Boca Royale

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McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida, selling and buying homes in Boca Royale. Top 1% Nationally since 2008. Over $900 million in personal sales and $2.5 billion+ sold as a team. The team Boca Royale homeowners call first. For the wider town picture, read our Englewood guide. Boca Royale, formally the Boca Royale Golf and Country Club, is a gated golf community at 1601 Englewood Road (State Road 776) in unincorporated Sarasota County, with an Englewood 34223 address and no city government of its own (Boca Royale Golf and Country Club; Sarasota County GIS, AddressPoint layer). Neal Communities has built out most of today's Boca Royale since 2012 and in October 2026 marked the final home sale in the original 1,151-home community, while an 825-home section, Boca Royale East, marketed as Boca Royale at Wellen Park, is now under way (Business Observer, October 27, 2026). The county roll holds 1,267 Boca Royale parcels, and 949 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 Boca Royale

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 Boca Royale sales. We price from county recorded sales, plat by plat and parcel by parcel, never from a blended Englewood average.

Why Boca Royale Needs Plat-by-Plat Pricing

Boca Royale rewards that discipline more than most Englewood neighborhoods, because it is really several decades of building inside one gate. In the 12 months from October 15, 2025 to October 14, 2026, the Sarasota County Property Appraiser recorded a $394,500 median across 22 sales in Unit 16 and an $843,400 median across 10 sales in Unit 14 Phase 2, on the same entrance road and under the same master association (Sarasota County Property Appraiser).

Boca Royale is also now mostly a resale market. Resource Conservation of Sarasota LLC, the Neal Communities entity that sells new homes, was the seller of record on 18 of the 86 qualified sales in that window, so 68 were resales by other owners (Sarasota County Property Appraiser). A Boca Royale owner who prices against a community-wide median is pricing against the wrong homes. Our job is to know your unit, plan, lot and view before anyone names a price.

The Credentials We Bring to Boca Royale

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 Boca Royale 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 Boca Royale home, add two more tests. First, ask each agent to show you the county's recorded Boca Royale sales for your own unit, not the whole community. Second, ask how they would price a resale that competes with the homes Neal Communities is building now, which Neal listed on November 14, 2026 at $449,990 to $999,990 for nine homes under construction (Neal Communities).

Talk to Jesse or Marc About Boca Royale

Selling your Boca Royale 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 Boca Royale? Call Marc at (239) 287-5873 or read our buying guide.

Key Takeaways

Boca Royale is a gated golf community in unincorporated Sarasota County with a long history and a new section still being built, and these twelve facts from the county record, the builder's own pages, the association and public agencies frame every decision on this page.

Boca Royale Market Takeaways

• Boca Royale recorded 86 qualified sales at a $576,500 median. The window is October 15, 2025 to October 14, 2026, the range ran from $325,000 to $1,575,000, the middle half sold between $394,750 and $823,500, and the median price per square foot of living area was $266 (Sarasota County Property Appraiser).
• Resales made up most of the market; Neal's direct sales were 18. The 68 resales had a $600,000 median ($268 per square foot) and the 18 builder-direct sales a $398,000 median ($238 per square foot); a separate line of 14 builder closings of homes still under construction, coded differently by the county, had an $882,500 median from April 6 to August 14, 2026 and is not part of the 86 (Sarasota County Property Appraiser).
• Each unit is its own market. Unit 16 recorded 22 sales at a $394,500 median and Unit 14 Phase 2 recorded 10 sales at an $843,400 median in the same 12 months, so a community-wide median says little about any one Boca Royale home (Sarasota County Property Appraiser).

Boca Royale Homes Takeaways

• The original community is built out and a new section is starting. The October 21, 2026 county file holds 1,267 Boca Royale parcels: 949 carry a home on the roll and 318 do not, including all 266 lots in Boca Royale East Unit 20, where Neal Communities of Southwest Florida LLC owns 248 lots (Sarasota County Property Appraiser).
• The typical Boca Royale home is a three-bedroom of about 2,200 square feet with a pool. Homes on the roll have a 2,236 square foot median living area; 618 have three bedrooms, 235 two, 84 four and 12 five, and 531 of the 949 carry a pool on the roll (Sarasota County Property Appraiser).
• Neal still sells new homes from a published price list. On November 14, 2026, Neal listed 16 Boca Royale floor plans with base prices from $352,990 to $690,990, plus 9 homes under construction from $449,990 to $999,990; builder prices change and are as published that day (Neal Communities).

Boca Royale Cost and Rules Takeaways

• Association dues are real but not published. The Boca Royale Golf Property Owners Association says its assessment covers common-area landscaping, the management company, common-area utilities (streetlights and irrigation) and common-area insurance, but no dollar amount appears on its public pages (Boca Royale Golf POA, FAQ).
• The club became private on July 1, 2026, and its fees are not published. Neal says the Boca Royale Golf and Country Club changed from semi-private to a non-equity private country club on that date; the club lists Golf, Racquets and Social memberships without prices and does not say whether membership comes with a home (Neal Communities, June 26, 2026; Boca Royale, Membership Overview).
• Property tax on the median Boca Royale value runs about $5,000 to $5,400 before assessments, as an example. At the 2025 unincorporated Sarasota County total of 11.4737 mills, a $470,900 just value works out to about $5,402.97 in ad valorem tax without a homestead exemption and $4,977.77 with one, before the fire, solid waste and stormwater charges on the bill (Sarasota County Tax Collector, 2025 millage).

Boca Royale Location and Hazard Takeaways

• Boca Royale is mainland, gated and on private streets. Boca Royale Boulevard begins on the east side of Englewood Road (State Road 776), and every Boca Royale street segment checked in the county street layer is coded as privately maintained with a 30 mph limit (Sarasota County GIS, Street layer).
• Flood zones vary lot by lot, and most Zone AE points sit in the unbuilt east section. On the FEMA map effective March 27, 2024, 135 of the 1,245 Boca Royale address points fall in Zone AE (82 of them in unbuilt Unit 20), 734 in shaded Zone X and 376 in Zone X with minimal hazard (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 Boca Royale?
• Where Is Boca Royale, and How Do You Get Around?
• What Does the Boca Royale Market Look Like Right Now?
• What Homes Are in Boca Royale, and How Big Are They?
• Which Neal Communities Homes Are Built in Boca Royale?
• How Did Boca Royale Get Built?
• What Is Boca Royale East (Boca Royale at Wellen Park)?
• What Does the Boca Royale Golf and Country Club Offer?
• How Close Is Boca Royale to the Beach and the Water?
• How Is Boca Royale Governed?
• What Does It Cost to Own a Home in Boca Royale?
• What Flood Zones Cover Boca Royale, and What Does Insurance Involve?
• How Did Hurricanes Ian, Helene and Milton Affect the Boca Royale Area?
• Which Schools Are Zoned for Boca Royale Addresses?
• Boca Royale vs Beachwalk by Manasota Key: How Do They Compare?
• Should You Buy New From Neal or Buy a Boca Royale Resale?
• Buying in Boca Royale? Start With Our Buyer Team
• Thinking of Selling Your Boca Royale 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, Boca Royale Buyer Edition
• Frequently Asked Questions, Boca Royale Seller Edition
• Downloadable Documents
• Sources and Authoritative References

What Is Boca Royale?

Boca Royale is a gated golf community of single-family homes and villas around the Boca Royale Golf and Country Club, east of Englewood Road in unincorporated Sarasota County. The county roll holds 1,267 Boca Royale parcels, 1,263 of them in 17 recorded Boca Royale plats and 4 coded "not part of a subdivision", and 949 of them carried a home in October 2026, and Neal Communities is the builder (Sarasota County Property Appraiser).

Who Builds Boca Royale?

Neal Communities, based in Lakewood Ranch, builds and sells the new homes in Boca Royale today, and its current sales page carries the footer "© 2026 Neal Communities, Lakewood Ranch, Florida" with contractor license CBC 1256375 (Neal Communities). The club and the owners association both describe the homes as built by "Neal Communities and Neal Signature Homes" (Boca Royale, Our Story; Boca Royale Golf POA).

On the county record, the seller on most new-home deeds is Resource Conservation of Sarasota LLC, which is how this page separates builder-direct sales from resales. That company is a Neal entity: the Florida Division of Corporations lists it as an active limited liability company, document L03000037150, filed September 29, 2003, with its principal address at 5800 Lakewood Ranch Boulevard, the same address and the same managers as Neal Communities of Southwest Florida, LLC (Sunbiz, Resource Conservation of Sarasota, LLC).

Neal's own releases say it acquired the gated community and its club in 2012 (Neal Communities, April 2024). The first recorded step was in June 2012, when Resource Conservation of Sarasota bought its first Boca Royale section from Boca Royale Golf Inc. for $1.23 million (Business Observer, June 8, 2012). A 2026 Business Observer article puts the purchase in 2011; this guide uses 2012, per Neal. The Neal sales center is at 10628 Sarazen Way, Englewood, FL 34223, open Monday to Saturday 10 a.m. to 6 p.m. and Sunday noon to 5 p.m. as posted on November 14, 2026 (Neal Communities).

Is Boca Royale in Englewood, Venice or Wellen Park?

Boca Royale is in unincorporated Sarasota County. All 1,245 county address points inside the Boca Royale plats carry the postal community name Englewood and ZIP 34223, and all carry the county code "SC" rather than a city code (Sarasota County GIS, AddressPoint layer; Sarasota County GIS, CountyZoning layer). Englewood is not a city, so Sarasota County is the local government for every Boca Royale lot.

Neal markets its homes as "Boca Royale Golf and Country Club at Wellen Park" (Neal Communities), but the original Boca Royale is not in Wellen Park's special district. The West Villages Improvement District's FAQ says "Sarasota National, Grand Palm and Boca Royale are not part of the WVID", while it lists "Boca Royale at Wellen Park" among its neighborhoods (West Villages Improvement District, FAQs). The county's planning layer puts 984 Boca Royale address points in its Englewood planning area and the 261 in Unit 20 in its West Villages planning area (Sarasota County GIS, PlanningArea layer).

How Big Is Boca Royale?

Boca Royale's size depends on which boundary you count, and the published figures do not agree. The club calls Boca Royale "a private 1,000-acre gated community" (Boca Royale Golf and Country Club), the 2012 Business Observer article described an "800-acre" community (Business Observer, June 8, 2012), and the 17 recorded Boca Royale plats total about 790.4 acres in the county's plat layer (Sarasota County GIS, PlatBoundary layer). The difference is the golf course, the clubhouse grounds, the older plats described below and unplatted land.

Neal puts the original community at 1,151 homes; Pat Neal told the Business Observer the community had 286 lots when Neal bought in and that Neal "built 865 lots over the past decade" (Business Observer, October 27, 2026). Our count of the county roll matches that figure: 949 Boca Royale homes on the roll (948 in the plats and 1 on an adjoining parcel coded "not part of a subdivision") plus 202 homes in the older adjoining Englewood Golf Course and Englewood Golf Villas plats equals 1,151 (Sarasota County Property Appraiser). For a buyer, the countable number is the roll: 1,267 parcels, of which 949 carry a home, 266 are the unbuilt Unit 20 lots and 52 are vacant lots and common tracts elsewhere (our arithmetic from the same file).

What Are Boca Royale's Recorded Plats?

Boca Royale was platted in 17 recorded plats between 1999 and 2026, from Unit 6 Phase 1-A in Plat Book 40 Page 30 to Boca Royale East Unit 20 in Plat Book 60 Page 301 in the Sarasota County public records. The plats lie in Sections 13, 14, 23 and 24 of Township 40 South, Range 19 East, and Unit 20 also takes in parts of Sections 18 and 19 of Range 20 East (Sarasota Clerk, Boca Royale East Unit 20 plat).

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 file also holds 4 parcels coded "not part of a subdivision", which brings the total to 1,267)

The year comes from the clerk's instrument number where one is published, and otherwise from dates printed on the plat sheet as read by machine text recognition; exact recording days were not read cleanly, so this page does not print them. Several later plats replat tracts of earlier ones; Unit 18, for example, replats parts of Unit 7 and Unit 11 Phase 1 (Sarasota Clerk, Boca Royale Unit 18 plat). The unit name matters because sales, home sizes, build years and flood zones all differ by unit.

What Are the Older Englewood Golf Course Sections?

No plat named "Boca Royale Unit 1" to "Unit 5" exists in the Sarasota County plat index. The plats next to Boca Royale Unit 6 are Englewood Golf Course Units 1 to 5, with small replats 3-A, 3-B and 5A, and the Englewood Golf Villas 01 to 11 condominium plats around the clubhouse (Sarasota County GIS, PlatBoundary layer). Because the club was first named Englewood Golf and Country Club and the first plat carrying the Boca Royale name is numbered Unit 6, these older plats appear to be Boca Royale's original Units 1 to 5. That is an inference from the naming in the public record, not a statement in any document read, so confirm it with the association. Its document library does hold amendments titled for "Englewood Golf Course Unit 1, 2, 3, 4" and "Unit 5" (Boca Royale Golf POA, Governing Documents). The Englewood Golf Course Unit 1 plat (Plat Book 22 Page 26) carries a dedication dated November 7, 1973, as read by machine text recognition (Sarasota Clerk, Englewood Golf Course Unit 1 plat). This guide reports those plats separately.

Is Boca Royale Gated?

Yes. The club describes "a private 1,000-acre gated community" and the owners association describes "a private, gated community" (Boca Royale Golf and Country Club; Boca Royale Golf POA). The association's contact page lists a Main Gate phone line, 941-270-4811, alongside the Castle Group management office at 941-460-8020 (Boca Royale Golf POA, Management Contacts).

No document read for this guide says whether the gate is staffed, at what hours, or how many gated entrances there are, so ask Castle Group. Behind the gate the streets are private: every Boca Royale street segment checked in the county street layer, including Boca Royale Boulevard and Golf View Drive, is coded "PRIV" (privately maintained) with a 30 mph speed limit (Sarasota County GIS, Street layer).

What Is Boca Royale East?

Boca Royale East is the new section east of the original community, approved by Sarasota County through Ordinance 2022-095 (rezone petition 21-25) and Ordinance 2022-094 (a Critical Area Plan item), both adopted by the Board of County Commissioners on January 31, 2023: about 505 acres rezoned to RSF-1/PUD, with 825 dwelling units approved (Sarasota County GIS, PetitionClosed layer). Neal markets it as Boca Royale Golf and Country Club at Wellen Park, with 170 paired villas and 655 single-family homes (Neal Communities, June 9, 2025), and has said it plans to finish the 825 homes by 2029 (Business Observer, October 27, 2026).

The first plat of that section, Boca Royale East Unit 20 (Plat Book 60 Page 301), holds 266 parcels on the October 21, 2026 roll and none of them carried a home yet: Neal Communities of Southwest Florida LLC owned 248 of the lots and the West Villages Improvement District owned 5 (Sarasota County Property Appraiser). The district's FAQ lists "Boca Royale at Wellen Park" as inside the district (West Villages Improvement District, FAQs). A home in the east section therefore carries a special district assessment that the original units do not.

What Kinds of Homes Does Boca Royale Have?

Boca Royale has detached single-family homes and attached villas. On the county roll a detached Boca Royale home carries the use code "0100 Single Family Detached" and a villa "0101 Single Family Attached" (Sarasota County Property Appraiser, parcel 0494010010). Neal's current Boca Royale line has two villa plans and fourteen single-family plans, two of them two-story (Neal Communities). Units 6 to 10, platted from 1999 to 2005 by the earlier owners, hold larger custom homes; Units 11 to 18, platted by Neal's entity from 2013 to 2023, hold most of the rest.

Where Is Boca Royale, and How Do You Get Around?

Boca Royale sits on the Sarasota County mainland east of Englewood Road (State Road 776), with Boca Royale Boulevard running east from that road into the community. From the entrance, Englewood Road leads south to Dearborn Street and north toward Venice, River Road carries traffic to Interstate 75, and Manasota Beach Road leads west to the beaches.

Which Road Leads Into Boca Royale?

