P.A., Broker Associate, license BK3060671. Brokerage: Domain Realty (DOMAINREALTY.COM, LLC), license CQ1049052, 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.

Looking for the best agents in the markets next door? See our guides to the best real estate agents in Port Charlotte and the best real estate agents in Punta Gorda.

Frequently Asked Questions, Beachwalk Buyer Edition

Beachwalk by Manasota Key buyers ask about price, HOA costs, flood zones, rules and the beach most often. Each answer below comes from the county sales record, the recorded Declaration, DiVosta's own published pages or a government source, with the date or window that applies, so you can check every figure yourself.

How much do homes in Beachwalk by Manasota Key cost?

Beachwalk recorded 206 qualified home sales at a $672,300 median from October 15, 2025 to October 14, 2026, ranging from $350,000 to $1,371,400 (Sarasota County Property Appraiser sales file, October 21, 2026). The middle half of those sales fell between $445,000 and $842,375. DiVosta's new Beachwalk plans started at $349,990 as published on November 14, 2026 (DiVosta Beachwalk page), and builder prices change often.

What does a new DiVosta home in Beachwalk start at?

As published on November 14, 2026, DiVosta listed 18 Beachwalk floor plans from $349,990 to $1,048,990 and 1,405 to 3,970 square feet (DiVosta Beachwalk page). By collection, Vista started at $349,990, Scenic at $419,990, Distinctive at $501,990 and Echelon at $662,990 on that date. DiVosta does not publish lot premiums, so ask for the full price of a specific homesite.

What is the least expensive way to buy into Beachwalk?

The Vista collection's Seagrove villa carried the lowest DiVosta base price, $349,990, as published on November 14, 2026 (DiVosta Beachwalk page). On the county record, 29 Beachwalk sales closed under $400,000, and two-bedroom homes sold at a $434,900 median across 86 sales from October 15, 2025 to October 14, 2026 (Sarasota County Property Appraiser sales file).

What do Beachwalk homes sell for per square foot?

Beachwalk sales carried a median of $327 per square foot of living area from October 15, 2025 to October 14, 2026 (Sarasota County Property Appraiser sales file). Builder-direct sales from Pulte ran $325 per square foot across 170 sales, and resales from other sellers ran $337 across 36 sales. Lot, pool and options move that number, so compare like homes.

Are Beachwalk prices going up or down in 2026?

Quarterly medians moved from $650,000 (47 sales, October 15 to December 31, 2025) to $498,100 in the first quarter of 2026 (45 sales), $635,000 in the second (55) and $760,000 in the third (57) (Sarasota County Property Appraiser sales file). Those swings mostly reflect which plats and home sizes closed in each quarter, not a simple price trend. By sale year, the median was $640,000 in 2025 and $675,000 for 2026 sales through October 9, 2026 (same source).

Are there builder incentives on Beachwalk quick move-in homes right now?

DiVosta listed 9 Beachwalk quick move-in homes from $419,630 to $1,234,435 on November 14, 2026, several with posted reductions of $9,255 to $51,000 (DiVosta Beachwalk page). For contracts accepted November 2 to November 30, 2026, DiVosta advertised either a standard pool valued at $69,500 on select to-be-built homes or a $77,000 credit that cannot be combined with other offers (same source). Offers expire and change, so get the written terms before you sign.

Is Beachwalk mostly new construction or resale?

Mostly new. Of 206 qualified Beachwalk sales from October 15, 2025 to October 14, 2026, 170 listed Pulte Home Company LLC or Pulte Homes Company LLC as seller and 36 were resales by other sellers (Sarasota County Property Appraiser sales file). Resales are growing: non-Pulte sales rose from 6 in 2023 to 31 in 2026 through October 9 (same source).

How many homes are in Beachwalk, and how many lots are left?

The county roll in the October 21, 2026 file shows 1,388 Beachwalk parcels in seven plats, 897 of them carrying a home, and Phase 4A-4B's 194 lots had no home on the roll yet (Sarasota County Property Appraiser). Sarasota County approved up to 1,563 homes on 781.84 acres under Ordinance 2015-025 (Sarasota County petition record). DiVosta does not publish a count of homesites left, so ask the sales center.

Who builds Beachwalk, and is DiVosta part of Pulte?

DiVosta Homes, a PulteGroup brand, builds Beachwalk, and its Beachwalk plan sheets carry "©2026 Pulte Home Company, LLC" with contractor license CBC057850 (DiVosta Community Book, p. 16). Pulte Home Company LLC or Pulte Homes Company LLC is the seller of record on builder-direct sales in the county file (Sarasota County Property Appraiser).

How are DiVosta homes in Beachwalk built?

DiVosta's Beachwalk included-features sheets (Rev. 4.29.26) list steel-reinforced concrete block construction, a tile roof, whole-house impact-resistant windows and engineered roof trusses with hurricane tie-downs (DiVosta Community Book, p. 26). The same sheets list R-30 ceiling insulation, a tankless gas water heater on to-be-built homes and an electric car outlet in the garage. Ask for the spec sheet for the exact home you buy, since quick move-in specs can differ.

What warranty comes with a new Beachwalk home?

DiVosta advertises a 10-year limited structural warranty (DiVosta 10-year warranty page). Its highlights flyer lists 10 years on structure, 5 years on water infiltration, 2 years on plumbing, electrical and mechanical systems and 1 year on materials and workmanship, and says the warranty is transferable (DiVosta Warranty Highlights, dated 8/2016). Read the warranty book delivered with your purchase agreement for current terms.

What floor plans are offered in Beachwalk?

DiVosta offered 18 Beachwalk plans on November 14, 2026: 2 Vista, 3 Scenic, 6 Distinctive and 7 Echelon, from 1,405 to 3,970 square feet (DiVosta Beachwalk page). Vista plans are attached villas and garden homes, and the community map labels Scenic, Distinctive and Echelon homesites 42, 52 and 66 feet wide (DiVosta Community Book, p. 12).

How much are the Beachwalk HOA fees?

For 2026, Beachwalk assessments run $367.29 to $400.71 a month depending on home series, collected quarterly (DiVosta 2026 Fee Summary, revised 11/10/2025). The fee sheet does not clearly pair each amount with a series, so confirm your home's figure with the sales center or the association. The same sheet says the fees "are estimates and are subject to change."

What do Beachwalk HOA dues cover?

The 2026 fee summary lists community amenities, a lifestyle director, landscape maintenance and irrigation, maintenance of common areas and lakes, staffed vehicular access control and professional property management (DiVosta 2026 Fee Summary). The recorded Declaration makes the association responsible for lawns and landscaping as originally installed (Beachwalk governing documents). Internet and cable are not included; DiVosta says owners obtain their own internet service (DiVosta Community Book, p. 65).

What do you pay the HOA at closing on a new Beachwalk home?

DiVosta's 2026 fee summary lists $2,000 and $4,000 contributions under the labels "Initial Contribution" and "Amenity Fee," plus a $480 annual food-and-beverage minimum prorated from closing (DiVosta 2026 Fee Summary, revised 11/10/2025). The sheet's text does not pin $2,000 and $4,000 to their labels, so read the purchase agreement. The food-and-beverage balance must be used in the same calendar year and is not transferable.

Does Beachwalk have a CDD?