The main road into Boca Royale is Boca Royale Boulevard. The county street centerline for Boca Royale Boulevard begins on the east side of Englewood Road (State Road 776) and runs east through the community into Boca Royale East Unit 20 (Sarasota County GIS, Street layer). Golf View Drive, the older loop past the club, begins next to the clubhouse at 1601 Englewood Road (Boca Royale Golf and Country Club). The recorded Unit 18 plat runs its west boundary along the State Road 776 right-of-way, so the Boca Royale plats front Englewood Road on the west (Sarasota Clerk, Boca Royale Unit 18 plat). Inside the plats, the street with the most county addresses is Royale Dornoch Avenue, with 178 (Sarasota County GIS, AddressPoint layer).

How Far Is Boca Royale From Englewood, Venice and Wellen Park?

No agency publishes drive times from Boca Royale. The figures below are routing-engine estimates computed on November 14, 2026 with the public OSRM engine on OpenStreetMap road data, free-flow with no traffic, from the point where Boca Royale Boulevard meets State Road 776 (OSRM routing; OpenStreetMap Nominatim). They are not published figures, and peak-season traffic on State Road 776 and US 41 will be slower.

Data updated: November 2026 (OSRM routing engine on OpenStreetMap data, free-flow estimates computed November 14, 2026 from Boca Royale Boulevard at State Road 776; destination addresses from Sarasota County GIS ParkBoundary and CountyFacility layers and OpenStreetMap Nominatim; real drive times vary with traffic)

From the center of Boca Royale, the same engine's free-flow routing estimate puts Dearborn Street at about 3.6 road miles and 8 minutes (OSRM routing). Wellen Park is about 10.4 road miles but about 4.4 miles in a straight line, because no east-west road yet links Boca Royale to Preto Boulevard. Neal has said it plans to complete a connector from the new section to the southern extension of Preto Boulevard in 2028 (Business Observer, October 27, 2026); this guide does not print a post-connector time.

How Do You Reach Interstate 75 From Boca Royale?

Two Interstate 75 interchanges serve Boca Royale most directly: River Road (State Road 777), listed as Exit 191 (iExit, I-75 Exit 191), and Jacaranda Boulevard (County Road 765) to the north. On free-flow routing-engine estimates, Jacaranda Boulevard is about 10.4 road miles and 19 minutes from the Boca Royale entrance, and River Road about 12.0 to 12.3 road miles and 22 minutes (OSRM routing). Exit numbers other than River Road were not confirmed on an official page for this guide.

The River Road approach changed in 2026. The Florida Department of Transportation announced on October 2, 2026 the completion of the $61 million River Road (State Road 777) widening, five miles between US 41 and I-75 widened from two lanes to six, with two 10-foot shared-use paths, funded jointly by the state and Sarasota County (FDOT news release, October 2, 2026). FDOT calls River Road one of Florida's "most critical evacuation routes".

How Do You Get From Boca Royale to the Beaches?

Boca Royale has no Gulf, bay or river frontage of its own: the county roll codes 1,264 of the 1,267 Boca Royale parcels as mainland (Sarasota County Property Appraiser). The water inside the gate is stormwater lakes and creek channels in the county's Forked Creek basin, which drains to Lemon Bay (Sarasota County GIS, WaterBody layer).

The closest Gulf beach park by road is Manasota Beach Park at 8570 Manasota Key Road, a Sarasota County park with a lifeguard and a boat ramp, open 6 a.m. to 10 p.m. (Sarasota County Parks, Manasota Beach Park), about 5.2 road miles and 11 minutes from the entrance on the free-flow estimate above. To the south, Englewood Beach at Chadwick Park, 2100 N. Beach Road, is a Charlotte County park with pay parking at 75 cents an hour (Charlotte County, Englewood Beach at Chadwick Park). The beach section of this guide covers the other beaches and boat ramps.

Which Airports Serve Boca Royale?

Three commercial airports serve Boca Royale. On free-flow routing-engine estimates from the Boca Royale entrance, Punta Gorda Airport (PGD) is about 32.5 road miles and 54 minutes, Sarasota Bradenton International Airport (SRQ) about 38.9 road miles and 58 minutes, and Southwest Florida International Airport (RSW) in Fort Myers about 69.6 road miles and 92 minutes (OSRM routing; OpenStreetMap Nominatim).

For general aviation, Venice Municipal Airport is about 8.1 road miles and 15 minutes on the same estimates. These are computed estimates, not published distances.

Which Hospitals Are Closest to Boca Royale?

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 emergency room 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 a 24/7 emergency room with 61 exam rooms (Sarasota Memorial Hospital-Venice).

No hospital source gives a distance from Boca Royale, so map the trip from your own street. Every Boca Royale address point falls in the response area of Englewood Fire Department Station 73 at 1967 Englewood Road (Sarasota County GIS, FireStationBoundaries layer).

Where Do You Shop and Eat Near Boca Royale?

Englewood's Dearborn Street district, also called Olde Englewood Village, is the nearest town center, with several blocks of independent shops and restaurants and a Thursday farmers market from October through May (Visit Sarasota, Dearborn Street Englewood). The Olde Village Publix is at 55 N Indiana Ave, Englewood, with a pharmacy and a liquor store (Publix, Olde Village Publix), and a new 54,964 square foot Publix opened on November 5, 2026 at Merchants Crossing, 1500 Placida Road (The Shelby Report, November 9, 2026).

To the northeast, Downtown Wellen in Wellen Park lists about 2.8 miles of pedestrian paths along its lake, a directory of restaurants and shops including a hardware store, and a welcome center at 12275 Mercado Drive, Venice (Wellen Park, Downtown Wellen). The club's own dining rooms are covered in the club section of this guide.

Which Road Projects Will Change the Drive From Boca Royale?

Three projects touch the roads around Boca Royale. On Englewood Road, FDOT project 451014-1 mills and resurfaces State Road 776 from the Charlotte County line to south of US 41, a stretch that includes the Boca Royale frontage: 8 miles, a $15.4 million construction cost, mid 2026 to an estimated mid 2027 completion (SWFLRoads, FDOT project 451014-1). A companion project, 447882-1, replaces the center turn lane with raised medians from the Charlotte County line to Tangerine Woods Boulevard (SWFLRoads, FDOT project 447882-1), which ends about 1.8 road miles southeast of the Boca Royale entrance on a routing-engine estimate, so the Boca Royale frontage gets the resurfacing only.

To the north, the Manasota Beach Road extension would run from about half a mile east of State Road 776 to the North Port city limits and link Englewood Road with River Road. The Englewood Review reported that the County Commission approved spending $15 million to hire developer Pat Neal to build it and that the project had reached the 90% design phase (Englewood Review). Whether construction had begun by November 14, 2026 was not confirmed; ask Sarasota County Public Works. The third is Neal's Preto Boulevard connector, described above.

What Does the Boca Royale Market Look Like Right Now?

We tracked every recorded sale in Boca Royale on the Sarasota County Property Appraiser roll: 86 qualified home sales at a $576,500 median from October 15, 2025 to October 14, 2026. Neal's land entity was seller of record on 18 of them, so Boca Royale is now mainly a resale market, with 68 resales.

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 the Sarasota County Property Appraiser's bulk file dated October 21, 2026 (Sarasota County Property Appraiser). We counted qualified sales (qualification codes 01 and 02) of improved parcels in the 17 Boca Royale plats for more than $1,000, in the 12 months from October 15, 2025 to October 14, 2026. A "builder-direct" sale is one where Resource Conservation of Sarasota LLC is the seller of record; a "resale" is a sale by any other seller. Price per square foot uses living area on the county roll, so it should not be compared with an MLS figure.

What Did Boca Royale Homes Sell For in the Last 12 Months?

Boca Royale's 86 qualified sales in the window had a $576,500 median, with the middle half of sales between $394,750 and $823,500 (Sarasota County Property Appraiser). That middle-half spread of more than $400,000 is wide for one gated community, and it reflects the mix of villas, mid-size Neal homes and older custom homes that trade under the same 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). Nearby, Beachwalk by Manasota Key recorded 206 qualified sales at a $672,300 median from the same file and window. The definitions differ, so read these as context, not as a ratio.

How Do Neal's Builder Sales Compare With Boca Royale Resales?

Boca Royale's 68 resales had a $600,000 median at $268 per square foot, and its 18 builder-direct sales a $398,000 median at $238 per square foot, in the 12 months to October 14, 2026 (Sarasota County Property Appraiser). The builder group is small enough that the plats Neal happened to close in that year decide 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; the code 03 line is outside the 86 and is not added to them)

Read the two medians with care. The builder median is lower because 11 of the 18 builder-direct sales were in Unit 16, the plat with the smallest median lot, while the resales came from every unit. The per-square-foot figures, $238 against $268, are the better like-for-like comparison.

The county file also records 14 more closings by Resource Conservation of Sarasota between April 6 and August 14, 2026 under code 03, "qualified, characteristics changed", the code for a home sold while still under construction; the roll did not yet show the finished home, so these sales cannot be read per square foot. Nine of the 14 were in Unit 14 Phase 2 by our count of the file. Counting both builder lines, Neal's entity closed 32 sales in the window (our arithmetic), so a Boca Royale resale competes with a steady flow of new homes.

What Did Boca Royale Homes Sell For by Bedrooms and Pool?

Three-bedroom homes were the largest group of Boca Royale sales, 57 at a $625,000 median, against 20 two-bedroom sales at $375,000, 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, and the five-bedroom figure is a single sale. The three-bedroom median is the most useful number here because it rests on 57 sales, two thirds of the total.

Boca Royale homes with a pool on the county roll sold for a $790,000 median on 45 sales, and homes without one for a $394,000 median on 41 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 $396,000 gap between those medians (our arithmetic) is not the value of a pool. Pool homes in Boca Royale are also, on the whole, the larger homes on the larger lots, and they sit in different plats: small-lot plats such as Unit 16 supply many of the no-pool sales, while the custom-home units supply many of the pool sales. Neal's plan pages do not state that a pool is included in the base price, so treat a pool on a new Neal home as an option (Neal Communities, Ocean Front plan).

Which Boca Royale Plats Sold Highest?

Unit 8 recorded the highest prices in Boca Royale, three sales from $875,000 to $1,575,000, while Unit 16, the busiest plat, recorded 22 sales at a $394,500 median, in the 12 months to October 14, 2026 (Sarasota County Property Appraiser). Plats with three or fewer sales are listed by their sale prices only; a middle sale of three is not a market.

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; Unit 18 and Boca Royale East Unit 20 recorded no qualified sale of an improved parcel in the window)

The middle prices for the three-sale plats were $850,000 (Unit 12 Phase 1), $1,500,000 (Unit 8) and $1,295,000 (Unit 17), which describe three homes each, not a plat. Unit 16 is the clearest single market in Boca Royale: 22 sales, half of them Neal's own, in a tight band from $325,000 to $465,000. Unit 12 Phase 2 is the clearest pure resale market, 16 sales with no builder closings. The gap between Unit 16 and Unit 14 Phase 2 is larger than the Unit 16 median itself, which is why the unit is the first thing to check.

The older adjoining plats trade as a separate market. In the same window, the Englewood Golf Course units recorded 13 qualified sales at a $720,000 median, from $370,000 to $1,279,900, and the Englewood Golf Villas condominium plats recorded 3 sales from $294,000 to $410,000 (Sarasota County Property Appraiser). Those 16 sales are not part of the 86.

How Are Boca Royale Sales Spread Across Price Bands?

Boca Royale sales spread across every price band from under $400,000 to over $1,000,000, with 34 of the 86 sales under $500,000 and 27 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 largest single band is under $400,000, with 24 sales; Units 16, 11 Phase 1 and 13 all recorded medians under $400,000. The middle of the market, $500,000 to $699,999, holds 25 sales; only 5 landed between $700,000 and $799,999 before a second cluster of 22 at $800,000 and up (our sums from the table). A seller in that thin $700,000 band should expect fewer direct comparables.

How Have Boca Royale Prices Moved by Quarter and by Year?

Boca Royale's quarterly median ranged from $460,000 in the third quarter of 2026 to $605,000 in the first and second quarters, but those swings follow which plats sold, not a change in value (Sarasota County Property Appraiser). A quarter heavy with Unit 16 villa sales has a lower median; a quarter with several custom-home resales has a higher one.

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)

Neal's code 03 closings ran from April to August 2026 and are not in this table, so the summer count understates how many Boca Royale homes changed hands. The calendar-year table counts qualified sales of parcels that carry a home on today's roll, by year of sale, with sales by sellers other than Neal's entity shown separately.

Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026; qualified sales of parcels improved on the 2026 roll, by calendar year of sale, through the last sale in the file on October 13, 2026)

Two patterns stand out. Builder sales fell as the original community sold out: by our arithmetic, sales by Neal's entity went from 70 of 129 in 2021 to 14 of 71 in 2026 through October 13. And resales picked up: 56 in 2025 and 57 in the first nine and a half months of 2026, against 34 in each of 2023 and 2024. The plat mix changed each year, so treat the medians as mix as much as price; none of these figures predicts future prices.

What Is the Price per Square Foot in Boca Royale?

Boca Royale's median price per square foot of living area was $266 across all 86 qualified sales, $238 for builder-direct sales and $268 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 large size differences between the villa plats and the custom-home units.

Use the figure with care. It is per square foot of living area on the county roll, which can differ from a builder's or a listing's area, and it carries everything else that differs between homes, including pools, golf or lake frontage, lot size and age. Neal's published base prices are a different measure again: on November 14, 2026 they ran from $352,990 for the 1,638 square foot Tidewinds 2 villa to $690,990 for the 3,677 square foot Santa Catalina, before the homesite premium and design options, which Neal says the base price does not include (Neal Communities).

Which Boca Royale 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).

The October 21 county file lags the newest building: it shows no home yet on any Boca Royale East Unit 20 lot, so no Unit 20 sale is in the 86, but a live property appraiser search on November 14, 2026 already listed recorded Unit 20 home sales in September and October 2026 on Royale Dornoch Avenue and Spring Hill Terrace (Sarasota County Property Appraiser, property search). For a specific Boca Royale home, we add the listing-side measures for its own unit at the time of pricing.

What Homes Are in Boca Royale, and How Big Are They?

Boca Royale homes on the October 2026 county roll range from 1,418 to 5,022 square feet of living area, with a median of 2,236. Of the 949 Boca Royale homes, 618 have three bedrooms, 235 two, 84 four and 12 five, and 531 carry a pool on the roll.

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 949 parcels that carry a home (living area and a year built) on the 2026 roll; the Englewood Golf Course and Englewood Golf Villas homes are profiled separately at the end.

How Many Bedrooms and Bathrooms Do Boca Royale Homes Have?

Three bedrooms is the most common Boca Royale layout on the county roll, 618 of 949 homes, followed by two bedrooms at 235, four at 84 and five at 12 (Sarasota County Property Appraiser).

Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel file dated October 21, 2026; shares are our arithmetic on 949 homes and are rounded)

Two in three Boca Royale homes are three-bedroom, which reflects Neal's mid-size single-family plans. The county's bedroom count is what was permitted and assessed, so it can differ from a builder's marketing count when a den is optional; Neal's own plan list, for example, shows the Ocean Front with 4 bedrooms and the Santa Catalina with 5 (Neal Communities). When a listing and the roll disagree, the permit file at Sarasota County is the tie-breaker.

How Big Are Boca Royale Homes?

Boca Royale homes on the roll run from 1,418 to 5,022 square feet of living area, with a median of 2,236 and a middle half between 1,845 and 2,698 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, 288 homes from 1,600 to 1,999 square feet, lines up with the villas and the smaller single-family plans, such as Neal's Cruise and Coral series at 1,533 to 1,860 square feet (Neal Communities). Only 81 homes are under 1,600 square feet. At the other end, 170 homes have 2,800 square feet or more, many of them in the older custom-home units, whose plat medians run from 2,720 to 3,403 square feet.

How Big Are Boca Royale Lots?

Boca Royale lots with a home on the roll have a median of 9,155 square feet, about 0.21 acre, and the plat medians run from 5,480 square feet in Unit 16 to 16,901 square feet in Unit 9 (Sarasota County Property Appraiser). The smallest lot with a home on the roll is 4,332 square feet. The largest, 84,071 square feet, is a parcel coded "not part of a subdivision" with a 1965 building, not a platted homesite.

Lot size in Boca Royale tracks the era of the plat. The five older units platted from 1999 to 2005 have median lots from 10,803 to 16,901 square feet, roughly a quarter to two fifths of an acre (our conversion). Neal's later plats range from 5,480 square feet in Unit 16 to 11,805 in Unit 17. The covenants on fences, pools and exterior changes were not readable for this guide, so ask the association before planning work on a lot.

When Were Boca Royale Homes Built?

The county roll shows Boca Royale homes in the platted units built from 1999 to 2025, with the peak year in 2018 at 97 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; the 1999 to 2012 row is our sum of the plat-level year counts in the same file)

Before 2013 the roll counts 102 homes in Units 6 to 10, built over 14 years. From 2013, when the first Neal homes appear in Unit 11 Phase 1, the roll adds 24 to 97 homes a year, 846 in all through 2025 (our sum), so nearly nine in ten Boca Royale homes date from 2013 or later. Neal's plan pages state a 10-year structural and 2-year mechanical warranty for new homes (Neal Communities, Tidewinds 2 plan). Homes finished in 2026 are not on this roll yet.

How Do the Boca Royale Plats Compare?

Boca Royale's plats differ sharply in home size, lot size and age. Unit 8 has a 3,403 square foot median home on a 16,202 square foot median lot, built from 2003, while Unit 16 has a 1,845 square foot median home on a 5,480 square foot median lot, built from 2019 (Sarasota County Property Appraiser).

Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel file dated October 21, 2026; year built and areas as recorded on the 2026 roll; the 4 parcels coded "not part of a subdivision" hold 1 home)

The table sorts Boca Royale into four groups. The custom-home units, 6 to 10, have median homes from 2,720 to 3,403 square feet. Neal's mid-size units, 11 Phases 2 and 3, 12 Phase 2 and 14 Phase 1, cluster around 2,200 to 2,300 square feet. The compact units, 11 Phase 1, 13 and 16, have medians from 1,532 to 1,845 square feet on the smallest lots. Neal's larger-home units, 12 Phase 1, 14 Phase 2, 15 and 17, run from 2,563 to 3,035 square feet.

Unit 14 Phase 2 had 74 homes on 85 parcels, Unit 17 had 24 on 28 and Unit 18 had 7 on 18 on the October roll, so building was still finishing there, which is why Unit 14 Phase 2 accounts for 9 of the 14 code 03 builder closings in the market section while the older units now trade almost entirely as resales.

How Many Boca Royale Homes Have a Pool and a Homestead Exemption?

The county roll records a pool at 531 of the 949 Boca Royale homes, about 56%, and none at the other 418 (Sarasota County Property Appraiser). The pool flag is the county's record of a permitted private pool; it does not include the shared pool at the community's resort facility, which the club and amenities section of this guide covers.

The same roll shows a homestead exemption on 638 of the 949 homes, about 67% (our arithmetic) (Sarasota County Property Appraiser). That is a tax fact: the exemption lowers taxable value and caps later increases under Save Our Homes, and it does not transfer to a buyer, so the next owner's bill is usually higher than the seller's.

What Is a Boca Royale Home Worth on the County Roll?

The median 2026 just (market) value of a Boca Royale home on the county roll is $470,900, and the median taxable value is $404,989 (Sarasota County Property Appraiser). Both figures sit well below the $576,500 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. 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 $470,900 just value works out to about $5,402.97 in ad valorem tax without a homestead exemption and about $4,977.77 with one (Sarasota County Tax Collector, 2025 millage). The 2026 tax notices read for this guide add three non-ad valorem charges on a Boca Royale bill: Englewood Area Fire at $290.78, solid waste at $263.96 and a stormwater charge that ran from $133.92 to $277.97 depending on the parcel (Sarasota County Property Appraiser, 2026 TRIM notice, parcel 0484080004).

A buyer should budget on the purchase price, not the prior owner's bill, because the assessment resets to just value on January 1 after a sale. The cost section of this guide works the example line by line.

What Are the Older Englewood Golf Course Homes Like?

The older plats next to Boca Royale, which appear to be its original Units 1 to 5, hold a different stock of homes. On the October 21, 2026 county file, the Englewood Golf Course units hold 168 parcels, 156 of them with a home, at a median living area of 2,647 square feet, and the Englewood Golf Villas condominium plats hold 55 parcels, 46 with a unit, at a median of 1,805 square feet (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)

Homes in these plats were built from 1972 to 2018, with a median year built of 1987, so they are a generation older than most of Boca Royale (Sarasota County Property Appraiser). The villas are condominium units with their own association, Englewood Golf Condominium Villas Association, Inc., so a villa buyer should ask for its documents and budget too (Sunbiz, "Englewood Golf" entity list). The 202 homes and units here plus the 949 in the Boca Royale plats make 1,151, the same total Neal gives for the original community (our count).

Which Neal Communities Homes Are Built in Boca Royale?

Boca Royale's new homes come from Neal Communities, which on November 14, 2026 published 16 floor plans at base prices from $352,990 to $690,990 and nine homes under construction priced from $449,990 to $999,990, all sold as Boca Royale Golf and Country Club at Wellen Park (Neal Communities, Boca Royale at Wellen Park).

Builder prices change often, so treat each price here as the number Neal printed that day, not a quote. If you plan to buy new, read our guide to new construction in Englewood before your first visit to the sales center.

Who Builds and Sells New Homes in Boca Royale?

Neal Communities, based in Lakewood Ranch, is the builder and seller of new Boca Royale homes today. Its page footer carries contractor license CBC 1256375 (Neal Communities, Boca Royale at Wellen Park). The club and the property owners association both say Boca Royale homes are built by "Neal Communities and Neal Signature Homes" (Boca Royale Golf and Country Club, Our Story; Boca Royale Golf POA site).

On the county deed record, the seller of most new Boca Royale homes is Resource Conservation of Sarasota, LLC, not "Neal Communities." That entity is part of Neal: the state record, document L03000037150, lists Neal's Lakewood Ranch address and the same managers who serve as officers of Neal Communities of Southwest Florida, LLC (Sunbiz, Resource Conservation of Sarasota, LLC; Sunbiz, Neal Communities of Southwest Florida, LLC). A similarly named company, Resource Conservation Holdings, LLC, is a separate, dissolved entity with no tie to Boca Royale.

Which Floor Plans Does Neal Publish for Boca Royale, and What Do They Cost?

Neal groups its Boca Royale plans into four series. On November 14, 2026 the page listed starting prices of mid $300s for the Coral villas and Cruise homes, low $500s for Cove and mid $500s for Coastal. The page notes, "Base price does not include the homesite premium or design options" (Neal Communities, Boca Royale at Wellen Park).

Data updated: November 2026 (Neal Communities Boca Royale Golf and Country Club at Wellen Park page and plan pages, read November 14, 2026; base prices exclude homesite premium and options; per square foot is our arithmetic)

That is two villa plans and 14 single-family plans, with two two-story designs, Ocean Front and Santa Catalina, which puts a loft and a second primary suite upstairs (Neal, Ocean Front). Pools are an option, not a base feature: listings carry a "Pool: Yes" tag, but no plan page says a pool is in the base price.

Which Boca Royale Homes Are Under Construction Now?

Neal's Boca Royale page labels nine homes as quick move-in, but every listing also carries the note "This home is under construction" with a future completion date. A "Show more homes" button means the full count may be higher (Neal Communities, Boca Royale at Wellen Park).

Data updated: November 2026 (Neal Communities Boca Royale at Wellen Park quick move-in listings, read November 14, 2026)

The gap between base and finished price is large: a Sea Mist starts at $520,990 as a plan, while the Sea Mist on homesite 380 is listed at $855,990. Neal does not split the difference into homesite premium and options, so ask for that in writing. Neal's page also disagrees with itself in places: Sea Mist shows 2 baths as a plan and 2.5 as a listing, Savannah 2 shows 4 bedrooms as a plan and 3 as a listing. Three listings showed reductions, with links titled "Huge Savings on these Quick Move-In Homes" and no written terms or end dates.

Royale Dornoch Avenue and Whistling Straits Road are Boca Royale East Unit 20 street names on the county roll (Sarasota County Property Appraiser, property search), so these homes sit in the newest section, inside the West Villages Improvement District. That matters for the cost section further down this guide.

How Do Neal's Published Prices Compare With Recorded Builder Closings?

The county deed record gives a second view. In the Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026 (download page), for the window October 15, 2025 to October 14, 2026, Resource Conservation of Sarasota LLC sold 18 Boca Royale homes coded as qualified sales, at a median of $398,000 and a median of $238 per square foot of living area. Eleven of those 18 were in Unit 16, whose 5,480 square foot median lot is the smallest of any Boca Royale plat, which pulls the builder median down.

The same file records 14 more builder closings from April 6 to August 14, 2026, coded "qualified, characteristics changed" (code 03), the county's mark for a home sold while under construction, mostly in Unit 14 Phase 2. They are a separate builder line, not part of the 86 qualified sales in the market section of this guide.

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

Neal's published base prices worked out to about $188 to $231 per square foot on November 14, 2026 (our arithmetic from the plan table), and the nine listed homes to about $261 to $353 per square foot. Base price is a floor; finished homes with lot premiums, pools and options close higher.

How Are Neal Homes in Boca Royale Built, and What Comes Standard?

Neal's plan feature lists describe "Concrete block construction (second story is frame, per plan)," engineered structural components, CPVC or PEX water lines, concrete roof tiles, steel storm panels (per plan), paver driveway and lanai, and automatic irrigation in the front yard only (Neal, Tidewinds 2).

Inside, the list includes granite counters, 36-inch upper wood veneer cabinets, a GE stainless appliance package with gas range, 17-inch ceramic tile in the main wet areas, Corian bath counters, Low-E vinyl windows, R-38 ceiling insulation, certification under the National Green Building Standard, a tankless water heater on larger plans (per plan), and a Z-Wave smart thermostat, deadbolt and video doorbell (Neal, Tidewinds 2; Neal, Santa Catalina). Items marked "per plan" vary, so ask for the feature sheet for the exact plan and homesite.

What Warranty Does Neal State for a Boca Royale Home?

The plan pages state a 10-year full structural warranty and a 2-year mechanical warranty, with service inspections at 1, 6 and 11 months after closing. GE appliances carry a one-year factory warranty plus a service contract for years two through five, with the disposal excluded (Neal, Tidewinds 2).

Neal's standalone warranty page (nealcommunities.com/warranty/) returned an error on November 14, 2026, so the full warranty document was not read for this guide. Ask the sales center for the written warranty booklet before you sign; the purchase contract, not a web page, controls what is covered.

Where Is the Boca Royale Sales Center, and What Is Neal's Broker Policy?

Neal's Boca Royale sales center is at 10628 Sarazen Way, Englewood, FL 34223, open Monday to Saturday 10 a.m. to 6 p.m. and Sunday noon to 5 p.m.; the New Home Consultant line is (941) 210-0528 (Neal Communities, Boca Royale at Wellen Park). The county places 10628 Sarazen Way on parcel 0484130005 in Boca Royale Unit 18, inside the original plats rather than in Unit 20 (Sarasota County Property Appraiser, property search).

Neal publishes its own cooperating-broker policy: a commission of "up to 3% payable to your office for a sale provided that you are the Procuring Cause," calculated on base home and homesite premium. The policy requires the broker to be present at the buyer's first visit and registration, registration is per community and valid 90 days, and buyers who visited or registered before, or came in unrepresented, may be ineligible. No effective date is printed (Neal Communities, Realtors page). That is Neal's published policy, not our fee. The practical rule: have your agent register you before your first visit.

Which Neal Plans Were Built in Boca Royale Before 2025?

Data updated: November 2026 (news and builder releases as dated in the table, each read November 14, 2026)

Several plan names carry through with new numbers, such as Endless Summer 3 to Endless Summer 4 and Sanibel to Sanibel 2. Neal Signature's current site no longer lists Boca Royale or St. Lucia among its communities (Neal Signature Homes), so a buyer who wants one of the earlier Neal Signature designs in Boca Royale will be looking at resales.

How Did Boca Royale Get Built?

Boca Royale grew in three stages: a 1966 golf course on former ranch land with the first Englewood Golf Course plats from 1973, Boca Royale Units 6 to 10 recorded from 1999 to 2005, and Neal Communities' build-out of Units 11 to 18 from 2013, which Neal reported sold out in October 2026 (Business Observer, October 27, 2026).

Where sources disagree below, both are shown.

What Was the Boca Royale Land Before Homes?

Neal's June 26, 2026 release says the property "began as a cattle ranch in 1965," when F. Riker Clark received approval to build an 18-hole course. The course "opened as nine holes in January 1966," the back nine followed in 1967, and the club was "originally named Englewood Golf and Country Club" before taking the Boca Royale name; Neal called the July 1, 2026 private-club change "a new milestone in our 60th year" (Neal Communities, private club release). The ranch history rests on that release alone; no county record or newspaper archive was found to confirm it.

The plat record backs the Clark name. The Englewood Golf Course Unit 1 plat (Plat Book 22, Page 26) is signed by Katherine D. Clark, with a dedication dated November 7, 1973 and private road easements, read by machine text recognition of the recorded image (Sarasota Clerk, Englewood Golf Course Unit 1). A golf directory lists Steve Smyers as the original designer instead; the 2023 to 2024 rebuild was by Gordy Lewis (GolfN, Boca Royale).

Who Platted the First Sections, From Englewood Golf Course to Boca Royale Unit 6?

Before any plat carried the Boca Royale name, the land around the clubhouse was platted as Englewood Golf Course Units 1 to 5 and the Englewood Golf Villas condominium, with plat dates from 1973 (Unit 1) through 1978, 1985 and 1989 to 1990 (Unit 5), read by text recognition of the recorded images (Sarasota Clerk, Unit 2; Unit 3; Unit 4; Unit 5).

The owners association followed. Boca Royale Golf Property Owners Association, Inc. was filed November 18, 1974 as document 731131, and the state record lists Englewood Golf Property Owners Association, Inc. as a historical name, with name-change filings on December 15, 1998 and January 25, 1999 (Sunbiz, Boca Royale Golf Property Owners Association). Boca Royale Golf, Inc., the later land owner, was incorporated July 28, 1970 (Sunbiz, Boca Royale Golf, Inc.).

The first plat named "Boca Royale" is Unit 6 Phase 1-A (Plat Book 40, Page 30, instrument 1999033047), dedicated by Englewood Golf, Inc. with private roadways not maintained by the county (Sarasota Clerk, Boca Royale Unit 6 Phase 1-A). Boca Royale Golf, Inc. then dedicated Units 7, 8, 10 and 9. No plat named Boca Royale Unit 1 to Unit 5 exists in the county index, so the Englewood Golf Course Units 1 to 5 appear to be Boca Royale's original Units 1 to 5. That is our inference from the naming sequence, not a statement in any document; confirm it with the association. The Neal-era declaration is titled as covenants for Boca Royale "excluding Units 1 - 10" (Official Records Instrument 2013072034), which confirms the older units sit under a separate, older set of restrictions (Sarasota Clerk, Boca Royale Unit 15 plat).

What Did Sarasota County Approve for Boca Royale?

The county's closed-petition records list these Boca Royale approvals. Earlier approvals, including the original golf course, are not in this county layer.

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

Source: Sarasota County GIS, PetitionClosed layer. On the county zoning layer, Unit 16 is RSF-3 under Ordinance 2016-089 and all 261 Unit 20 address points are RSF-1/PUD under Ordinance 2022-095 (Sarasota County GIS, CountyZoning layer). The ordinance conditions were not readable online; Sarasota County Planning holds them.

How Did Neal Communities Take Over Boca Royale?

On June 8, 2012 the Business Observer reported that Resource Conservation of Sarasota LLC had bought from Boca Royale Golf Inc. "a portion of Grande Fairway" for $1.23 million, which "equated to $6,796 per home lot." The first parcel, block 11, had land for 181 dwelling units and was "the first of six sections" under an agreement covering 467 acres of undeveloped land. The builder expected 521 homes in total. It described a gated community of 600 existing homes inside an 800-acre community (Business Observer, June 8, 2012).

Neal's own releases date the acquisition to 2012 and describe a "gated, 1,000-acre community" (Neal Communities, April 2024). A 2026 Business Observer article says 2011 and quotes Pat Neal that the community "had 286 lots" at purchase (Business Observer, October 27, 2026). We use 2012, per Neal. The club entity, Boca Royale Country Club, LLC, was filed March 5, 2012 and lists Neal's Lakewood Ranch address (Sunbiz, Boca Royale Country Club, LLC).