No Beachwalk community development district was found. DiVosta lists "No CDD Fee" (DiVosta Beachwalk page), and 2026 TRIM notices for Beachwalk parcels show only fire, solid waste and stormwater non-ad valorem lines (SCPA 2026 TRIM, parcel 0479140010). The Sarasota County Tax Collector's 2026 levying list names no Beachwalk district (Tax Collector 2026 millage).

What are property taxes on a Beachwalk home?

Beachwalk parcels pay the unincorporated Sarasota County rate of 11.4737 mills for 2025 and 11.3068 mills for 2026 (Tax Collector 2025 millage; Tax Collector 2026 millage). As an example only, a home at the $478,400 median just value on the October 21, 2026 roll (Sarasota County Property Appraiser) works out to $5,489.02 at 2025 rates without homestead (478,400 x 11.4737 / 1,000), or $5,063.82 with the standard homestead exemptions. Your bill depends on the parcel's assessed value, exemptions and caps.

What other assessments are on a Beachwalk tax bill?

2026 TRIM notices for Beachwalk homes list the Englewood Area Fire Control District at $290.78, solid waste at $263.96 and stormwater at $131.14 to $266.20 depending on the parcel (SCPA 2026 TRIM, parcel 0479040030; SCPA 2026 TRIM, parcel 0481040304). The fire figure matches the district's residential rate for fiscal year 2026-2027 (Englewood Area Fire Control District). No CDD or Englewood Water District capital line appeared on the Beachwalk notices we read on November 14, 2026.

How does the homestead exemption work for a Beachwalk buyer?

Own and occupy the home as your permanent residence on January 1, then apply with the Sarasota County Property Appraiser by March 1 (Florida DOR PT-113). The first $25,000 applies to all property taxes, and an additional exemption of up to $25,000, indexed for inflation, applies to non-school taxes (same source). A 2026 Beachwalk TRIM notice showed that additional amount at $26,411 for 2026 (SCPA 2026 TRIM, parcel 0481040304).

How is a brand-new Beachwalk home taxed in its first year?

Florida law places no value on improvements not substantially completed on January 1 (Fla. Stat. 192.042). A Phase 3A-3B Beachwalk parcel was billed on its 2026 TRIM notice as a vacant lot, with a $63.95 fire assessment and no solid waste charge (SCPA 2026 TRIM, parcel 0481071064). Budget the following year's bill on the completed home's value, not the land-only bill.

Who provides water, sewer and electricity in Beachwalk?

Englewood Water District supplies water and sewer, per the Beachwalk association's FAQ (Beachwalk Manasota resources). EWD's monthly base facility charges from October 1, 2025 are $25.54 for water and $37.17 for wastewater per ERC, plus usage (EWD rate notice). Florida Power & Light lists Englewood and unincorporated Sarasota County in its service tariff effective January 1, 2026 (FPL tariff, Section 7).

What FEMA flood zones are in Beachwalk?

Testing all 1,383 Beachwalk address points against the county flood layer for the FIRM effective March 27, 2024 found about 51% in Zone X (minimal hazard), 29% in shaded Zone X and 20% in Zone AE (Sarasota County FEMA flood zone layer, read November 14, 2026). Base flood elevations on sampled Beachwalk AE parcels run 11 to 14.2 feet (SCPA parcel 0481101144). Six Letters of Map Change intersect Beachwalk plats, so the AE share overstates today's count; check each parcel (county Letter of Map Change layer).

Do I need flood insurance on a Beachwalk home?

Federal law requires flood insurance on properties in a Special Flood Hazard Area, such as Zone AE, that carry a federally backed mortgage (SCPA parcel flood table note). Citizens Property Insurance requires flood coverage on all its personal residential policies effective on or after January 1, 2027, regardless of value or zone (Citizens, Flood). Get wind and flood quotes on the specific address before you sign.

Does Sarasota County get a flood insurance discount?

Yes. FEMA's Community Rating System list effective October 1, 2026 rates unincorporated Sarasota County, community 125144, Class 5, a 25% discount on NFIP flood premiums (FEMA CRS eligible communities, October 2026). Beachwalk parcels carry community number 125144 on the Property Appraiser's flood table (SCPA parcel 0479140010).

What hurricane evacuation level is Beachwalk in?

On Sarasota County's storm evacuation layer, about 89% of Beachwalk address points (1,235 of 1,383) are Level C and about 11% (148) are Level B, with none in Level A (Sarasota County evacuation layer, read November 14, 2026). Each 2026 TRIM notice prints the parcel's level, and you should confirm it with the county's Know Your Level lookup each season (WUSF, April 30, 2025).

What design wind speed applies to Beachwalk homes?

All Beachwalk address points fall in Sarasota County's 160 mph ultimate design wind speed zone for Risk Category II buildings on its 8th Edition Florida Building Code layer (Sarasota County wind load layer, read November 14, 2026). Confirm the figure on the permit's design documents for a specific home.

Did Beachwalk flood during Hurricanes Ian, Helene or Milton?

No news or county report we read on November 14, 2026 describes flooding or damage inside Beachwalk in those storms. For Milton in October 2024, Sarasota County ordered Levels A, B and C to evacuate, which covered every Beachwalk address (Sarasota Magazine, October 2024; Sarasota County evacuation layer). Ask the seller or the association for any storm-claim history on a specific home.

Where is the nearest hurricane shelter to Beachwalk?

The nearest shelter in Sarasota County's shelter layer is Taylor Ranch Elementary School, 2500 Taylor Ranch Rd, Venice, about 2.2 straight-line miles from Beachwalk's center, with a capacity of 748 and pets allowed (Sarasota County shelter layer, read November 14, 2026). Shelters open only when the county announces them (WUSF, April 30, 2025).

Where exactly is Beachwalk, and which county is it in?

Beachwalk sits in unincorporated Sarasota County with an Englewood 34223 address, east of SR 776 (Englewood Road) and south of Manasota Beach Road (Sarasota County petition record). The sales center is at 26061 Seastone Drive, and the main gated entrance is off SR 776 (DiVosta Beachwalk page). The October 21, 2026 county roll lists zoning SAPD for all 1,388 parcels (Sarasota County Property Appraiser).

Is Beachwalk actually on Manasota Key?

No. Beachwalk is a mainland community east of SR 776, and Manasota Key is the barrier island across Lemon Bay, reached from Beachwalk by Manasota Beach Road (Englewood Sun, January 2020). The name refers to the nearby key, not to where the homes sit.

Does Beachwalk have a private beach club or beach shuttle?

No DiVosta material we read on November 14, 2026 describes a Beachwalk beach club, beach easement or shuttle (DiVosta Beachwalk page). The 2020 amenity plan's "lakeside beach area" is an on-site lake feature, not Gulf access (SRQ Daily, January 24, 2020). The nearest public beach, Manasota Beach Park, is a Sarasota County park with a lifeguard, boat ramp and restrooms (Sarasota County park layer).

How do you get from Beachwalk to the beach?

Take SR 776 north to Manasota Beach Road, then west over the bridge to Manasota Key Road and Manasota Beach Park at 8570 Manasota Key Rd. No government source publishes the distance, so map it from your own street. Manasota Key Road toward Blind Pass reopened on a temporary repair in January 2026 after Helene and Milton (WGCU, January 12, 2026).

What amenities are open in Beachwalk?