In March 2019 Boca Royale joined the West Villages Marketing Association as its eighth neighborhood, the first formal link to what is now Wellen Park (Sarasota Magazine, March 22, 2019).

When Was Each Boca Royale Plat Recorded?

Boca Royale Golf, Inc. dedicated Units 7 to 10; every plat from Unit 11 Phase 1 onward is dedicated by Resource Conservation of Sarasota, LLC, and Unit 20 jointly with Neal Communities of Southwest Florida, LLC. Years come from the clerk instrument number or, where marked, from dates on the plat sheets; exact recording days were not read.

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)

Sources: Sarasota County GIS, PlatBoundary layer; clerk images such as Unit 14 Phase 2; Sarasota County Property Appraiser, bulk data.

How Fast Were Boca Royale Homes Built?

The Sarasota County Property Appraiser file dated October 21, 2026 records the year built for each of the 949 Boca Royale parcels that carry a home on the roll. Homes in the plats date from 1999 to 2025, plus one 1965 building on a parcel coded "not part of a subdivision"; the yearly counts since 2013 show the Neal build-out (Sarasota County Property Appraiser, bulk data).

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

Those 13 years add up to 846 homes, which leaves 103 homes on the roll built before 2013: 102 in Units 6 to 10 from 1999 to 2012 and the one 1965 building (our arithmetic). The peak year was 2018.

When Did the Original Boca Royale Sell Out, and How Many Homes Does It Have?

In October 2026 Neal "marked the final home sale in its 1,151-unit Boca Royale community," closing a "15-year turnaround"; Pat Neal said Neal built 865 lots over the past decade (Business Observer, October 27, 2026).

Our count from the county file matches that figure. The Boca Royale roll holds 949 parcels with a home (948 in the 17 plats and 1 on an adjoining parcel coded "not part of a subdivision"), and the older adjoining Englewood Golf Course and Englewood Golf Villas plats hold 202 (156 houses and 46 condominium units); 949 plus 202 is 1,151 (Sarasota County Property Appraiser, bulk data). That count is ours, made by adding two parts of the same file, and it assumes the older plats are counted as part of Boca Royale, which the naming record supports but no document states.

Acreage depends on what is counted. The 17 Boca Royale plats total about 790 GIS acres; the club and Neal describe a 1,000-acre gated community; and the 2012 article said 800 acres (Sarasota County GIS, PlatBoundary layer; Boca Royale Golf and Country Club; Business Observer, June 8, 2012). The difference is mostly the golf course, the older units and unplatted tracts.

What Is Boca Royale East (Boca Royale at Wellen Park)?

Boca Royale East is the newest Boca Royale section: about 505 acres east of the original plats that Sarasota County rezoned for 825 homes on January 31, 2023 under Ordinances 2022-095 and 2022-094. Neal markets it as Boca Royale Golf and Country Club at Wellen Park, and it sits inside the West Villages Improvement District (Sarasota County GIS, PetitionClosed layer; WVID FAQs).

Its first plat, Unit 20, was recorded in 2026, and home sales there began closing in September and October 2026.

What Did Sarasota County Approve for Boca Royale East?

Petition RZ 21-25, "Boca Royale East," rezoned 505 acres "from OUR and OUE-1 to RSF-1/PUD to allow for a CAP-compliant development of the Boca Royale East property," with 825 dwelling units approved. The Planning Commission heard it on December 1, 2022 and the Board of County Commissioners approved it on January 31, 2023 as Ordinance 2022-095; a companion Critical Area Plan item became Ordinance 2022-094. The county's location note reads "S River Road, Englewood" (Sarasota County GIS, PetitionClosed layer).

"CAP-compliant" refers to the Winchester Ranch Critical Area Plan, Ordinance 2021-014 (Sarasota County GIS, CriticalAreaPlan layer). The county planning layer puts all 261 Unit 20 address points in the "West Villages" planning area, while the other 984 Boca Royale address points are in the "Englewood" planning area (Sarasota County GIS, PlanningArea layer).

How Many Homes Are Planned, and of What Type?

Neal's June 9, 2025 release describes an 825-home community of 170 paired villas and 655 single-family homes, and set the opening of six models for June 21, 2025 (Neal, June 9, 2025 release). The Business Observer reported in October 2026 that the 825 homes cover about 500 acres and are planned by the end of 2029 (Business Observer, October 27, 2026).

Adding Neal's two figures, 1,151 existing homes plus 825 planned, gives 1,976 homes at full build-out (our arithmetic; no source states that total). Neal reported strong early sales: 17 Boca Royale sales in April 2026 against an internal plan of 7, and 38 in 2026 year to date, in a release posted May 14, 2026 (Neal, April 2026 sales release).

Is Boca Royale East Inside the West Villages Improvement District?

Yes, by the district's own statement, and the original Boca Royale is not. The West Villages Improvement District FAQ lists "Boca Royale at Wellen Park and future residential neighborhoods" among WVID neighborhoods, and answers the opposite question with "Sarasota National, Grand Palm and Boca Royale are not part of the WVID" (West Villages Improvement District, FAQs).

The recorded plat agrees: Unit 20 dedicates stormwater tracts 501 to 514 to the West Villages Improvement District, created under Chapter 2004-456, Laws of Florida, as its "perpetual maintenance obligation," and dedicates utility easements to the Englewood Water District (text recognition of the recorded image, Sarasota Clerk, Boca Royale East Unit 20). The county roll shows five Unit 20 parcels owned by the West Villages Improvement District (Sarasota County Property Appraiser, bulk data).

What WVID means for an owner: the district was created by the Florida Legislature on June 17, 2004; its annual assessment "varies by neighborhood," is "tied to the benefits being received not the value of a home," "appears on your property tax bill sent in November each year," and owners cannot opt out (WVID FAQs). The per-lot amount for Boca Royale at Wellen Park was not identified in WVID's FY 2026/2027 proposed budget, which does not name Boca Royale (WVID Proposed Budget FY 2026/2027). Ask WVID, (941) 244-2733, or Neal for the figure that will apply to a specific lot.

What Does the County Roll Show for Boca Royale East Unit 20?

The Sarasota County Property Appraiser bulk file dated October 21, 2026 lists 266 parcels in Boca Royale East Unit 20, none with a home on the roll: 248 owned by Neal Communities of Southwest Florida LLC and 5 by the West Villages Improvement District (Sarasota County Property Appraiser, bulk data). Those 266 lots are most of the 318 Boca Royale parcels, out of 1,267, that show no home on the roll.

The live record is moving faster than the bulk file. Unit 20 parcel 0828130351 (27271 Royale Dornoch Ave) showed status "CLOSED, FUTURE ROLL PENDING" and plat reference Plat Book 60, Pages 301 to 337 (Sarasota County Property Appraiser, parcel 0828130351). The live subdivision search on November 14, 2026 also showed qualified Unit 20 home sales recorded in September and October 2026 on Royale Dornoch Avenue and Spring Hill Terrace (Sarasota County Property Appraiser, property search). Those sales are not in the county figures used in this guide.

The Unit 20 plat was executed in June 2026, runs 37 sheets and covers 177.505 acres (Sarasota Clerk, Boca Royale East Unit 20). Its streets on the roll are Royale Dornoch Avenue, Spring Hill Terrace, Fisher Island Trail, Whistling Straits Road and Cabo Del Sol Court.

When Will Boca Royale East Connect to Wellen Park?

Today, Boca Royale East is reached through the original Boca Royale entrance on Englewood Road (State Road 776); Boca Royale Boulevard runs east from that road through the community into Unit 20 (Sarasota County GIS, Street layer). The Business Observer reports the new section "will connect to Wellen Park through a planned east-west connector road that ties into the southern extension of Preto Boulevard," and the developer "plans to complete the connection to Preto Boulevard in 2028." At build-out the link ties Boca Royale to the 10,400-home Wellen Park (Business Observer, October 27, 2026).

That 2028 date is the developer's stated target only; no county permit or alignment for the connector was read. Until it opens, a free-flow routing estimate puts Downtown Wellen about 10.4 road miles and 18 minutes from the Boca Royale entrance via SR 776, Jacaranda Boulevard and US 41, against about 4.4 miles in a straight line (OSRM routing engine on OpenStreetMap data, no traffic, computed November 14, 2026, OSRM).

What Amenities Are Planned for the Wellen Park Section?

In October 2026 the Business Observer described a recreation center under construction with a pool and poolside bar and grill, golf simulator, putting green, pickleball courts, fitness center, movie wall, art room and club rooms (Business Observer, October 27, 2026). Neal's sales page also lists dog parks, the Wellen Park trail system and a "future roadway to downtown Wellen Park" (Neal Communities, Boca Royale at Wellen Park).

Neal also markets the existing club to Wellen Park buyers, including the golf course, the six clay tennis courts, the eight pickleball courts and the Georgian clubhouse (Neal, April 2026 sales release). Whether a Unit 20 owner must join, may join, or gets any club access with the home is not stated in any document read.

What Has Not Been Published About Boca Royale East?

As of November 14, 2026, these points were not available from any public source we could read:

• How Unit 20's 266 lots relate to the 825-home approval.
• The WVID assessment per lot for Boca Royale at Wellen Park, and which WVID budget unit it falls under.
• Which owners association governs Unit 20. The most recent master amendment in the association's library, dated July 30, 2026, is titled for Units 11 to 17 (Boca Royale Golf POA, Governing Documents).
• The water and sewer provider for Unit 20.
• Club membership terms for Unit 20 buyers.
• The ordinance conditions attached to Ordinances 2022-094 and 2022-095.

Ask Neal's sales center for the Unit 20 disclosure package and have your agent check the recorded documents before you sign. Our team can go through that package with you line by line; contact us to start.

What Does the Boca Royale Golf and Country Club Offer?

Boca Royale Golf and Country Club, at 1601 Englewood Road, offers an 18-hole par 71 course rebuilt by Gordy Lewis and reopened in December 2024, a Georgian clubhouse with two restaurants, a resort pool and fitness center, six lighted clay tennis courts and eight lighted pickleball courts, and it became a non-equity private club on July 1, 2026 (Neal Communities, private club release).

The club's phone is (941) 475-6464 (Boca Royale Golf and Country Club). Initiation fees, annual dues and whether membership comes with a home are not published, as the last part of this section explains.

How Was the Boca Royale Golf Course Rebuilt?

Work began in April 2023, when the old layout was demolished and a new course built from scratch to a design by Gordy Lewis, with construction by Creekridge Construction Group. Members played it first at a grand opening on December 23, 2024 (Neal Communities, course grand opening, December 26, 2024).

The same release lists small greens with large collection areas, about half the bunkers removed, cart paths on all 18 holes, nearly five acres of tees, and salt-tolerant Seaside Paspalum Platinum turf that "can use the club's well water for irrigation." Wellen Park's summary adds seven tee positions and quotes the superintendent calling the course "very walker-friendly" (Wellen Park news, March 20, 2025).

Neal's sales page and Wellen Park's neighborhood page still say par 72, the pre-rebuild figure, which a golf directory lists with a 71.1 rating and 130 slope (Neal Communities, Boca Royale at Wellen Park; GolfN, Boca Royale). The rebuilt course is par 71 per the club and Neal's course release.

What Are the Par and Yardage From Each Tee?

The club's scorecard lists five tees (Boca Royale, Course Details):

Data updated: November 2026 (Boca Royale Golf and Country Club Course Details scorecard, read November 14, 2026)

Par is 35 out and 36 in, 71 in total. The par 3s are holes 3, 5, 7, 12 and 14; the par 5s are holes 4, 8, 11 and 15; the rest are par 4s. The longest hole from the Diamond tees is No. 8 at 543 yards, and the men's No. 1 handicap hole is No. 9. One discrepancy: the Diamond hole-by-hole yardages add to 6,595, not the printed 6,640, and Neal describes the course as "just over 6,600 yards from the back tees" (Neal Communities, December 26, 2024). Slope and rating for the rebuilt course did not display on the scorecard page; the club or the state golf association can supply them.

What Practice Facilities Does Boca Royale Have?

The rebuild added a 10,000 square foot short-game area with a two-tier chipping and putting green and doubled the size of the driving range (Neal Communities, December 26, 2024; Wellen Park news, March 20, 2025). Neal's April 2024 release also listed rebuilt golf and tennis pro shops, a rebuilt cart barn and a new yoga studio and fitness class area (Neal Communities, April 2024).

Under rules announced at the December 2024 opening, golf members book tee times seven days ahead, and tee times before noon are reserved for them (Neal Communities, December 26, 2024).

What Is in the Boca Royale Clubhouse?

The Georgian-style clubhouse holds the Fairway Dining Room for fine dining, the 19th Hole for casual meals with a full bar, and a newer Outdoor Dining Pavilion (Neal, April 2026 sales release). The 2024 renovation added "Palm Court," a vaulted reception room, grew the 19th Hole bar from seven seats to 26 and added covered outdoor dining for 102; the clubhouse reopened March 12, 2024 (Neal Communities, April 2024).

The dining page names Executive Chef Inan Dogru and posts menus but no hours (Boca Royale, Dining Info). Neal says events such as holiday parties, weddings and meetings "remain open to the local community" after the private-club change (Neal Communities, private club release).

What Pools and Fitness Space Does Boca Royale Have?

"The Resort" is the community's pool and fitness complex, described in 2025 as a resort-style pool with lap lanes, a spa, shaded cabanas, a clubroom and a fitness center with cardio and weight equipment (Wellen Park news, March 20, 2025). Wellen Park's neighborhood page lists "The Resort: resident-only pool and clubhouse," a tiki bar and "Paw Park" (Wellen Park, Boca Royale neighborhood).

How Many Tennis and Pickleball Courts Are There?

The club lists six lighted "Hydro-Grid" clay tennis courts (Har-Tru on the membership page), a racquets pro shop, lessons, clinics and leagues (Boca Royale, Fitness and Racquets; Boca Royale, Membership Overview). Pickleball doubled from four courts to eight lighted courts with a new shade structure in 2025 (Wellen Park news, March 20, 2025).

What Membership Categories Does the Club Offer, and What Changed on July 1, 2026?

The club publishes three categories (Boca Royale, Membership Overview):

• Golf: seven-day advance tee times, golf associations, tournaments and leagues, pro shop discounts, six complimentary guest passes a year, walking privileges, and the choice of an approved private cart or club GPS carts.
• Racquets: the six clay courts, the eight lighted pickleball courts, the fitness center, Social privileges and racquets programming.
• Social: clubhouse dining, member events, wine tastings and holiday events.

On July 1, 2026 the club changed "from a Semi-Private to a Private Country club facility for its members and invited guests" and became a "Non-Equity Private Country Club," according to Neal, which bought the club in 2012 (Neal Communities, private club release). The club entity, Boca Royale Country Club, LLC, lists its principal address at Neal's Lakewood Ranch office (Sunbiz, Boca Royale Country Club, LLC). General manager Doug Foote said the change "enhances member access to the golf course, tee times, and dining."

What Has the Club Not Published About Membership Costs?

As of November 14, 2026, no club page, Neal page, association page or news report we read gives:

• Initiation fees for any membership category.
• Annual dues for Golf, Racquets or Social membership.
• Whether membership is required with a Boca Royale home. Wellen Park's 2025 article says "Membership opportunities are available," and no governing document on the point was read (Wellen Park news, March 20, 2025).
• Club terms for Boca Royale East buyers.

Two documents in the association's online library may bear on club obligations: a 1989 settlement agreement and a May 13, 2025 memorandum about it (Boca Royale Golf POA, Governing Documents). Their contents were not readable online. Ask the club's Membership Director at (941) 475-6464 or [email protected] for a current fee schedule, ask the seller or Neal whether any club charge runs with the lot, and read the recorded declaration for the unit you are buying in before you sign.

How Close Is Boca Royale to the Beach and the Water?

Boca Royale has no Gulf, bay or river frontage, but the nearest Gulf beach by road, Manasota Beach Park, is about 5.2 road miles and 11 minutes from the Boca Royale Boulevard entrance by a free-flow routing estimate, and the closest county motorized boat ramp, at Indian Mound Park on Lemon Bay, is about 2.7 road miles away (Sarasota County GIS, ParkBoundary layer; OSRM).

Every drive time here is a free-flow estimate from the OSRM routing engine on OpenStreetMap data, measured from where Boca Royale Boulevard meets Englewood Road (State Road 776), with no traffic, computed November 14, 2026. Real trips take longer.

Does Any Boca Royale Home Sit on the Gulf, Bay or River?

No. The Sarasota County Property Appraiser file dated October 21, 2026 codes 1,264 of the 1,267 Boca Royale parcels as "MAIN" (mainland) in its Gulf and bay frontage field (Sarasota County Property Appraiser, bulk data). The water inside Boca Royale is stormwater lakes and creek channels. The county's water body layer records 84 water features within the Boca Royale extent, coded to the "FC-BOCA" (Forked Creek, Boca) sub-basin with private maintenance (Sarasota County GIS, WaterBody layer).

Lemon Bay lies to the west across SR 776. The Lemon Bay Aquatic Preserve, established July 1986, covers 7,227 acres in Sarasota and Charlotte counties, is an Outstanding Florida Waterbody, and has waters "rarely exceeding 6 feet in depth" (Florida Aquatic Preserves, Lemon Bay Aquatic Preserve).

Which Public Beaches Can You Reach From Boca Royale?

Four public Gulf beaches sit on Manasota Key and the Englewood barrier island:

Data updated: November 2026 (Sarasota County GIS ParkBoundary layer, Sarasota County Parks, Charlotte County Parks and Florida State Parks pages, read November 14, 2026; drive estimates from OSRM on OpenStreetMap data, no traffic)

Sources: Sarasota County Parks, Manasota Beach Park; Sarasota County Parks, Boating and Paddling; Charlotte County, Englewood Beach at Chadwick Park; Charlotte County, Beaches; Florida State Parks, Stump Pass Beach State Park.

What Is at Manasota Beach Park and Blind Pass Beach Park?

Manasota Beach Park is the closest Gulf beach to Boca Royale by road. The county lists beach access, boat ramps for motorized and non-motorized vessels, fishing, a lifeguard, a picnic shelter, restrooms and swimming. (Sarasota County Parks, Manasota Beach Park). The routing engine's path uses SR 776 and Manasota Beach Road, which crosses Lemon Bay to the key (OSRM).

Blind Pass Beach Park, also called Middle Beach, has almost 3,000 feet of beach frontage, Gulf-to-bay access, a mangrove trail on the bay side and a fishing dock (Visit Sarasota, Blind Pass Beach). It is only 2.0 miles from Boca Royale in a straight line, but the routing engine sent the drive south over the Beach Road bridge and up the key, which is why the road estimate is 8.9 miles. Road conditions on Manasota Key changed after Hurricane Milton in 2024, when the key was closed to vehicles for a time (NBC News, October 13, 2024); check current county road status before you rely on any route.

What About Englewood Beach and Stump Pass Beach State Park?

Englewood Beach at Chadwick Park, run by Charlotte County, has a boardwalk, fishing pier, showers and beach wheelchairs; dogs are not allowed on the beach or piers (Charlotte County, Englewood Beach at Chadwick Park; Charlotte County, Beaches). The park is still in hurricane recovery: Charlotte County's project page, updated November 2, 2026, shows an $8,493,550 budget for Ian and Milton repairs, with pavilions, boardwalks and piers in design and permitting through 2030 (Charlotte County, Englewood Beach disaster recovery).

Stump Pass Beach State Park, at 900 Gulf Blvd on the south end of Manasota Key, charges $3 per vehicle and is open 8 a.m. to sunset every day; from October 5, 2026 fees are paid at a remote kiosk or by QR code. (Florida State Parks, Stump Pass Beach State Park).

Where Can You Launch a Boat Near Boca Royale?

Sarasota County runs 13 motorized and 29 non-motorized launches countywide (Sarasota County Parks, Boating and Paddling). These are the closest to Boca Royale:

Data updated: November 2026 (Sarasota County GIS WaterAccess and ParkBoundary layers, read November 14, 2026; drive estimates from OSRM on OpenStreetMap data, no traffic)

Sources: Sarasota County GIS, WaterAccess layer; Sarasota County GIS, ParkBoundary layer. Paddlers also have launches at Blind Pass Beach Park and the Cherokee Street Park site, about 2.3 miles straight-line from Boca Royale. Across the county line, Charlotte County's Ainger Creek Park boat ramp at 2011 Placida Road is being replaced, with construction forecast from January 1, 2027 to July 31, 2027, during which park amenities close (Charlotte County, Ainger Creek Boat Ramp Replacement).

How Do You Reach the Myakka River From Boca Royale?

Boca Royale is not in the Myakka River watershed; all of its address points drain to Lemon Bay through Forked Creek and Gottfried Creek on the county layers (Sarasota County GIS, GwisWatershed layer). To reach the river, drive east on SR 776 to River Road (County Road 777) and on to US 41 for Senator Bob Johnson's Landing, or take Jacaranda Boulevard and East Venice Avenue to Snook Haven, per the routing engine (OSRM).

Which Parks and Preserves Sit Closest to Boca Royale?

The closest county park is Buchan Airport Community Park and Kiwanis Foundation Park at 1390 Old Englewood Road, 16.53 acres with a community garden, nature trail and restrooms, about 0.6 road mile from the Boca Royale entrance on the free-flow routing estimate (Sarasota County GIS, ParkBoundary layer; OSRM).

Lemon Bay Park and Environmental Center, 570 Bay Park Boulevard, is about 1.9 road miles and 5 minutes away via Old Englewood Road. The county layer records 198.788 acres; Visit Sarasota cites 1.7 miles of shoreline on the Lemon Bay Aquatic Preserve, a nature center, trails and a kayak launch (Sarasota County GIS, ParkBoundary layer; Visit Sarasota, Lemon Bay Park). Manasota Scrub Preserve, 178.9 acres, is about 2.5 miles away in a straight line (Sarasota County GIS, ParkBoundary layer).

How Is Boca Royale Governed?

Boca Royale is governed by Boca Royale Golf Property Owners Association, Inc., a Florida not-for-profit filed November 18, 1974 and managed by Castle Group, with separate associations for Unit 10 and the Englewood Golf Villas condominium. The club is a separate Neal-address company, and Boca Royale's streets are privately maintained (Sunbiz, Boca Royale Golf POA).

Which Entities Govern Boca Royale?

Data updated: November 2026 (Florida Division of Corporations records, read November 14, 2026)

Sources: Sunbiz, "Boca Royale" list; Sunbiz, "Englewood Golf" list; Sunbiz, Resource Conservation of Sarasota.

The Unit 10 association covers the 31 parcels in that plat, and the villas association covers detached condominium units around the clubhouse. Homes in those areas may carry a second assessment; amounts were not published. No separate association named for Boca Royale East appears on the state list.

Who Manages Boca Royale Day to Day?

The association's site names Castle Group as manager. The management office answers at 941-460-8020, Monday to Friday 9 a.m. to 5 p.m., with walk-in hours; the main gate line is 941-270-4811; after-hours emergencies go to Castle Group Resident Services at 800-337-5850, option 1. The onsite lead is the POA General Manager, Rick Michaud (Boca Royale Golf POA, Management Contacts). Pest control for each home is the owner's job (Boca Royale Golf POA, FAQ).

Is Boca Royale Gated, and Who Maintains Its Streets?

Boca Royale is gated: the club, Neal and the association all say so (Boca Royale Golf and Country Club; Boca Royale Golf POA). No source we read says whether the gate is staffed or electronic, or how many gates there are; ask the management office.

The county street layer codes every Boca Royale street segment checked, from Golf View Drive to Royale Dornoch Avenue, as privately maintained with a 30 mph limit (Sarasota County GIS, Street layer), and the 1999 Unit 6 plat already describes private roadways not maintained by the county (Sarasota Clerk, Unit 6 Phase 1-A). Ask how the association funds road repaving in its budget and reserves.

Where Are the Boca Royale Governing Documents, and What Do They Cover?

Florida requires an association with 100 or more parcels to post its governing documents, budget and rules on a website or app (Fla. Stat. 720.303(4)(b)) (Florida Statutes 720.303). Boca Royale's library lists 50 files (Boca Royale Golf POA, Governing Documents), including:

• Articles of Incorporation (August 8, 1974) and Bylaws (February 16, 2012).
• "Declaration of CC&R Excluding 1-10" and 15 amendments for Units 11 to 17, from the 1st (August 28, 2014) to the 15th (July 30, 2026).
• Amendments for the older Englewood Golf Course Units 1 to 5 and Units 6 Phase 1-A to 10, with file dates from October 30 to November 5, 2024.
• Unit 5 amendments titled "Approved Builders" (May 27, 2016) and "Storm Protection" (October 26, 2018).
• "Community Rules Regulations and Restrictions," updated June 17, 2025, and a "Restrictions Amendment" of August 3, 2022.
• A records inspection policy approved October 28, 2025 and a December 9, 2025 villa roof maintenance memorandum.

The files are forced downloads, and their contents were not read for this guide. That means the rules on leasing, pets, vehicles, boats, fences, pools, exterior changes and architectural review are not reported here. Read them before you write an offer, and ask the seller for the current versions with the disclosure summary.

What Must a Boca Royale Seller Give a Buyer Under Florida Law?

Three Chapter 720 rules shape every Boca Royale resale:

• Disclosure summary (720.401): before the buyer signs, the seller must give a summary stating, among other things, "YOU WILL BE OBLIGATED TO BE A MEMBER OF A HOMEOWNERS' ASSOCIATION," that recorded covenants govern use, that assessments can change, and that special district and recreational fees may apply. If it was not given, the buyer may void the contract within 3 days of receiving it or before closing (Florida Statutes 720.401).
• Estoppel certificate (720.30851): the association must issue it within 10 business days of a request; the fee may not exceed $250 with no delinquency, plus up to $100 for delivery within 3 business days and up to $150 if the account is delinquent; it is valid 30 days by hand or electronic delivery, or 35 days by mail (Florida Statutes 720.30851).
• Lien (720.3085): "the association has a lien on each parcel to secure the payment of assessments," so unpaid dues follow the lot (Florida Statutes 720.3085).

The estoppel certificate is where a buyer learns the actual assessment, any special assessment and any transfer or capital charge, since Boca Royale publishes none of those amounts.

Has Control of the Boca Royale Association Passed to Owners?

Florida's turnover rule lets owners other than the developer elect a board majority three months after 90 percent of the parcels "in all phases of the community" are conveyed, and at least one director once 50 percent are conveyed (Fla. Stat. 720.307) (Florida Statutes 720.307). The association's state record lists its officers in care of its law firm rather than Neal's address, and a "Boca Royale Transition Committee, LLC" existed from June 21, 2021 to July 23, 2023 (Sunbiz, "Boca Royale" list). Neither record states that formal turnover has occurred, and how Unit 20 and the 825-home section count toward "all phases" is not published. Ask the association directly.

What Does It Cost to Own a Home in Boca Royale?

Owning a Boca Royale home means an association assessment and club dues that are not published, unincorporated Sarasota County property tax at 11.3068 mills for 2026, and $688.66 to $832.71 a year in fire, solid waste and stormwater charges on the eight 2026 tax notices we read; homes in Boca Royale East also owe a West Villages Improvement District assessment (Sarasota County Tax Collector, 2026 millage).

Flood and homeowners insurance depend on the lot's flood zone and are covered in the flood and insurance section of this guide.

What Does the Boca Royale Association Assessment Cover?

The association FAQ says "The quarterly assessments for single-family homes include landscaping maintenance for common areas, HOA management company, common area utilities (streetlights, common area irrigation), and common area insurance coverage." The same page also says "Payments are due on the 1st of every month and considered late on the 15th," so the billing period is stated both ways (Boca Royale Golf POA, FAQ). No dollar amount, budget or transfer fee is posted on the public pages, and Neal's Boca Royale pages show no association fee. Internet and cable are not on the list of inclusions.

Get the amount three ways: the seller's most recent statement, the estoppel certificate, and the current budget from Castle Group (941-460-8020). Club initiation and dues are likewise unpublished, as the club section explains.

Does Boca Royale Have a CDD or Improvement District Charge?

Original Boca Royale does not. The West Villages Improvement District states that "Boca Royale" is not part of WVID, and eight 2026 tax notices on parcels in Units 6 Phase 1-A, 8, 10, 11 Phase 1, 12 Phase 2, 14 Phase 2, 16 and 17 show only three non-ad valorem lines, with no WVID, CDD or lighting district (WVID FAQs; TRIM 0484080004).

Boca Royale East is different. "Boca Royale at Wellen Park" is inside WVID, and its assessment will appear on the November tax bill once the lots are on the roll; Unit 20 lots had no 2026 tax notice yet (WVID FAQs; Sarasota County Property Appraiser, parcel 0828130351). The per-lot amount was not published. Inside WVID, the district also runs master irrigation at $17.82 per 10,000 gallons for customers without a private irrigation pump ($15.82 for those with one) plus a $4.17 well availability fee per equivalent residential unit, rates effective July 1, 2024 (WVID FAQs).

What Is the Property Tax Millage for a Boca Royale Home?

Boca Royale parcels pay the unincorporated Sarasota County rate with Emergency Medical Services and no city millage (Sarasota County Tax Collector, 2025 millage; 2026 millage):

Data updated: November 2026 (Sarasota County Tax Collector 2025 millage, roll certified October 3, 2025, and 2026 millage, roll certified September 29, 2026, read November 14, 2026)

The non-school share, which the second homestead exemption reduces, was 5.3787 mills in 2025 and 5.3778 in 2026 (our arithmetic). The 2026 tax notices on Boca Royale parcels print the same ten levies, and early payment earns a discount of up to 4 percent (TRIM 0484080004).

Which Non-Ad Valorem Charges Appear on Boca Royale Tax Bills?

Data updated: November 2026 (2026 TRIM notices from the Sarasota County Property Appraiser, dated September 11, 2026, read November 14, 2026; stormwater is the printed total minus fire and solid waste, our arithmetic)

Each row links to its notice through the Property Appraiser's TRIM page, for example TRIM 0494010010 and TRIM 0484100006. The fire line matches the Englewood Area Fire Control District's 2026-2027 residential charge of $290.78, which is not reduced by homestead (Englewood Area Fire Control District, Assessments). Stormwater varies by parcel.

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

This is an example, not a quote. It uses $470,900, the median 2026 just (market) value of the 949 Boca Royale parcels with a home on the Sarasota County Property Appraiser file dated October 21, 2026 (bulk data), and the 2025 final millage above. Tax equals taxable value times mills divided by 1,000.

Data updated: November 2026 (Sarasota County Property Appraiser bulk file dated October 21, 2026; Sarasota County Tax Collector 2025 and 2026 millage; exemption amounts as printed on 2026 Boca Royale TRIM notices; arithmetic ours)

The $25,722 and $26,411 second-exemption figures are printed on Boca Royale TRIM notices for 2025 and 2026 (TRIM 0483010645). Homestead requires owning and occupying the home on January 1, with a March 1 filing deadline (Sarasota County Property Appraiser, Homestead). After the first year, Save Our Homes limits the assessed-value increase to the lower of 3 percent or inflation; the county's published cap was 2.7 percent for 2026 (Sarasota County Property Appraiser, Save Our Homes). A buyer's value resets to just value the January after purchase (Florida Statutes 193.155).

New construction needs its own budget line. One Unit 17 parcel carried a lot-value bill of $4,202.81 for 2025 and a proposed $7,182.38 ad valorem for 2026 after the home was finished (TRIM 0484060016). Florida voters also passed Amendment 3 in November 2026, which a news report says raises the non-school homestead exemption to $150,000 on January 1, 2027; implementing details are pending, and the example above does not include it (FOX 13, November 3, 2026).

Who Supplies Water, Sewer, Electric and Trash?

Data updated: November 2026 (Englewood Water District rate notice effective October 1, 2025; FPL tariff sheet 7.030; 2026 Boca Royale TRIM notices; read November 14, 2026)

Sources: Boca Royale Golf POA, FAQ; Englewood Water District, rate adjustments; FPL Electric Tariff Section 7. The provider for Boca Royale East was not confirmed.

What Is the Full Boca Royale Fee Stack?