DiVosta lists as open the Capri Club, an 11,500-square-foot clubhouse with a fitness center, plus a resort pool with lap lanes and a heated spa, 10 pickleball, 5 tennis and 6 bocce courts, a lakeside boardwalk, a dog park and walking trails (DiVosta Community Book, p. 4; DiVosta Beachwalk page). The Social Clubhouse and Waterline restaurant were under construction when read on November 14, 2026, with no opening date published.

Is there a restaurant inside Beachwalk?

Yes. HighTide Bar and Grill opened in 2025, between late January and mid-May by DiVosta's own page captures (Wayback copy of the DiVosta page, May 14, 2025). A second restaurant, Waterline, was "Currently Underway" on November 14, 2026 (DiVosta Beachwalk page). Owners carry a $480 annual food-and-beverage minimum (DiVosta 2026 Fee Summary).

Is Beachwalk a gated community with a guard?

Yes. DiVosta calls Beachwalk a "Gated Community," its gallery shows a guard house, and 2026 HOA dues cover "Staffed Vehicular Access Control" (DiVosta Beachwalk page; DiVosta 2026 Fee Summary). Gate staffing hours are not published.

Can you rent out a home in Beachwalk?

Yes, with limits. The recorded Declaration sets a 90-consecutive-day minimum lease, no more than 3 leases in a calendar year, entire units only and prior written board approval (Beachwalk governing documents). The current lease application charges a $100 tenant fee (Beachwalk sales and leasing page).

Are short-term or Airbnb rentals allowed in Beachwalk?

No. Declaration Section 9.1 bars use on a "time share" or transient basis, "including without limitation, an 'Airbnb' type use in violation of the minimum leasing period" (Beachwalk governing documents). Separately, unincorporated Sarasota County generally prohibits leases under 30 days outside multifamily zoning on the barrier islands (RASM, October 13, 2022).

Are pets allowed in Beachwalk?

Yes, up to 3 dogs, cats or other usual household pets, excluding tropical fish, under Declaration Section 9.6 (Beachwalk governing documents). Wolf hybrids and aggressive dogs are excluded, pets must be leashed or carried outside the home or screened pool area, and owners pick up waste.

Can you keep a boat, RV or golf cart at a Beachwalk home?

Only inside a closed garage. Declaration Section 9.7 requires golf carts, recreational vehicles, trailers, watercraft and commercial vehicles to be kept in an enclosed garage, and bans overnight parking on roads and common areas (Beachwalk governing documents). Some DiVosta plans offer a golf-cart garage (DiVosta Beachwalk page), but no community boat or RV storage lot appears in the builder or association material we read.

Can you add a pool, fence or screen enclosure in Beachwalk?

Yes, with Architectural Review approval. The ARC Guidelines revised April 10, 2026 allow only a 48-inch bronze fence with 4-inch picket spacing and require a 5-foot rear setback for fences and screen enclosures (Beachwalk architectural review page). Above-ground pools are prohibited, and the reviewer has 60 days to respond to a complete application (Beachwalk governing documents).

Which schools are zoned for Beachwalk addresses?

Sarasota County's school-zone layers place every Beachwalk address point in the Englewood Elementary, L.A. Ainger Middle and Wellen Park High zones (elementary, middle and high layers, read November 14, 2026). DiVosta's map still pins Lemon Bay High, so confirm the assignment for your address with Sarasota County Schools.

How far is Beachwalk from I-75 and the airports?

The I-75 route from Beachwalk uses Exit 191 at River Road. The nearest commercial airports are Sarasota Bradenton International at 6000 Rick Piccolo Circle, Sarasota (SRQ), Punta Gorda Airport at 28000 A-1 Airport Road (PGD) and Southwest Florida International in Fort Myers; no government source publishes drive distances from Beachwalk, so map them from your own street. FDOT reported on October 2, 2026 that five miles of River Road between U.S. 41 and I-75 now run six lanes after a $61 million widening (FDOT news release).

Which hospitals are near Beachwalk?

HCA Florida Englewood Hospital at 700 Medical Blvd, Englewood, runs a 24/7 ER (HCA Florida Englewood Hospital). Sarasota Memorial Hospital-Venice at 2600 Laurel Rd E also runs a 24/7 ER (SMH-Venice). ShorePoint Health Venice closed on September 22, 2022 (Sarasota Memorial news release).

Is SR 776 under construction near Beachwalk?

FDOT is milling and resurfacing SR 776 from the Charlotte County line to south of U.S. 41, a stretch that includes the Beachwalk gate, from summer 2026 to summer 2027 at an estimated $15 million (FDOT fact sheet, May 12, 2026). Expect temporary day and overnight lane closures. No FDOT source we read shows an adopted widening of SR 776 at Beachwalk.

Is Beachwalk part of Wellen Park?

No. Beachwalk is its own DiVosta community in unincorporated Sarasota County, and none of the 2026 Beachwalk TRIM notices we read carry a West Villages Improvement District line (SCPA 2026 TRIM, parcel 0482140800). The Englewood Sun placed the West Villages communities to Beachwalk's east in January 2020 (Englewood Sun).

What disclosure must a Beachwalk buyer receive before signing?

Florida requires an HOA disclosure summary before a buyer signs a contract in a community like Beachwalk (Fla. Stat. 720.401). If it is not provided, the buyer may void the contract by written notice within 3 days after receiving the summary or before closing, whichever comes first. The summary also warns that the developer may be able to amend covenants, which Beachwalk Declaration Section 14.6 allows (Beachwalk governing documents).

Who controls the Beachwalk HOA today?

Public records point to Pulte. Sunbiz lists BeachWalk by Manasota Key Homeowners Association, Inc. (N20000012492, filed November 5, 2020) with its officers at Pulte's Bonita Springs office (Sunbiz, read November 14, 2026), and the Declaration keeps developer control until three months after 90% of parcels are conveyed to owners (Beachwalk governing documents; Fla. Stat. 720.307). Castle Group manages the association (Beachwalk Manasota).

Do I need my own agent when buying a new DiVosta home in Beachwalk?

You can bring one. DiVosta's Beachwalk inquiry form has an "I am a Realtor" option with fields for the agent's name and number (DiVosta Beachwalk page), but DiVosta did not publish its broker registration policy as of November 14, 2026, so name your agent at your first contact. Our Englewood new construction team can walk you through it, or call (239) 898-6072.

Data updated: November 2026 (Sarasota County Property Appraiser sales file of October 21, 2026, window October 15, 2025 to October 14, 2026; DiVosta pricing and fee summary as published November 14, 2026; Sarasota County GIS layers read November 14, 2026)

Frequently Asked Questions, Beachwalk Seller Edition

Beachwalk by Manasota Key sellers compete with a builder that is still selling new homes next door, so pricing, disclosures and HOA paperwork matter more than usual. These answers use the county sales record for October 15, 2025 to October 14, 2026, the recorded Declaration and Florida statutes, each linked.

What is my Beachwalk home worth?

Your value comes from recorded Beachwalk sales of similar homes on the same plat, adjusted for size, lot, pool, flood zone and the builder's current pricing. Beachwalk resales by non-Pulte sellers recorded a $677,500 median across 36 sales from October 15, 2025 to October 14, 2026 (Sarasota County Property Appraiser sales file). Get a free, human-reviewed number from our Englewood home valuation page or call Jesse at (239) 898-6072.

How many Beachwalk resales closed in the last year?