Data updated: November 2026 (sources as cited in this section, read November 14, 2026)

Ask for every "not published" cell in writing before you sign. If you are comparing Boca Royale with other Englewood options, our Englewood buyer guide walks through the same checklist, or call McGreevy and Comisar at (239) 898-6072.

What Flood Zones Cover Boca Royale, and What Does Insurance Involve?

Boca Royale is mostly mapped outside FEMA's Special Flood Hazard Area, but not evenly. On FEMA maps effective March 27, 2024, 53 of the 984 address points in Boca Royale's built plats fall in Zone AE, against 82 of 261 in Boca Royale East Unit 20, so every lot needs its own check.

Two public methods describe the same maps: Sarasota County's FEMA flood layer tested against every county address point, and the Sarasota County Property Appraiser's parcel flood tables read for a sample of parcels. They answer slightly different questions, so each number below names its method.

What Does the FEMA Map Show Across Boca Royale?

We tested all 1,245 county address points inside the 17 Boca Royale plats against Sarasota County's FEMA flood zone layer, effective 3/27/2024, and cross-checked 10 random points against FEMA's National Flood Hazard Layer; all 10 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, point-in-polygon count of 1,245 Boca Royale address points, cross-checked against FEMA NFHL, read November 14, 2026)

Across the built plats that is 31.8% Zone X minimal, 62.8% shaded Zone X and 5.4% Zone AE by address point; across all 17 plats, 30.2%, 59.0% and 10.8% (our arithmetic from the counts above). The county layer labels the shaded areas "COMBINED RIVERINE AND COASTAL," the Forked Creek and Lemon Bay flood source, and no VE zone appears (same layer).

Address points are not house footprints or parcels; Unit 13 has 118 points on 117 parcels. A point sits where the county placed the address, usually near the front of the house, which is why the parcel method below can read differently.

How Does the Parcel Sample Compare With the Address-Point Count?

The parcel method finds more AE, because a rear strip on a lake or fairway can touch AE while the house sits in Zone X. A sample of 249 original Boca Royale parcels, every fourth of 996 returned by the Property Appraiser's "BOCA ROYALE UNIT" search, found 36 (14.5%) with part of the parcel in AE, and 27 of the 239 home parcels (11.3%); none was in a floodway or VE zone (Sarasota County Property Appraiser, property search and parcel flood tables, read November 14, 2026).

By plat, that sample puts AE in the golf-course and lake-edge sections: 7 of 7 sampled parcels in Unit 17, 5 of 5 in Unit 18, 6 of 10 in Unit 15 and 5 of 8 in Unit 7, against 0 of 27 in Unit 12 Phase 2 and 0 of 29 in Unit 13 (same sample). Unit 7 shows the gap between methods: all 30 Unit 7 address points read Zone X on the county layer, yet 5 of 8 sampled Unit 7 parcels touch AE on the parcel tables. Most AE parcels also carried an X row, which usually means the AE strip is a lake edge or rear yard, not the house pad.

The parcel table also shows the county's own Community Flood Hazard Area flag, "IN" on 77 of the 249 sampled parcels (same sample). It comes from a county model separate from FEMA's map; on that model's layer, 272 of 1,245 Boca Royale address points fall in the county's 100-year area (Sarasota County GIS, Community Flood Zone layer, read November 14, 2026). The FEMA zone drives federal flood insurance rules.

What Base Flood Elevations and Letters of Map Change Apply?

Where a static base flood elevation is mapped at a Boca Royale AE address point, it runs from 9.6 to 12.8 feet NAVD88, and 49 of the 135 AE points carry no static figure (Sarasota County GIS, FEMA Flood Zone layer, read November 14, 2026). The 249-parcel sample showed AE base flood elevations from 10.9 to 14.7 feet (Sarasota County Property Appraiser parcel flood tables, read November 14, 2026).

The map is not the last word. Twelve letters of map change have their center inside the Boca Royale plats, granted from August 7, 2024 to April 9, 2026: 10 Letters of Map Amendment (LOMA) and 2 Letters of Map Revision based on Fill (LOMR-F), for example LOMA 24-04-4897A of August 7, 2024 and LOMR-F 25-04-6873A of November 24, 2025 (Sarasota County GIS, Letter of Map Change layer, read November 14, 2026). Each removes a specific lot or structure from the mapped hazard area, so the AE counts above overstate how many Boca Royale homes are legally in the SFHA today.

What Does the Map Show in Boca Royale East Unit 20?

Boca Royale East Unit 20, the first plat of Neal's Wellen Park section, carries the largest AE share: 82 of its 261 address points (Sarasota County GIS, FEMA Flood Zone layer, read November 14, 2026). A sample of every twelfth Unit 20 parcel, 23 in all, found 9 touching AE with base flood elevations of 10.9 to 12.4 feet where shown, all on panel 0451G (Sarasota County Property Appraiser, parcel 0828130363, read November 14, 2026). Unit 20 had no home on the October 21, 2026 roll (Sarasota County Property Appraiser bulk parcel file). For a new home there, the elevation certificate at completion, and any LOMR-F based on fill placed during site work, decide how the house rates. Ask for both before closing.

How Do You Check the Flood Zone for One Boca Royale 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 flood table: panel, floodway, SFHA in or out, zone and base flood elevation. It notes that "Different portions of a property can be in different flood zones" and routes questions to Sarasota County at (941) 861-5000 (parcel 0828130351, read November 14, 2026).
2. The FIRM panel. Boca Royale sits on 12115C0451G (959 address points) and 12115C0363G (286), both effective March 27, 2024 (Sarasota County GIS, FEMA FIRM Panel layer, read November 14, 2026).
3. Any letter of map change. Check the county's letter layer, then ask the seller or builder for the letter itself.
4. The elevation certificate. An insurer prices from it.

We pull all four for every Boca Royale home we show, inside the inspection period.

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

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 Boca Royale parcels carry community 125144 on their flood tables (FEMA CRS Eligible Communities, October 1, 2026, page 11, read November 14, 2026). The discount applies to all NFIP Regular Program policies in a participating community, including those outside the SFHA, unless the structure is out of compliance (FEMA, Community Rating System, read November 14, 2026). Private carriers price on their own models; get both quotes with the same elevation certificate.

What Changes for Citizens Policyholders on January 1, 2027?

Every Boca Royale owner insured by Citizens will need flood coverage, whatever the zone. Florida Statutes 627.351(6)(aa) phased the requirement in by dwelling replacement cost: $600,000 or more from January 1, 2024, $500,000 or more from January 1, 2025, $400,000 or more from January 1, 2026, and all other Citizens personal lines residential property from January 1, 2027; in the SFHA it has applied to new policies since April 1, 2023 (Florida Statutes 627.351, read November 14, 2026). Citizens' page lists the 2027 step as "All policies, regardless of value" (Citizens Property Insurance, Flood, read November 14, 2026).

Citizens also has a ceiling: a structure with a dwelling replacement cost of $700,000 or more is not eligible (627.351(6)(a)3.a, same statute). Replacement cost is not just value, but the roll is a flag: the highest 2026 just value on a Boca Royale home is $1,435,600, and Units 7, 8, 9 and 17 have median living areas of 3,035 to 3,403 square feet (Sarasota County Property Appraiser bulk parcel file, October 21, 2026). Larger homes there may need private-market coverage.

What Wind Mitigation Credits Can a Boca Royale Home Earn?

Florida requires insurers to offer "actuarially reasonable discounts, credits, or other rate differentials" for wind-resistant construction (Florida Statutes 627.0629, read November 14, 2026). The Uniform Mitigation Verification Inspection Form, OIR-B1-1802, scores seven items: building code, roof covering, roof deck attachment, roof-to-wall attachment, roof geometry, secondary water resistance and opening protection, and 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).

The first item asks whether the home meets the 2001 Florida Building Code or later. On the county roll, 846 of the 949 Boca Royale homes were built in 2013 or later and the other 103 before 2013 (our arithmetic from the roll's build-year counts, Sarasota County Property Appraiser bulk parcel file); for the older group the permit date decides. Neal's plan pages list concrete block construction, concrete roof tiles and steel storm panels per plan (Neal Communities, Tidewinds 2 plan, read November 14, 2026), and the association library lists a document titled "Amendment Unit 5 Oct 26, 2018: Storm Protection," not read for this guide (Boca Royale Golf POA, Governing Documents, read November 14, 2026). Roof deck, roof-to-wall and water resistance answers still need an inspector on each home.

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

No public report we found describes damage, flooding or road closures inside Boca Royale from Ian, Helene or Milton. Sarasota County's maps put 967 of the 984 address points in Boca Royale's built plats in evacuation Level C, Milton's order covered every one of them, and the design wind speed for houses is 160 mph.

That is a statement about the public record, not a claim that no home was affected. We found no news story, club, association or county report naming Boca Royale for any of the three storms, and Neal's December 2024 course-opening release does not mention a hurricane (Neal Communities, December 2024, read November 14, 2026).

Which Evacuation Levels Cover Boca Royale?

Sarasota County assigns storm-surge evacuation levels A through E, A evacuated first, looked up by address on the county map (WUSF, Sarasota County evacuation zone map, read November 14, 2026). The county layer stores Level A as category 1 and 10 feet of surge, B as category 2 and 14 feet, C as category 3 and 18 feet: planning values, not forecasts (Sarasota County GIS, Storm Evacuation Zone layer, read November 14, 2026).

Data updated: November 2026 (Sarasota County GIS Storm Evacuation Zone layer, last edited April 20, 2021, point-in-polygon count of Boca Royale and adjoining address points, read November 14, 2026)

The built plats are 98.3% Level C by address point (our arithmetic). All eight 2026 Boca Royale tax notices read for this guide print "EVACUATION LEVEL: C" (Sarasota County Property Appraiser, 2026 TRIM notice, parcel 0484080004, read November 14, 2026). The 24 Level A points are all in Unit 20, which matters for a buyer of a new homesite there. Confirm the level for the exact address each season.

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 an estimated 125 knots. The National Hurricane Center reported that most sensors placed in Port Charlotte and Englewood "remained dry and did not measure storm surge due to offshore winds," and that "A portion of Interstate 75 in southern Sarasota County was shut down due flooding from the Myakka River" (NHC Tropical Cyclone Report, Hurricane Ian, read November 14, 2026).

Rain was the inland story. Sarasota County's August 2024 Lemon Bay model report used Ian as its calibration storm and recorded rainfall for September 27 to 29, 2022 across the Lemon Bay watershed "from 14.01 to 21.8 inches," with a peak of 11.53 feet NAVD88 at the Forked Creek gauge at Stoner Road (Sarasota County, Lemon Bay Model Update Report, August 2024, read November 14, 2026). All Boca Royale address points lie in that watershed, 987 in the Forked Creek basin and 258 in Gottfried Creek (Sarasota County GIS, GwisBasin layer, read November 14, 2026).

Sarasota County ordered Zones A and B to evacuate for Ian (Your Observer, September 28, 2022, read November 14, 2026). Built Boca Royale homes were Level C and outside the order, except the 17 Level B points in Unit 15. By our arithmetic from the roll's build years, 742 of today's 949 Boca Royale homes were built in 2022 or earlier and 207 from 2023 to 2025 (Sarasota County Property Appraiser bulk parcel file).

Hurricane Helene, September 2024

Helene made landfall on Florida's Big Bend, but its surge reached this coast: the NHC recorded 4 to 6 feet above ground "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). Sarasota County sent 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 built Boca Royale home is in Level A. Boca Royale has no Gulf, bay or river frontage: the roll codes 1,264 of its 1,267 parcels as mainland (Sarasota County Property Appraiser bulk parcel file).

Hurricane Milton, October 2024

Milton made landfall on Siesta Key at 0030 UTC on October 10, 2024 as a category 3. The NHC reported Florida's maximum sustained wind of 79 knots, gusting to 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 feet estimated near Manasota Key (NHC Tropical Cyclone Report, Hurricane Milton, read November 14, 2026).

Sarasota County expanded its Milton orders to Zones A, B and C on October 8, 2024 (Sarasota Magazine, Milton evacuation orders, read November 14, 2026), so every Boca Royale address was inside an ordered level. Manasota Key is the barrier island across Lemon Bay; Boca Royale's plats front the State Road 776 right-of-way on the mainland (Sarasota Clerk, Boca Royale Unit 18 plat, read November 14, 2026). We found no public report of Milton damage inside Boca Royale.

What Wind Speed Are Boca Royale Homes Designed For?

All 1,245 Boca Royale address points sit in Sarasota County's 160 mph zone for Risk Category II buildings, the category that normally covers houses, under the 8th Edition Florida Building Code; Category I is 150 mph, III 170 mph and IV 180 mph (Sarasota County GIS, Wind Load Category 8th Edition layer, read November 14, 2026). The Florida Building Commission notes "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 figure is an engineering design input, not a promise about any storm.

Where Are the Nearest Shelters and Evacuation Routes?

The nearest county evacuation shelter is Taylor Ranch Elementary School, 2500 Taylor Ranch Road, Venice, about 3.6 straight-line miles from the Boca Royale entrance, capacity 748, pets allowed; Heron Creek Middle School in North Port is about 10.3 straight-line miles away, capacity 2,043, and Lamarque Elementary in North Port, about 13.4 straight-line miles, is listed for special needs (Sarasota County GIS, Evacuation Shelter layer, read November 14, 2026). Shelters open only when the county announces them.

Boca Royale reaches River Road by SR 776 and CR 777. FDOT announced on October 2, 2026 the completion of the $61 million widening of five miles of River Road between U.S. 41 and I-75 from two lanes to six (FDOT news release, October 2, 2026, read November 14, 2026), and Sheriff Kurt Hoffman said it "is going to make it available for hurricane evacuations and detours" (WGCU, October 2, 2026, read November 14, 2026).

What About Drainage, Sinkholes and the Golf Course?

Boca Royale's lakes and channels are privately maintained, coded "PRIV" in the county's water body layer, while Unit 20's stormwater tracts are dedicated to the West Villages Improvement District (Sarasota County GIS, WaterBody layer; Sarasota Clerk, Boca Royale East Unit 20 plat, both read November 14, 2026). The county's 2024 Lemon Bay report added Units 12, 13, 15 and 16 to its model and recommends surveying the Forked Creek channel and culvert at Englewood Road (Lemon Bay Model Update Report, read November 14, 2026). No report of street or home flooding inside Boca Royale from 2022 to 2026 was found.

The Florida Geological Survey's subsidence file shows none inside Boca Royale; the nearest report is about 2.8 miles away, from 1985, and unverified (FDEP Florida Geological Survey, Subsidence Incident Reports, read November 14, 2026). The golf course was mid-rebuild during Helene and Milton: Neal says work began in April 2023 and members opened the new course on December 23, 2024 (Neal Communities, December 2024, read November 14, 2026). For any home, ask the seller for its insurance claim history.

Which Schools Are Zoned for Boca Royale Addresses?

Sarasota County's school zone layers place all 1,245 Boca Royale address points in the Englewood Elementary, L.A. Ainger Middle and Wellen Park High zones, and Neal's Boca Royale page lists the same three schools. Zones change, so confirm any Boca Royale address with Sarasota County Schools before relying on it.

This section reports zoning facts and sources only. It does not rate or describe schools.

Zoned Schools by the County Layers

Every Boca Royale address point, including the 261 in Unit 20, returned the same three zones when tested on November 14, 2026.

Data updated: November 2026 (Sarasota County GIS school zone and Education layers, point-in-polygon test of 1,245 Boca Royale address points, read November 14, 2026; Wellen Park High address from ABC7, August 11, 2026)

Neal's Boca Royale page lists the same three schools (Neal Communities, Boca Royale Golf and Country Club, read November 14, 2026). As free-flow routing estimates, Englewood Elementary is about 2.6 road miles and 5 minutes from the Boca Royale entrance (Sarasota County GIS, Education layer; OSRM routing, both read November 14, 2026).

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

L.A. Ainger Middle is a Charlotte County Public Schools campus. The Venice Gondolier reported in spring 2025 that "A bi-county contract allows Sarasota County students to attend Charlotte County Public Schools and vice versa," and that the contract "would likely be modified to show the Sarasota County portion of Englewood ... would be zoned for Wellen Park High" (Venice Gondolier via NewsBreak, read November 14, 2026). The contract text was not read for this guide.

Wellen Park High and the Older Lemon Bay High Listing

Wellen Park High opened with the 2026-27 school year as the district's "first new public high school in 25 years" (ABC7, August 10, 2026, read November 14, 2026). ABC7 reports its address as 1 Eaglerise Drive, while the county Education layer still lists 10801 Manasota Beach Road (ABC7, August 11, 2026, read November 14, 2026). Lemon Bay High, a Charlotte County campus some older listings name, is not the zoned high school for Boca Royale addresses on the county layer read November 14, 2026.

How to Confirm the Zoned School for a Boca Royale Address

Give the exact Boca Royale address to Sarasota County Schools and ask for the elementary, middle and high school assignment in writing, plus how the bi-county arrangement applies to that address for the coming year. The district's school locator was not run for this guide.

Boca Royale vs Beachwalk by Manasota Key: How Do They Compare?

Boca Royale and Beachwalk by Manasota Key are neighbors in unincorporated Sarasota County with Englewood 34223 addresses, but they differ on builder, golf and published dues. In the same county file and window, Boca Royale recorded 86 qualified sales at a $576,500 median and Beachwalk 206 at $672,300.

The 2020 press coverage placed Beachwalk "north of Boca Royale Country Club" (Englewood Sun), both on the mainland east of SR 776. Every Beachwalk figure below comes from our Beachwalk guide and the sources it cites.

The Decision Table

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, for both communities; Sarasota County GIS flood, evacuation and school layers; Neal, club, POA, WVID, Sunbiz and DiVosta pages, all read November 14, 2026; Boca Royale shares are our arithmetic from county counts)

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

Both come from the same county file and window, so these are the cleanest numbers in the table (Sarasota County Property Appraiser bulk parcel and sales file, October 21, 2026). Boca Royale recorded 86 sales at a $576,500 median and $266 per square foot; Beachwalk 206 at $672,300 and $327. Boca Royale's median home on the roll is larger, 2,236 square feet against 2,074.

The medians measure different mixes. Beachwalk's is mostly new construction, Pulte as seller on 170 of 206. Boca Royale's is mostly resales, 68 of 86, across homes built 1999 to 2025; 22 of its sales were Unit 16 homes at a $394,500 median, where the roll's median home is 1,845 square feet (same file). The nine sales in Units 6 Phase 1-A through 10 ran from $875,000 to $1,575,000 (same file, our count). Compare price per square foot by plat and home type.

How Do Governance, Dues and Special Districts Differ?

Boca Royale runs on a master property owners association filed November 18, 1974, Sunbiz 731131, managed by Castle Group, plus a Unit 10 maintenance association and the Englewood Golf Condominium Villas Association (Sunbiz, Boca Royale entities, read November 14, 2026). Its FAQ says the single-family assessment covers common-area landscaping, management, common-area utilities and common-area insurance, but publishes no dollar amount (Boca Royale Golf POA, FAQ, read November 14, 2026). Beachwalk publishes its dues.

The West Villages Improvement District's FAQ lists "Boca Royale at Wellen Park" as inside the district and says "Sarasota National, Grand Palm and Boca Royale are not part of the WVID" (WVID, FAQs, read November 14, 2026). All eight original Boca Royale tax notices read carry only three non-ad valorem lines, Englewood Area Fire at $290.78, Solid Waste at $263.96 and Stormwater at $133.92 to $277.97 (Sarasota County Property Appraiser, 2026 TRIM notice, parcel 0484080004, read November 14, 2026). Beachwalk states "No CDD." The split is three-way: original Boca Royale, Beachwalk, and the new Wellen Park section, the only one inside WVID.

How Do Golf, Courts and Clubs Differ?

Boca Royale has an 18-hole course, par 71 and "just over 6,600 yards from the back tees," rebuilt to a Gordy Lewis design, plus a 10,000 square foot short-game area (Neal Communities, December 2024, read November 14, 2026). Its club became non-equity private on July 1, 2026 and lists Golf, Racquets and Social memberships without prices, including 6 lighted clay tennis and 8 lighted pickleball courts (Neal Communities, June 26, 2026; Boca Royale, Membership Overview, both read November 14, 2026). Whether membership comes with a home is not stated anywhere we read. Beachwalk has no course, and its amenities ride on the HOA assessment.

How Do Flood, Evacuation and Schools Compare?

By address point on the 2024 FEMA maps, Boca Royale's built plats carry a smaller AE share than Beachwalk, 5.4% against 19.6%, while Unit 20 runs higher at 82 of 261 (Sarasota County GIS, FEMA Flood Zone layer, read November 14, 2026). The built plats are 98.3% Level C, against Beachwalk's 89.3% (Storm Evacuation Zone layer, read November 14, 2026). Both sit in the 160 mph wind zone and the same three school zones. None of this replaces a parcel check.

Which Yardstick Should Decide Your Search?

• Annual cost: association assessment, club dues, any special district line, and flood insurance for the lot. Beachwalk publishes dues; Boca Royale's must be requested, and a Wellen Park section homesite adds a WVID question.
• Golf: only Boca Royale has a course inside the gate; get membership terms in writing.
• Purchase price: price per square foot on recorded sales in the same window, by plat and home type.
• Construction status: Beachwalk is mid-build; original Boca Royale is sold out by Neal's count and trades mostly as resales.

Comparing Boca Royale With Other Englewood Communities? Talk to McGreevy and Comisar

The credentials behind every Boca Royale 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

Comparing Boca Royale With Other Englewood Communities? Talk to McGreevy and Comisar

The credentials behind every Boca Royale 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 Neal or Buy a Boca Royale Resale?

Buy new from Neal in Boca Royale to choose a plan, options and homesite; buy a resale for a finished home, often in the original plats outside any improvement district. In the county's last 12 months, 18 builder-direct sales had a $398,000 median at $238 per square foot and 68 resales a $600,000 median at $268.

Neal's new building is moving into Boca Royale East, marketed as Boca Royale Golf and Country Club at Wellen Park, so a new home and a resale can now differ on flood map, evacuation level and special district as well as price.

The Decision Table

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, builder-direct = Resource Conservation of Sarasota LLC as seller, code 03 builder closings listed separately; Neal Communities Boca Royale page, plan pages and Realtors page, WVID FAQ and eight 2026 TRIM notices, read November 14, 2026)

Price and Price per Square Foot

The builder-direct median is lower because of where Neal was closing, not because new homes cost less for the same house. Of the 18 builder-direct sales, 11 were in Unit 16, 5 in Unit 14 Phase 2 and 2 in Unit 17 (Sarasota County Property Appraiser bulk parcel and sales file, October 21, 2026). Unit 16's 22 sales posted a $394,500 median, while Unit 14 Phase 2's 10 posted $843,400 and Unit 17's 3 ran from $1,169,000 to $1,325,000 (same file). Resales spread across 15 plats (our count), from a $355,000 median on 6 sales in Unit 11 Phase 1 to six sales from $920,000 to $1,500,000 in Units 6 Phase 1-A, 7, 9 and 10 (same file). Eighteen sales show a range, not a precise market.

What Is Neal's Separate Under-Construction Line?

The county file records 14 more Neal closings outside the 86 qualified sales, coded "qualified, characteristics changed" (code 03), which marks a home sold while under construction. They closed April 6 to August 14, 2026 at an $882,500 median, from $393,000 to $1,365,300, and 9 of the 14 were in Unit 14 Phase 2 (Sarasota County Property Appraiser bulk parcel and sales file, our count). We report them as their own line and never add them to the 86.

Neal's published base prices, $352,990 for the Tidewinds 2 villa to $690,990 for the Santa Catalina, exclude "the homesite premium or design options," and its nine listed homes ran from $449,990 to $999,990 on November 14, 2026, three of them showing posted reductions that day, such as the Tidewinds 2 from $470,990 to $449,990 (Neal Communities, Boca Royale Golf and Country Club at Wellen Park, read November 14, 2026). Builder prices change; these are as published that day.

Timing: When Can You Move In?

Each of Neal's nine listed Boca Royale homes carried the note "This home is under construction," with completion from Q4 2026 to June 2027 (same page). Ask the sales center at 10628 Sarazen Way for the estimate on a home not yet started, in writing. A resale closes on the contract timeline, subject to an estoppel certificate the association must issue within 10 business days of a request (Florida Statutes 720.30851, read November 14, 2026).

Taxes follow timing. A Unit 17 notice shows a lot-value bill of $4,202.81 for 2025 and a proposed $7,182.38 ad valorem bill for 2026 once the finished home reached the roll (Sarasota County Property Appraiser, 2026 TRIM notice, parcel 0484060016, read November 14, 2026). On a resale, the seller's Save Our Homes cap does not carry over; the home is assessed at just value "as of January 1 of the year following a change of ownership" (Florida Statutes 193.155, read November 14, 2026).

Lot Choice, Flood Map and the Special District

A new home lets you pick the homesite at a premium, and Neal reported in May 2026 that it had introduced new water-view homesites (Neal Communities, April 2026 sales release, read November 14, 2026). A resale gives you the lot that exists: a 9,155 square foot median lot across Boca Royale homes, 5,480 in Unit 16 and 13,936 to 16,901 in Units 7, 8 and 9 (Sarasota County Property Appraiser bulk parcel file).

Neal's listed homes are on Royale Dornoch Avenue and Whistling Straits Road, both among the Boca Royale East Unit 20 street names on the county roll (Sarasota County Property Appraiser, property search, read November 14, 2026). Unit 20 has 82 of 261 address points in Zone AE and 24 in Level A, against 53 AE and no Level A among the 984 points in the built plats (Sarasota County GIS, FEMA Flood Zone layer; Storm Evacuation Zone layer, both read November 14, 2026). And the WVID assessment "appears on your property tax bill" with no opt-out (WVID, FAQs, read November 14, 2026). Confirm plat, flood zone, evacuation level and district line for the exact homesite.

Warranty, Construction and Inspection

Neal's Boca Royale plan pages state a 10-year full structural warranty, a 2-year mechanical warranty and service inspections at 1, 6 and 11 months, with concrete block construction and concrete roof tiles (Neal Communities, Tidewinds 2 plan, read November 14, 2026). Neal's standalone warranty page returned an error, so read the warranty delivered with the contract. A resale could be anything from a 1999 Unit 6 Phase 1-A home to a 2025 Unit 18 home (Sarasota County Property Appraiser bulk parcel file); ask for the original closing date and any open warranty claims.

On a new home, hire your own inspector at pre-drywall and before closing, and ask for the elevation certificate. On a resale, order a full inspection and a wind mitigation inspection, and ask for the seller's form if it is under five years old. On either path, read the governing documents on the association portal first; the leasing, pet and vehicle rules were not readable for this guide (Boca Royale Golf POA, Governing Documents, read November 14, 2026).

Buying in Boca Royale? Start With Our Buyer Team

Buying in Boca Royale goes better with your own agent named from the first contact, because Neal's published broker policy requires the agent at the buyer's first visit and registration. McGreevy and Comisar then checks the homesite, the special district line, the flood file, the association disclosure and the club terms before you sign.

How We Represent a Buyer With Neal Communities

Neal's sales team works for Neal; your agent works for you. Neal's Realtors page publishes a commission "up to 3% payable to your office for a sale provided that you are the Procuring Cause," requires the broker at the buyer's first visit and registration, makes registration valid for 90 days per community, and says buyers who previously visited or arrive unrepresented may be ineligible (Neal Communities, Realtors, read November 14, 2026). That is Neal's published policy, paid by the builder, not a fee we set.

So bring us, or name us, on your first visit to the sales center at 10628 Sarazen Way, open Monday to Saturday 10 a.m. to 6 p.m. and Sunday noon to 5 p.m. as posted November 14, 2026 (Neal Communities, Boca Royale page, read November 14, 2026). We then compare the plan, premium and options against Neal's recorded closings in the same plat, including the code 03 line.

What We Check Before You Sign

• The disclosure summary. Florida Statutes 720.401 requires it before signing; if it is not given, the buyer may void the contract within 3 days after receiving it or before closing (Florida Statutes 720.401, read November 14, 2026).
• Assessment and club figures in writing. We ask Castle Group at (941) 460-8020 and the club at (941) 475-6464 for current numbers and whether membership comes with the home (Boca Royale Golf POA, Management Contacts; Boca Royale, Membership Overview, both read November 14, 2026).
• The special district line. WVID for a Wellen Park section homesite; confirmation of fire, solid waste and stormwater only for an original home.
• The flood file. Zone, any letter of map change and the elevation certificate.
• The governing documents, including the "Community Rules Regulations and Restrictions - Updated 06.17.2025" on the portal (Boca Royale Golf POA, Governing Documents, read November 14, 2026).

Buying a Boca Royale Resale With Us

We pull the parcel's sale history and plat, the flood table, the existing wind mitigation form and the build year. We check whether the home also sits under the Unit 10 maintenance association or the Englewood Golf Condominium Villas Association, which can mean a second estoppel and assessment (Sunbiz, Boca Royale entities, read November 14, 2026), and ask the club in writing whether any membership transfers. Resale inventory and days on market for Boca Royale: Information not available at time of publishing (checked November 14, 2026). We watch the MLS daily for our buyers.

New Construction Across Englewood

Weighing Neal against other builders? Our new construction guide for Englewood covers builder contracts, registration rules and timelines, and our guide to buying a home in Englewood covers flood checks and special districts across the area.

Start Here

• Read our home buying guide for the full process.
• Call (239) 898-6072 for a Boca Royale buyer consultation with Marc Comisar or Jesse McGreevy.
• Or contact McGreevy and Comisar with the Boca Royale plat, plan or price band you are considering.

The credentials behind every Boca Royale 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 Boca Royale Home? List With the #1 Team in Southwest Florida Since 2012

Selling a home in Boca Royale means competing with the builder. We tracked the seller of record on every sale: Resource Conservation of Sarasota LLC, a Neal entity, was seller of record on 18 of Boca Royale's 86 qualified sales in the Sarasota County Property Appraiser's last 12 months, plus 14 under-construction closings recorded separately, so McGreevy and Comisar prices every Boca Royale listing against recorded resales and Neal's current inventory, plat by plat, then markets, negotiates and closes.

If you are thinking, "I need someone to sell my house in Boca Royale," or you are searching for the best listing agent for a Neal home in Englewood, McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Boca Royale's plats, 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 Boca Royale Market Your Buyer Is Reading

A Boca Royale buyer's agent and an appraiser will look at the same county record we do. These are the qualified sales of improved Boca Royale 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; calendar-year rows are qualified sales of parcels improved now, non-builder = any seller other than Resource Conservation of Sarasota LLC)

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

What the tables tell a Boca Royale seller:

• The resale group is 68 sales across 15 plats. We price from the closest plat and plan, not the community median.
• Resale counts are up. Non-builder sales went from 34 in 2023 and 34 in 2024 to 56 in 2025 and 57 in 2026 through October 13 (same file). Buyers have more resales to compare, and medians move with the mix of plats that sell each year.
• Pool homes sold higher, but they are also larger and sit in different plats. Pool homes posted a $790,000 median against $394,000 without, and the roll shows a pool on 531 of 949 homes (same file); the pool alone does not explain the gap.

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

Start with our free Boca Royale home valuation. It takes about a minute, and Jesse or Marc follows up with a value built from recorded Boca Royale 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 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 Boca Royale sale. The full Seller Edition FAQ sits further down this page. These are the five questions Boca Royale sellers ask us first.

How Do I Compete With Neal's New Homes When I Sell in Boca Royale?

Compete on what a home under construction cannot offer: installed options, a pool already in, mature landscaping and a near-term closing. Neal's nine listed Boca Royale homes on November 14, 2026 ran from $449,990 to $999,990, all under construction, and its base prices of $352,990 to $690,990 exclude homesite premium and options (Neal Communities, Boca Royale Golf and Country Club at Wellen Park, read November 14, 2026). Its 14 code 03 closings from April to August 2026, at an $882,500 median, show what Neal's larger homes recorded this year (Sarasota County Property Appraiser bulk parcel and sales file).

We line your home up against Neal's price for the nearest plan, add what is already in place, and adjust only where recorded resales in your plat show a difference. Two location facts belong in the pitch when they apply: original Boca Royale is not in the West Villages Improvement District, while Neal's Wellen Park section is (WVID, FAQs, read November 14, 2026), and the built plats carry 53 AE address points of 984 against 82 of 261 in Unit 20 (Sarasota County GIS, FEMA Flood Zone layer, read November 14, 2026).