Beachwalk recorded 36 resales from October 15, 2025 to October 14, 2026, ranging from $350,000 to $1,050,000 (Sarasota County Property Appraiser sales file). The other 170 qualified sales in that window were builder-direct from Pulte. With so few resales, each comparable carries real weight in your price.

How do Beachwalk resale prices compare with new DiVosta homes?

Resales recorded a $677,500 median and $337 per square foot across 36 sales, while builder-direct sales recorded a $644,550 median and $325 per square foot across 170 sales, October 15, 2025 to October 14, 2026 (Sarasota County Property Appraiser sales file). The two groups differ in plat, size and options, so the gap is not a pure resale premium. A finished home competes on move-in timing and completeness.

How do I compete with DiVosta's quick move-in homes and incentives?

Know the builder's offer before you price. On November 14, 2026, DiVosta listed 9 Beachwalk quick move-in homes from $419,630 to $1,234,435 and advertised a $77,000 credit or a pool valued at $69,500 for contracts accepted November 2 to November 30, 2026 (DiVosta Beachwalk page). Price against the builder's net cost after incentives, lot premium and options, and market what your home already has.

Does my plat change what my Beachwalk home sells for?

Yes. Plat medians from October 15, 2025 to October 14, 2026 ranged from $395,000 in Phase 2C (46 sales) to $873,300 in Phases 3A-3B (84 sales), with Phases 2A-2B Replat at $515,350 (54 sales) and Phases 1C-1D at $715,000 (17 sales) (Sarasota County Property Appraiser sales file). Phases 1A-1B-1E and 1F had 3 and 2 sales, too few to call a median a market. Lot and home size drive much of that spread.

Which Beachwalk plats are mostly resales now?

The older plats. From October 15, 2025 to October 14, 2026, Phases 1C-1D had 17 sales with only 2 builder-direct, and Phases 1A-1B-1E (3 sales) and 1F (2 sales) had none from Pulte, while Phases 3A-3B had 83 builder-direct sales out of 84 (Sarasota County Property Appraiser sales file). Sellers in the first phases compete mostly with each other; sellers near active building compete with DiVosta.

Do Beachwalk pool homes sell for more?

Homes with a pool on the roll sold at a $790,000 median across 97 sales, versus $450,000 across 109 sales without one, October 15, 2025 to October 14, 2026 (Sarasota County Property Appraiser sales file). Pool homes in Beachwalk are also larger, so the pool alone does not explain the gap. Price a pool home against pool homes of similar size.

What do two, three and four bedroom Beachwalk homes sell for?

Two-bedroom homes sold at a $434,900 median (86 sales), three-bedroom homes at $782,500 (112 sales) and four-bedroom homes at $756,250 (8 sales, a small group) from October 15, 2025 to October 14, 2026 (Sarasota County Property Appraiser sales file). Living area, lot and plat matter as much as the bedroom count.

Which price ranges sell most often in Beachwalk?

Of 206 sales from October 15, 2025 to October 14, 2026, 29 closed under $400,000; 41 from $400,000 to $499,999; 21 from $500,000 to $599,999; 22 from $600,000 to $699,999; 34 from $700,000 to $799,999; 38 from $800,000 to $999,999; and 21 at $1,000,000 and up (Sarasota County Property Appraiser sales file). The $400,000s and the $800,000 to $999,999 band were the busiest.

When is the best time to sell a Beachwalk home?

The county record does not show a clean season. Quarterly sale counts ran 47, 45, 55 and 57 from October 15, 2025 through September 30, 2026, and the medians moved with the mix of plats closing (Sarasota County Property Appraiser sales file). Price, condition and the builder's current offers matter more than the calendar.

How have Beachwalk resale prices moved since 2023?

Non-Pulte sales recorded medians of $514,250 in 2023 (6 sales), $595,000 in 2024 (9), $575,000 in 2025 (15) and $695,000 in 2026 through October 9 (31) (Sarasota County Property Appraiser sales file, all qualified sales by sale year). The groups are small and mix plats and sizes, so treat them as context, not a trend line.

How long will my Beachwalk home take to sell?

Days on market for Beachwalk come from the MLS, not the county record. Information not available at time of publishing (checked November 14, 2026). We pull live MLS days on market for your plat and size when we prepare your valuation; call Jesse at (239) 898-6072.

What sale-to-list ratio should I expect in Beachwalk?

Sale-to-list ratio is an MLS-only field. Information not available at time of publishing (checked November 14, 2026). Your list price should come from recorded comparable sales and the builder's live pricing, which we pull for each valuation.

Who is the best realtor to sell my house in Beachwalk?

Hire the team with the strongest verified record and a plan for selling next to an active builder. McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, are Top 1% Real Estate Agents Nationally Since 2008, and have over $900 million in personal sales and $2.5 billion+ sold as a team. Read more about us or see our guide to the best real estate agents in Englewood.

Can I hold an open house in Beachwalk?

Yes, on Sundays from 11 a.m. to 4 p.m. under the board's open-house policy effective November 10, 2026 (Beachwalk sales and leasing page). A For Sale sign may stand in front of the home during the open house, and flags and banners are not allowed. Check the posted policy before each event, since the board updated it in 2026.

Can I put a For Sale sign in my Beachwalk yard?

Outside an open house, signs need board consent under Declaration Section 9.2 (Beachwalk governing documents). The November 10, 2026 open-house policy allows a For Sale sign in front of the home during an open house (Beachwalk sales and leasing page). Ask Castle Group before placing anything else.

What does the Beachwalk HOA need when I sell?

Your buyer completes the association's sales application, revised July 22, 2026 and posted on the association's sales and leasing page (Beachwalk sales and leasing page). Declaration Section 12.3 says the association "shall not have the authority to disapprove a proposed conveyance or other transfer" (Beachwalk governing documents). Start the application as soon as you have a signed contract.

Who pays the $2,000 Beachwalk resale assessment?

The buyer, as transferee. The 2026 fee summary says "Resale Assessment is currently $2,000.00" (DiVosta 2026 Fee Summary), and Declaration Section 4.10 makes it due from the transferee on each resale, with any increase capped at 10% over the prior calendar year (Beachwalk governing documents). Transfers to co-owners, heirs or a surviving spouse, estate-planning transfers and foreclosing lenders are exempt.

What is an estoppel certificate, and what does it cost?

The estoppel certificate states what you owe the association, and Florida requires the association to issue it within 10 business days of a request (Fla. Stat. 720.30851). The statute sets fee caps of $250, plus $100 for expedited delivery and up to $150 if the account is delinquent, adjusted every 5 years for inflation; a July 25, 2022 law-firm alert reported adjusted caps of $299, $119 and $179 (Shumaker client alert). Ask Castle Group for its current Beachwalk fee.

What must I disclose when selling a Beachwalk home?

Florida requires the seller to give the buyer an HOA disclosure summary before the contract is signed, covering mandatory membership, assessments and the developer's power to amend covenants (Fla. Stat. 720.401). Without it, the buyer can void the contract within 3 days after receiving the summary or before closing. Attach it to the contract from the start.

Does my DiVosta warranty transfer to my buyer?

DiVosta says its warranties are "transferable to subsequent owner who takes title within the applicable warranty period" (DiVosta Quality page). Its highlights flyer lists 10-year structural, 5-year water infiltration, 2-year systems and 1-year workmanship coverage (DiVosta Warranty Highlights, dated 8/2016). Every Beachwalk home on the roll was built 2021 to 2026 (Sarasota County Property Appraiser), so hand buyers your warranty documents and closing date.

Does my buyer pay the $2,000 and $4,000 new-home contributions?

No. Declaration Sections 4.9 and 4.11 tie the initial contribution and the developer's one-time payment to the first conveyance from the developer or a builder (Beachwalk governing documents). A resale buyer pays the $2,000 resale assessment instead (DiVosta 2026 Fee Summary).

Does the food-and-beverage minimum transfer to my buyer?

No. The 2026 fee summary says the $480 annual minimum must be used in the same calendar year, any remaining amount is forfeited, and the minimum is "not transferable" (DiVosta 2026 Fee Summary). Use your balance before closing.

Will my buyer's property taxes match mine?

Often not. A sale ends your Save Our Homes benefit, and the home is assessed at just value the following January 1 (Florida DOR PT-112); Sarasota County's cap on homestead assessment growth was 2.7% for 2026 (SCPA, Save Our Homes). The Property Appraiser warns buyers not to presume the prior owner's exemptions and caps carry over (SCPA, Estimating Taxes).

Can I take my Save Our Homes savings to my next Florida home?

Yes, through portability, if you establish a new homestead within three years of January 1 of the year you left the old one and file Form DR-501T with Form DR-501 by March 1 (Florida DOR PT-112). The transferable amount is capped at the lesser of $500,000 or the difference between your old home's just and assessed values (Fla. Stat. 193.155).

Will my flood zone affect my Beachwalk sale?

It can. About 20% of Beachwalk address points sit in Zone AE on the FIRM effective March 27, 2024, while about 80% are Zone X or shaded Zone X (Sarasota County FEMA flood zone layer, read November 14, 2026). If your lot touches AE, find your elevation certificate and any LOMA or LOMR-F, since six such letters intersect Beachwalk plats (county Letter of Map Change layer). Buyers insured by Citizens will need flood coverage on policies effective from January 1, 2027, regardless of zone (Citizens, Flood).

Should I get a wind mitigation inspection before listing?

It helps buyers price insurance. Florida's OIR-B1-1802 form scores items including roof deck attachment, roof-to-wall attachment, roof geometry, secondary water resistance and opening protection, and is valid for up to 5 years if the structure is unchanged (OIR-B1-1802, FDEM copy). Insurers must offer credits for those features under Fla. Stat. 627.0629, and DiVosta's whole-house impact windows bear on the opening-protection item (DiVosta Community Book, p. 26).

Can I sell my Beachwalk home to a buyer who plans to rent it?

Yes, but the buyer inherits the lease rules: a 90-day minimum, at most 3 leases a year, entire units only and board approval (Beachwalk governing documents). Short-term and Airbnb-type use is prohibited, which limits what an investor will pay.

Can I lease my Beachwalk home instead of selling?

Yes, under the same rules. Give the association notice at least 20 business days before occupancy with the lease application (revision of June 3, 2026, $100 tenant fee), and the board acts within 20 business days or the lease is deemed approved (Beachwalk sales and leasing page; Beachwalk governing documents). Unapproved leases are void under Declaration Section 12.6.

What does my home's county roll value tell me about its price?

Not much on its own. The median 2026 just value of Beachwalk homes on the October 21, 2026 roll was $478,400, while sales from October 15, 2025 to October 14, 2026 recorded a $672,300 median (Sarasota County Property Appraiser). Just value is a tax figure set as of January 1, so price from recorded sales instead.

Do I need ARC approval before painting or changing my Beachwalk home to sell?

Yes for exterior changes. Declaration Section 5.1 requires written Architectural Reviewer approval before any exterior alteration, including landscaping, and paint must come from the approved color schemes (Beachwalk governing documents; Beachwalk architectural review page). The reviewer has 60 days to respond to a complete application, so start early if you plan exterior work before listing.

Is Beachwalk still under developer control, and does that matter to buyers?

Public records point to yes as of November 14, 2026: the association's Sunbiz officers sit at Pulte's office (Sunbiz), and the Declaration keeps developer control until three months after 90% of parcels are conveyed (Beachwalk governing documents). Buyers ask because the developer can amend the Declaration under Section 14.6, which the 720.401 disclosure summary flags. Explain it plainly in your disclosures.

How much builder supply is still coming to Beachwalk?

On the October 21, 2026 county roll, Phase 4A-4B's 194 lots had no home yet, and 491 of 1,388 Beachwalk parcels carried no home, including lots in other phases and common tracts (Sarasota County Property Appraiser). DiVosta's community map still shows a "Future Phase" (DiVosta Community Book, p. 12). Plan your pricing around continued builder sales.

How do McGreevy and Comisar market a Beachwalk home?

We price from recorded Beachwalk sales and the builder's live offers, market the move-in timing a new build cannot match, prepare the HOA, flood and warranty documents up front, and negotiate with the partners who lead Domain Realty Group. See how we sell homes in Beachwalk, start with a free valuation, or call Jesse at (239) 898-6072, text or call.

Data updated: November 2026 (Sarasota County Property Appraiser sales file of October 21, 2026, window October 15, 2025 to October 14, 2026; DiVosta offers as published November 14, 2026; Beachwalk association documents read November 14, 2026)

Downloadable Documents

Beachwalk by Manasota Key's key records are public: the county approval, the recorded plats, the Declaration and its amendments, the association's filings, utility rates, flood and evacuation maps, and the Florida statutes that govern the HOA. Each link below opened on November 14, 2026 and comes from a government agency, the association, the builder or the statute itself.

Data updated: November 2026 (document links read November 14, 2026)

Sources and Authoritative References

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. Sales and parcel figures come from the Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026, whose newest qualified sale is October 14, 2026. Builder prices, plans and fees are as DiVosta published them when read on November 14, 2026. No listing site or valuation aggregator was used for any sales figure on this page.

• Sarasota County GIS, AddressPoint layer: https://ags3.scgov.net/server/rest/services/Hosted/AddressPoint/FeatureServer/0
• Sarasota County GIS, CountyFacility layer: https://ags3.scgov.net/server/rest/services/Hosted/CountyFacility/FeatureServer/0
• Sarasota County GIS, CountyZoning layer: https://ags3.scgov.net/server/rest/services/Hosted/CountyZoning/FeatureServer/0
• Sarasota County GIS, Elementary School Zone layer: https://ags3.scgov.net/server/rest/services/Hosted/ElementarySchoolZone/FeatureServer/0
• Sarasota County GIS, Evacuation Shelter layer: https://ags3.scgov.net/server/rest/services/Hosted/EvacuationShelter/FeatureServer/0
• Sarasota County GIS, FEMA flood zone layer: https://ags3.scgov.net/server/rest/services/Hosted/FEMAFloodZone/FeatureServer/0
• Sarasota County GIS, FEMA FIRM Panel layer: https://ags3.scgov.net/server/rest/services/Hosted/FemaFirmPanel/FeatureServer/0
• Sarasota County GIS, GwisBasin layer: https://ags3.scgov.net/server/rest/services/Hosted/GwisBasin/FeatureServer/0
• Sarasota County GIS, High School Zone layer: https://ags3.scgov.net/server/rest/services/Hosted/HighSchoolZone/FeatureServer/0
• Sarasota County GIS, Letter of Map Change layer: https://ags3.scgov.net/server/rest/services/Hosted/LetterOfMapChange/FeatureServer/0
• Sarasota County GIS, Middle School Zone layer: https://ags3.scgov.net/server/rest/services/Hosted/MiddleSchoolZone/FeatureServer/0
• Sarasota County GIS, ParkBoundary layer: https://ags3.scgov.net/server/rest/services/Hosted/ParkBoundary/FeatureServer/0
• Sarasota County GIS, PetitionClosed layer: https://ags3.scgov.net/server/rest/services/Hosted/PetitionClosed/FeatureServer/0
• Sarasota County GIS, PlatBoundary layer: https://ags3.scgov.net/server/rest/services/Hosted/PlatBoundary/FeatureServer/0
• Sarasota County GIS, Storm Evacuation Zone layer: https://ags3.scgov.net/server/rest/services/Hosted/StormEvacuationZone/FeatureServer/0
• Sarasota County GIS, WaterAccess: https://ags3.scgov.net/server/rest/services/Hosted/WaterAccess/FeatureServer/0/query?where=parkname%20in%20(%27Manasota%20Beach%20Park%27,%27Indian%20Mound%20Park%27,%27Blind%20Pass%20Beach%20Park%27,%27Lemon%20Bay%20Park%27,%27Marina%20Park%20and%20Boat%20Ramp%27,%27Nokomis%20Beach%20Park%27
• Sarasota County GIS, Wind Load Category 8th Edition layer: https://ags3.scgov.net/server/rest/services/Hosted/WindLoadCategory_8/FeatureServer/0
• Beachwalk association site: https://beachwalkmanasota.sites.townsq.io/
• Beachwalk Manasota TownSq, Contact Us: https://beachwalkmanasota.sites.townsq.io/1
• Beachwalk Manasota TownSq, Resources/FAQ: https://beachwalkmanasota.sites.townsq.io/2
• Beachwalk TownSq, Architectural Review: https://beachwalkmanasota.sites.townsq.io/4
• Beachwalk association, Governing Documents: https://beachwalkmanasota.sites.townsq.io/5
• Beachwalk TownSq, Sales and Leasing: https://beachwalkmanasota.sites.townsq.io/6
• Boca Royale: https://www.bocaroyale.com/
• Boca Royale: https://www.bocaroyale.com/Membership_Overview
• Business Observer, April 26, 2013: https://www.businessobserverfl.com/news/2013/apr/26/gabbert-led-investor-group-buys-villages-manasota-beach-land/
• Business Observer, January 24, 2020: https://www.businessobserverfl.com/news/2020/jan/24/national-homebuilder-announces-community-of-1-675-homes
• FDEP Florida Geological Survey, Subsidence Incident Reports: https://ca.dep.state.fl.us/arcgis/rest/services/OpenData/FGS_SUBSIDENCE/MapServer/0
• Charlotte County, Englewood Beach at Chadwick Park: https://www.charlottecountyfl.gov/departments/community-services/parks/all-parks/englewood-beach-at-chadwick-park.stml
• Charlotte County Beaches page: https://www.charlottecountyfl.gov/departments/community-services/parks/beaches.stml
• Citizens Property Insurance, Flood: https://www.citizensfla.com/flood
• Sarasota County open data item: https://data-sarco.opendata.arcgis.com/api/search/v1/collections/all/items/6a37fb0e80e74eb2970c9fd5c32e8c8c
• Community Book, p.10: https://digitalbrochure.divosta.com/view/228885/10
• DiVosta Beachwalk Community Book, p.12: https://digitalbrochure.divosta.com/view/228885/12
• DiVosta Beachwalk Community Book, p.16: https://digitalbrochure.divosta.com/view/228885/16
• Community Book, p.2: https://digitalbrochure.divosta.com/view/228885/2
• Contour, p.20: https://digitalbrochure.divosta.com/view/228885/20
• DiVosta Beachwalk Community Book, p.26: https://digitalbrochure.divosta.com/view/228885/26
• p.28: https://digitalbrochure.divosta.com/view/228885/28
• Mystique, p.30: https://digitalbrochure.divosta.com/view/228885/30
• Community Book, p.36: https://digitalbrochure.divosta.com/view/228885/36
• DiVosta Beachwalk Community Book, p.4: https://digitalbrochure.divosta.com/view/228885/4
• p.41: https://digitalbrochure.divosta.com/view/228885/41
• Stellar Grande, p.46: https://digitalbrochure.divosta.com/view/228885/46
• p.52: https://digitalbrochure.divosta.com/view/228885/52
• p.58: https://digitalbrochure.divosta.com/view/228885/58
• Community Book, p.6: https://digitalbrochure.divosta.com/view/228885/6
• p.60: https://digitalbrochure.divosta.com/view/228885/60
• Community Book, p.62: https://digitalbrochure.divosta.com/view/228885/62
• Community Book, p.65: https://digitalbrochure.divosta.com/view/228885/65
• Community Book, p.67: https://digitalbrochure.divosta.com/view/228885/67
• DiVosta Beachwalk Community Book, p.68: https://digitalbrochure.divosta.com/view/228885/68
• DiVosta Beachwalk Community Book, 2026 Fee Summary: https://digitalbrochure.divosta.com/view/228885/69
• DiVosta Beachwalk Community Book, p.70: https://digitalbrochure.divosta.com/view/228885/70
• DiVosta Warranty Highlights: https://www.divosta.com/-/media/static-picturepark-assets/divosta/divosta-warranty-highlights.pdf
• DiVosta 10 Year Warranty page: https://www.divosta.com/build/10-year-warranty
• DiVosta Homes: https://www.divosta.com/homes/florida/sarasota/englewood/beachwalk-by-manasota-key-210435
• Cascadia, 27117 Clam Shell Ct: https://www.divosta.com/homes/florida/sarasota/englewood/beachwalk-by-manasota-key-210435/cascadia-692721/1155446
• Concord: https://www.divosta.com/homes/florida/sarasota/englewood/beachwalk-by-manasota-key-210435/concord-699812
• Contour: https://www.divosta.com/homes/florida/sarasota/englewood/beachwalk-by-manasota-key-210435/contour-692722/1156957
• Flagstone: https://www.divosta.com/homes/florida/sarasota/englewood/beachwalk-by-manasota-key-210435/flagstone-700468/1155488
• Hallmark: https://www.divosta.com/homes/florida/sarasota/englewood/beachwalk-by-manasota-key-210435/hallmark-692724
• Layton, 26212 Coral Harbour Dr: https://www.divosta.com/homes/florida/sarasota/englewood/beachwalk-by-manasota-key-210435/layton-697115/1156939
• Layton, 26500 Sandy Hill Dr: https://www.divosta.com/homes/florida/sarasota/englewood/beachwalk-by-manasota-key-210435/layton-697115/1156947
• Layton Grande: https://www.divosta.com/homes/florida/sarasota/englewood/beachwalk-by-manasota-key-210435/layton-grande-697116
• Prestige: https://www.divosta.com/homes/florida/sarasota/englewood/beachwalk-by-manasota-key-210435/prestige-692727/1157537
• Seagrove: https://www.divosta.com/homes/florida/sarasota/englewood/beachwalk-by-manasota-key-210435/seagrove-692711
• Seagrove, 27120 Clam Shell Ct: https://www.divosta.com/homes/florida/sarasota/englewood/beachwalk-by-manasota-key-210435/seagrove-692711/1155094
• Seagrove, 27125 Clam Shell Ct: https://www.divosta.com/homes/florida/sarasota/englewood/beachwalk-by-manasota-key-210435/seagrove-692711/1156488
• DiVosta Stardom quick move-in page, offers section: https://www.divosta.com/homes/florida/sarasota/englewood/beachwalk-by-manasota-key-210435/stardom-692728/1153167
• DiVosta Quality page: https://www.divosta.com/the-divosta-difference/quality
• Englewood Area Fire Control District, Assessments: https://englewood-fire.specialdistrict.org/assessments-fees-charges
• Englewood Review, April 2026: https://englewoodreview.com/?p=58018
• EWD Board-Approved Rate Adjustments Effective October 1, 2025: https://englewoodwater.com/forms/Rates/Revised%20Board%20Approved%20Rate%20Adjustments%20Effective%20October%201,%202025.pdf
• EWD Rates page: https://englewoodwater.com/rates/
• FDOT news release, October 2, 2026: https://www.fdot.gov/info/co/news/2026/10022026
• FEMA, Community Rating System: https://www.fema.gov/flood-insurance/rules-legislation/community-rating-system
• FEMA CRS Eligible Communities, October 1, 2026: https://www.fema.gov/sites/default/files/documents/fema_rsl_crs_eligible-communities_oct-2026.pdf
• Florida Building Commission, ASCE 7-22 Wind Loads Fact Sheet: https://www.floridabuilding.org/fbc/thecode/2023_Code_Development/2023_Code_Resources/ASCE-7-22_Wind_Loads_Fact_Sheet.pdf
• Florida Division of Emergency Management copy of OIR-B1-1802: https://floridadisaster.org/globalassets/swaw/wind-mitigation-inspection-fillable-form.pdf
• Florida Realtors, November 4, 2026: https://www.floridarealtors.org/news-media/news-articles/2026/11/florida-voters-approve-amendment-3
• Florida DOR, PT-112: https://floridarevenue.com/property/Documents/pt112.pdf
• Florida Department of Revenue, PT-113: https://floridarevenue.com/property/Documents/pt113.pdf
• Florida State Parks: https://www.floridastateparks.org/parks-and-trails/stump-pass-beach-state-park
• Florida Statutes 192.042: https://www.flsenate.gov/Laws/Statutes/2025/192.042
• Fla. Stat. 193.155: https://www.flsenate.gov/Laws/Statutes/2025/193.155
• Florida Statutes 627.0629: https://www.flsenate.gov/Laws/Statutes/2025/627.0629
• Florida Statutes 627.351: https://www.flsenate.gov/Laws/Statutes/2025/627.351
• Florida Statutes 720.303: https://www.flsenate.gov/Laws/Statutes/2025/720.303
• Florida Statutes 720.307: https://www.flsenate.gov/Laws/Statutes/2025/720.307
• Florida Statutes 720.3085: https://www.flsenate.gov/Laws/Statutes/2025/720.3085
• Florida Statutes 720.30851: https://www.flsenate.gov/Laws/Statutes/2025/720.30851
• Florida Statutes 720.401: https://www.flsenate.gov/Laws/Statutes/2025/720.401
• Punta Gorda Airport: https://www.flypgd.com/
• Sarasota Bradenton International Airport: https://flysrq.com/
• FOX 13: https://www.fox13news.com/news/manasota-key-road-reopens-sarasota-county-eyes-permanent-solution-continued-storm-damage
• FPL Electric Tariff, Section 7: https://www.fpl.com/rates/pdf/electric-tariff-section7.pdf
• Sarasota County, Lemon Bay Model Update Report, August 2024: https://ftp.scgov.net/StormWater/Stormwise/Lemon%20Bay/Lemon%20Bay%20Report%202024.pdf
• petition file 14-22: https://ftp.scgov.net/SurveyMapping/PetitionPDFs/Rezones/14-22.pdf
• FEMA National Flood Hazard Layer: https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/28
• HCA Florida Englewood Hospital: https://www.hcafloridahealthcare.com/locations/englewood-hospital
• Florida Statutes 201.02: https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0200-0299/0201/Sections/0201.02.html
• RASM, October 13, 2022: https://www.myrasm.com/rental-restrictions-in-sarasota-and-manatee-county/
• ABC7 mysuncoast, February 4, 2026: https://www.mysuncoast.com/2026/02/04/sarasota-county-holds-meeting-manasota-beach-road-extension-project/
• ABC7, August 10, 2026: https://www.mysuncoast.com/2026/08/10/sarasota-county-schools-begins-2026-2027-school-year-with-new-public-high-school/
• ABC7, August 11, 2026: https://www.mysuncoast.com/2026/08/11/wellen-park-high-school-north-port-or-venice/
• ABC7 mysuncoast, October 12, 2026: https://www.mysuncoast.com/2026/10/12/manasota-key-road-reopens-after-flooding-sand-cleared-pavement/
• Neal Communities: https://nealcommunities.com/boca-royale-golf-and-country-club-to-transition-to-private-club/
• Neal Communities: https://nealcommunities.com/neal-communities-announces-the-first-look-at-the-new-boca-royale-golf-and-country-club-at-wellen-park/
• Venice Gondolier via NewsBreak, April 30, 2025: https://www.newsbreak.com/venice-gondolier-1591632/3986215519553-school-officials-no-grandfathering-in-for-wellen-park-redistricting
• NHC Tropical Cyclone Report, Hurricane Ian: https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf
• NHC Tropical Cyclone Report, Hurricane Helene: https://www.nhc.noaa.gov/data/tcr/AL092024_Helene.pdf
• NHC Tropical Cyclone Report, Hurricane Milton: https://www.nhc.noaa.gov/data/tcr/AL142024_Milton.pdf
• OpenStreetMap Nominatim: https://nominatim.openstreetmap.org/
• Overpass API, OpenStreetMap: https://overpass-api.de/api/interpreter
• Sarasota County Schools, Policy 5.20: https://sarasotacountyschools.net/o/scs/page/520-student-assignment
• City of Sarasota, Flood Map Information: https://www.sarasotafl.gov/Department-Pages/Development-Services/Flood-Information/Map-Information
• Sarasota Magazine, April 2025: https://www.sarasotamagazine.com/home-and-real-estate/2025/04/beachwalk-englewood-residential-real-estate-development
• Sarasota Magazine, Helene evacuations: https://www.sarasotamagazine.com/news-and-profiles/2024/09/sarasota-county-evacuations-helene
• Sarasota Magazine, Milton evacuation orders: https://www.sarasotamagazine.com/news-and-profiles/2024/10/hurricane-milton-sarasota-manatee-evacuation-orders
• Sarasota News Leader, March 2025: https://sarasotanewsleader.com/2025/03/page/35/
• Sarasota News Leader, January 15, 2026: https://sarasotanewsleader.com/2026/01/page/34/
• Sarasota News Leader, February 16, 2023: https://sarasotanewsleader.com/cutsinger-wins-commission-colleagues-approval-of-plans-for-duplex-development-on-manasota-key/
• SCPA, Estimating Taxes: https://www.sarasotapropertyappraiser.gov/appraisal-info/estimating-taxes/
• Sarasota County Property Appraiser: https://www.sarasotapropertyappraiser.gov/downloads/download-data/
• Sarasota County Property Appraiser, Homestead: https://www.sarasotapropertyappraiser.gov/exemptions/homestead/overview/
• Sarasota County Property Appraiser, Save Our Homes: https://www.sarasotapropertyappraiser.gov/exemptions/homestead/save-our-homesportability/
• Sarasota County Property Appraiser, Non-Ad Valorem Districts: https://www.sarasotapropertyappraiser.gov/our-office/trim-notice/non-ad-valorem-special-assessment-districts/
• Sarasota County Property Appraiser, parcel 0479140010: https://www.sarasotapropertyappraiser.gov/propertysearch/parcel/details/0479140010
• SCPA parcel 0481101144: https://www.sarasotapropertyappraiser.gov/propertysearch/parcel/details/0481101144
• TRIM 0479040030: https://www.sarasotapropertyappraiser.gov/propertysearch/trim/0479040030
• Sarasota County Property Appraiser, 2026 TRIM notice, parcel 0479140010: https://www.sarasotapropertyappraiser.gov/propertysearch/trim/0479140010
• TRIM 0481040304: https://www.sarasotapropertyappraiser.gov/propertysearch/trim/0481040304
• TRIM 0481071064: https://www.sarasotapropertyappraiser.gov/propertysearch/trim/0481071064
• TRIM 0482140800: https://www.sarasotapropertyappraiser.gov/propertysearch/trim/0482140800
• Sarasota County Tax Collector, 2025 millage: https://www.sarasotataxcollector.gov/docs/2025Millage
• Sarasota County Tax Collector, 2026 millage: https://www.sarasotataxcollector.gov/docs/2026Millage
• Sarasota County flood plan: https://www.scgov.net/home/showpublisheddocument/68261/638731542183470000
• Florida Division of Corporations: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults/EntityName/BEACHWALK%20BY%20MANASOTA%20KEY/Page1?searchNameOrder=BEACHWALKBYMANASOTAKEY
• Sunbiz: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?inquiryType=EntityName&searchNameOrder=BOCAROYALE&searchTerm=boca%20royale
• Simpson Strong-Tie engineering blog, June 2026: https://seblog.strongtie.com/2026/06/florida-office-of-insurance-regulations-uniform-mitigation-verification-inspection-form-oir-b1-1802-rev-04-26/
• Sarasota Clerk, Plat Book 55 Page 38: https://secure.sarasotaclerk.com/ViewTiff.aspx?intrnum=2021023813
• Sarasota Clerk, Phases 1C-1D plat: https://secure.sarasotaclerk.com/ViewTiff.aspx?intrnum=2021131684
• 1F: https://secure.sarasotaclerk.com/ViewTiff.aspx?intrnum=2022143759
• 2A-2B Replat: https://secure.sarasotaclerk.com/ViewTiff.aspx?intrnum=2023079163
• Sarasota Clerk, Phase 2C plat: https://secure.sarasotaclerk.com/ViewTiff.aspx?intrnum=2024096315
• 3A-3B: https://secure.sarasotaclerk.com/ViewTiff.aspx?intrnum=2025014874
• Sarasota Clerk, Plat Book 59 Page 370: https://secure.sarasotaclerk.com/ViewTiff.aspx?intrnum=2025172738
• Shumaker, July 25, 2022: https://www.shumaker.com/latest-thinking/publications/2022/07/client-alert-dbpr-increases-association-estoppel-certificate-fees
• Sarasota Memorial, North Port update, June 22, 2026: https://www.smh.com/Home/News-Events/North-Port-Updates/North-Port-Update/sneak-peek-sarasota-memorial-hospital-north-port
• Sarasota Memorial news release: https://www.smh.com/Home/News-Events/Release/as-shorepoint-venice-shuts-down-smh-venice-steps-up
• Sarasota Memorial Hospital-Venice: https://www.smh.com/smh-venice
• FloridaCommerce: https://specialdistrictreports.floridajobs.org/OfficialList/SpecialDistrictProfiles
• SRQ Daily, January 24, 2020: https://srqmagazine.com/srq-daily/2020-01-24/12481_DiVosta-Homes-Announces-New-Coastal-inspired-Community-of-BeachWalk-Just-25-Miles-From-Manasota-Beach
• SRQ Daily, January 24, 2020: https://www.srqmagazine.com/srq-daily/2020-01-24/12481_DiVosta-Homes-Announces-New-Coastal-inspired-Community-of-BeachWalk-Just-25-Miles-From-Manasota-Beach
• FDOT SR 776 fact sheet: https://www.swflroads.com/project-files/227/FACTSHEET%20T1924%20SR%20776-%20Final%205.12.26.pdf
• Visit Sarasota, Blind Pass Beach: https://www.visitsarasota.com/beaches-parks/blind-pass-beach
• Visit Sarasota, Caspersen Beach: https://www.visitsarasota.com/beaches-parks/caspersen-beach
• Visit Sarasota, Manasota Beach: https://www.visitsarasota.com/beaches-parks/manasota-beach
• Visit Sarasota, Venice Beach: https://www.visitsarasota.com/beaches-parks/venice-beach
• Wayback Machine copy of the DiVosta page, June 21, 2021: https://web.archive.org/web/20210621123809/https://www.divosta.com/homes/florida/sarasota/englewood/beachwalk-by-manasota-key-210435
• Wayback copy of the DiVosta page, October 21, 2023: https://web.archive.org/web/20231021190257/https://www.divosta.com/homes/florida/sarasota/englewood/beachwalk-by-manasota-key-210435
• Wayback copy of the DiVosta page, January 25, 2025: https://web.archive.org/web/20250125072949/https://www.divosta.com/homes/florida/sarasota/englewood/beachwalk-by-manasota-key-210435
• May 2025 capture: https://web.archive.org/web/20250514154825/https://www.divosta.com/homes/florida/sarasota/englewood/beachwalk-by-manasota-key-210435
• December 2025 capture: https://web.archive.org/web/20251212072850/https://www.divosta.com/homes/florida/sarasota/englewood/beachwalk-by-manasota-key-210435
• May 2026 capture: https://web.archive.org/web/20260516140327/https://www.divosta.com/homes/florida/sarasota/englewood/beachwalk-by-manasota-key-210435
• Wellen Park, Downtown Wellen: https://wellenpark.com/downtown-wellen/
• WGCU: https://www.wgcu.org/section/transportation/2026-01-12/manasota-key-road-repaired-reopened-after-2024-hurricanes
• WGCU, October 2, 2026: https://www.wgcu.org/section/transportation/2026-10-02/completion-of-river-road-widening-in-sarasota-county-provides-safer-drive-evacuation-alternative
• WINK, Manasota Key closed following Hurricane Milton: https://winknews.com/2024/10/10/manasota-key-closed-following-hurricane-milton/
• WSLR, County approves developer-led Manasota Beach Road extension: https://wslr.org/county-approves-developer-led-manasota-beach-road-extension/
• WUSF, Sarasota County evacuation zone map: https://www.wusf.org/weather/2025-04-30/sarasota-county-hurricane-evacuation-zone-map-shelter-information
• Your Observer, September 28, 2022: https://www.yourobserver.com/news/2022/sep/28/sarasota-county-urges-zone-a-b-residents-to-evacuate/
• Englewood Sun: https://www.yoursun.com/englewood/beachwalk-is-in-her-backyard/article_2138921e-3ed5-11ea-acb1-931a9272eaeb.html