How Much Does It Cost to Sell a Boca Royale Home?

Selling costs come from the commission, which is negotiable and set in your listing agreement; Florida documentary stamp tax on the deed; title charges and prorations under your contract; and an estoppel certificate from each association your home sits under. Your title agent's settlement statement gives the final figure.

Florida Statutes 720.30851 sets a base estoppel fee cap of $250 when the account is current, up to $100 more for delivery within 3 business days and up to $150 more if delinquent, with caps adjusted for inflation every 5 years (Florida Statutes 720.30851, read November 14, 2026). Castle Group's actual fee, and any Boca Royale transfer fee or capital contribution, are not published, so ask the manager at (941) 460-8020 early (Boca Royale Golf POA, Management Contacts, read November 14, 2026). There is no set or standard commission rate, and we do not publish one; we walk every seller through a net sheet before listing.

What Does the Boca Royale Association Require When I Sell?

Your buyer must receive the 720.401 disclosure summary before signing, and the association must issue an estoppel certificate within 10 business days of a request, valid 30 days when delivered by hand or electronically and 35 days by mail (Florida Statutes 720.401; Florida Statutes 720.30851, both read November 14, 2026). Homes in Unit 10 or the Englewood Golf Villas condominium involve a second association.

Any sales application, sign or open-house rules sit in the governing documents and the June 17, 2025 rules on the association portal, not readable for this guide (Boca Royale Golf POA, Governing Documents, read November 14, 2026); we read them before listing. We coordinate showing access through the Main Gate line, (941) 270-4811 (Boca Royale Golf POA, Management Contacts, read November 14, 2026). If you hold a club membership, ask the club in writing whether it transfers; no source we read says.

How Does My Flood Zone Affect My Boca Royale Sale?

Your flood file can speed a sale or slow it. In a 249-parcel sample, 14.5% of original Boca Royale parcels touched AE, most often in Units 7, 15, 17 and 18 (Sarasota County Property Appraiser parcel flood tables, read November 14, 2026), and twelve letters of map change dated August 7, 2024 to April 9, 2026 removed specific lots or structures from the mapped hazard area (Sarasota County GIS, Letter of Map Change layer, read November 14, 2026).

If the house is in Zone X, or the lot has a LOMA or LOMR-F, put the letter, elevation certificate and flood table in the listing file, with a wind mitigation form under five years old. From January 1, 2027 every Citizens policyholder needs flood coverage whatever the zone (Citizens Property Insurance, Flood, read November 14, 2026), so buyers will ask for flood quotes on Zone X homes too.

When Is the Best Time to List a Boca Royale Home?

List when Neal is not undercutting your plan and your plat has few competing resales. The county record shows the mix moving by quarter: 17 sales at a $595,600 median from October 15 to December 31, 2025, 32 at $605,000 in Q1 2026, 21 at $605,000 in Q2, 14 at $460,000 in Q3 and 2 at $517,500 from October 1 to 14, 2026 (Sarasota County Property Appraiser bulk parcel and sales file). Those swings reflect which plats sold, not a rise and fall in value.

We watch Neal's under-construction list and completion dates for your plan and the resales listed in your plat. Days on market for Boca Royale reads: Information not available at time of publishing (checked November 14, 2026).

Ready to talk numbers? Request your free Boca Royale 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

Boca Royale's public record is deep, from recorded plats to state corporate filings, yet a handful of figures buyers and sellers want were not posted by any public source our team could read on November 14, 2026. Each gap below names why it is missing and the office, document or phone number that holds the answer.

Which Boca Royale market numbers come only from the MLS?

Days on market, sale-to-list ratio, active listings, months of supply and rents live in the multiple listing service, not in the county sales record. The county file gives closed prices only: 86 qualified Boca Royale home sales at a $576,500 median from October 15, 2025 to October 14, 2026 (Sarasota County Property Appraiser sales file, October 21, 2026). We do not estimate MLS fields from that file, because a closed price says nothing about how long a home sat or what it was first listed at.

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)

How much are Boca Royale HOA dues, and are they billed monthly or quarterly?

No dollar figure is public. The Boca Royale Golf POA's own FAQ says "the quarterly assessments for single-family homes include landscaping maintenance for common areas, HOA management company, common area utilities (streetlights, common area irrigation), and common area insurance coverage," yet the same page says payments "are due on the 1st of every month and considered late on the 15th" (Boca Royale Golf POA, FAQ). Which schedule applies to which home type is not stated, and Neal's Boca Royale page shows no HOA fee (Neal Communities, Boca Royale page). Homes in Unit 10 and in the Englewood Golf Villas condominium also have their own associations, the Unit 10 Maintenance Association (Sunbiz N03000001930) and the Englewood Golf Condominium Villas Association (Sunbiz 724225), so a second assessment may apply there; neither amount was found (Sunbiz, Unit 10 association; Sunbiz, "Englewood Golf" list).

Where to get it: Castle Group, the association's manager, at 941-460-8020 on weekdays from 9:00 a.m. to 5:00 p.m. (Boca Royale Golf POA, Management Contacts). Florida requires an association with 100 or more parcels to post its budget and governing documents on a website or app for owners (Fla. Stat. 720.303), so a seller can pull the current budget from the owner login, and an estoppel certificate states the exact amount owed on a specific parcel.

What does Boca Royale Golf and Country Club membership cost, and is it required?

The club lists three categories, Golf, Racquets and Social, and publishes no initiation fee, annual dues or food-and-beverage minimum (Boca Royale Golf and Country Club, Membership Overview). Neal Communities says the club became a "Non-Equity Private Country Club" on July 1, 2026 (Neal Communities, private-club transition release, June 26, 2026). No club, builder or association page we read says whether a Boca Royale owner must join, and no published document says whether buyers in Boca Royale East receive or must buy a membership. Fee figures that appear on third-party golf directories were not confirmed by the club, so this guide does not print them.

Where to get it: the club's Membership Director at (941) 475-6464 or [email protected], in writing. The association's document library also lists a 1989 Settlement Agreement and a May 13, 2025 memorandum about it (Boca Royale Golf POA, Governing Documents); their terms were not readable online and may address club obligations, so ask Castle Group for both.

What do the Boca Royale covenants say about leasing, pets, vehicles and exterior changes?

The rule text was not readable. The association's portal lists about 50 governing files, but each is a forced download that our team could not open as text on November 14, 2026 (Boca Royale Golf POA, Governing Documents). By title, the library holds "Community Rules Regulations and Restrictions," updated June 17, 2025; a restrictions amendment dated August 3, 2022; the "Declaration of CC&R Excluding 1-10"; 15 amendments for Units 11 to 17, from August 28, 2014 to July 30, 2026; a Unit 5 "Storm Protection" amendment of October 26, 2018; and a Unit 5 "Approved Builders" amendment of May 27, 2016 (same source). Recorded plats for Units 12 to 18 cite the Declaration as Official Records Instrument 2013072034, read by machine OCR (Sarasota Clerk, Boca Royale Unit 15 plat).

Where to get it: download the files from the portal or request them from Castle Group at 941-460-8020 before you sign a contract. The one rule the FAQ does state: "The owner is responsible for pest control for their own home" (Boca Royale Golf POA, FAQ).

What transfer, estoppel and board-control facts are missing?

No Boca Royale capital contribution, resale transfer fee or sales-application fee was published by any source read. Florida caps the estoppel certificate fee at $250, plus up to $100 for delivery within 3 business days and up to $150 for a delinquent account, adjusted every 5 years for inflation, and requires the association to issue it within 10 business days (Fla. Stat. 720.30851); Castle Group's actual Boca Royale charge was not posted. Whether owners now control the master association board is not stated publicly: Florida turns control over three months after 90% of parcels in all phases are conveyed, with one owner seat at 50% (Fla. Stat. 720.307), and how Boca Royale East counts toward "all phases" is not addressed in any source we read. Ask the association directly.

What is still open about Boca Royale East and the improvement district?

The West Villages Improvement District says "Boca Royale at Wellen Park" is inside the district and "Boca Royale" is not (West Villages Improvement District, FAQs). The per-lot WVID assessment for the new section was not identified: the words "Boca" and "Royale" do not appear in the extracted text of the WVID FY 2026/2027 proposed budget, and the district's 2026 unit guide link returned "Page not found." Boca Royale East Unit 20 lots had no 2026 tax notice yet; the parcel record shows a closed status with a future roll pending (SCPA parcel 0828130351). Whether Unit 20 is annexed to the master association, which utility confirms water and sewer service there, and the alignment of the Preto Boulevard connector were also not published.

Where to get it: WVID's office at 941-244-2733 (WVID Documents page), the Neal sales center at (941) 210-0528, and Sarasota County development review for the connector.

What do the county approvals, plats and history records leave open?

The conditions attached to Resolutions 2002-064 and 2005-157 and Ordinances 2015-020, 2016-089, 2022-094 and 2022-095 were not readable online; only the county's petition summaries were (Sarasota County GIS, closed petitions). The exact recording day of each Boca Royale plat sits on the clerk's stamp, which machine OCR did not read reliably, so this guide gives the year only. The cattle-ranch origin rests on a single 2026 Neal release, the date the club took the Boca Royale name was not found, and the older Englewood Golf Course plats appear to be the original Units 1 to 5 based on naming alone. Acreage also varies by source: the 17 Boca Royale plats total about 790 county GIS acres, while the club says 1,000 acres (Sarasota County GIS, PlatBoundary layer; Boca Royale Golf and Country Club). Ask Sarasota County Planning and Development Services, the Sarasota County Clerk and the association.

What must you check address by address?

Flood status per structure: the county flood layer tests address points and parcels, not houses, and 12 Letters of Map Change were granted inside the Boca Royale plats between August 7, 2024 and April 9, 2026 (Sarasota County GIS, LetterOfMapChange layer), so request the elevation certificate and any LOMA; county floodplain staff answer at 941-861-5000. Whether the gate is staffed, the internet providers serving each street, insurance premiums, and any storm damage history for a specific home were not published by a primary source. Drive times in this guide are free-flow routing estimates, not published figures, and only River Road's I-75 Exit 191 number was supported in our research. Get insurance quotes on the exact address, check the FCC National Broadband Map, and ask the seller for permits and claim history.

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

• Jesse McGreevy (selling): (239) 898-6072, text or call. We respond same-day. Start with a free home valuation.
• Marc Comisar (buying): (239) 287-5873. Read our buying guide.
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Offices in Naples, Bonita Springs, Estero and Fort Myers.
• Message us: contact McGreevy and Comisar.

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, Boca Royale Buyer Edition

Boca Royale buyers ask most about price, club membership, HOA costs, flood zones and the new Boca Royale East section. Every answer below draws on the county sales record, Neal Communities' published pages, the association's own FAQ or a government source, with the date or window beside each figure so you can check it.

How much do homes in Boca Royale cost?

Boca Royale recorded 86 qualified home sales from October 15, 2025 to October 14, 2026 at a $576,500 median, ranging from $325,000 to $1,575,000 (Sarasota County Property Appraiser sales file, October 21, 2026). The middle half of those sales closed between $394,750 and $823,500. Neal Communities listed new Boca Royale plans from $352,990 as published on November 14, 2026 (Neal Communities, Boca Royale page), and builder prices change often.

Where exactly is Boca Royale, and is it in Englewood, Venice or Wellen Park?

Boca Royale is in unincorporated Sarasota County with an Englewood 34223 address, and Boca Royale Boulevard begins on the east side of Englewood Road (SR 776) (Sarasota County GIS, Street layer). None of its county address points falls inside the City of Venice or the City of North Port (Sarasota County GIS, CountyZoning layer). Neal markets the newest section as "Boca Royale Golf and Country Club at Wellen Park," and the county places that section's 261 address points in its West Villages planning area and the other 984 in its Englewood planning area (Sarasota County GIS, PlanningArea layer).

Is Boca Royale in Sarasota County or Charlotte County?

Sarasota County. All 1,267 parcels in the Boca Royale plats are unincorporated Sarasota County with situs ZIP 34223 on the October 21, 2026 roll, and the older adjoining Englewood Golf Course and Englewood Golf Villas plats are Sarasota County parcels too (Sarasota County Property Appraiser). Englewood spans both counties, which is why buyers ask, but no Boca Royale plat lies on the Charlotte side.

What do new Neal Communities homes in Boca Royale cost?

As published on November 14, 2026, Neal listed 16 Boca Royale plans from $352,990 (the Tidewinds 2 villa) to $690,990 (the Santa Catalina), from 1,533 to 3,677 square feet, in its Coral, Cruise, Cove and Coastal series (Neal Communities, Boca Royale page). Two plans are villas and two are two-story homes. Neal states that base price "does not include the homesite premium or design options," so ask for the full price of a specific homesite.

Are there Neal homes in Boca Royale I can buy now?

Neal listed 9 homes on November 14, 2026, each marked "under construction," priced from $449,990 to $999,990, with completions shown from the fourth quarter of 2026 to June 2027 (Neal Communities, Boca Royale page). Three showed posted reductions, including a Tidewinds 2 villa cut from $470,990 to $449,990 and an Imagination plan cut from $494,990 to $462,990 (same source). The page has a "Show more homes" button, so the full list may be longer.

Where is the Neal sales center in Boca Royale, and when is it open?

Neal's Boca Royale sales center is at 10628 Sarazen Way, Englewood, open Monday to Saturday from 10 a.m. to 6 p.m. and Sunday from 12 p.m. to 5 p.m., with a New Home Consultant line at (941) 210-0528, as published November 14, 2026 (Neal Communities, Boca Royale page). That address is county parcel 0484130005 in Boca Royale Unit 18, inside the original plats rather than Unit 20 (Sarasota County Property Appraiser, property search). If you plan to use a buyer's agent, bring the agent on that first visit.

What is the least expensive way to buy into Boca Royale?

On the county record, 24 of the 86 Boca Royale sales from October 15, 2025 to October 14, 2026 closed under $400,000, and two-bedroom homes sold at a $375,000 median across 20 sales (Sarasota County Property Appraiser sales file). Unit 16 recorded 22 sales from $325,000 to $465,000 at a $394,500 median (same source). New, the Tidewinds 2 villa carried Neal's lowest base price, $352,990, as published on November 14, 2026, before homesite premium and options (Neal Communities, Boca Royale page).

What do Boca Royale homes sell for per square foot?

Boca Royale sales carried a median of $266 per square foot of living area from October 15, 2025 to October 14, 2026 (Sarasota County Property Appraiser sales file). Builder-direct sales ran $238 per square foot across 18 sales, and resales by other sellers ran $268 across 68 sales. Plat, lot size and a pool move that number, so compare like homes.

Are Boca Royale prices going up or down?

Quarterly medians were $595,600 (17 sales, October 15 to December 31, 2025), $605,000 in the first quarter of 2026 (32 sales), $605,000 in the second (21) and $460,000 in the third (14) (Sarasota County Property Appraiser sales file). Those swings mostly track which plats and home sizes closed each quarter, not a clean price trend. By calendar year, qualified sales of parcels improved now recorded medians of $765,000 in 2024, $645,000 in 2025 and $565,000 for 2026 through October 13 (same source).

Is Boca Royale mostly new construction or resale now?

Mostly resale. Of the 86 qualified sales from October 15, 2025 to October 14, 2026, 18 listed Resource Conservation of Sarasota LLC, a Neal entity, as seller and 68 were resales by other sellers (Sarasota County Property Appraiser sales file). The same file records a separate builder line of 14 closings coded "qualified, characteristics changed" (code 03, homes sold while under construction) from April 6 to August 14, 2026, at an $882,500 median, mostly in Unit 14 Phase 2. Those 14 are not part of the 86.

How many homes are in Boca Royale?

The October 21, 2026 county roll shows 1,267 parcels in the Boca Royale plats: 949 carry a home and 318 do not, and 266 of those without a home are in Boca Royale East Unit 20 (Sarasota County Property Appraiser). The older adjoining Englewood Golf Course and Englewood Golf Villas plats add 202 homes (same file). By our count, 949 plus 202 equals 1,151, which matches the 1,151-home original community Neal describes (Business Observer, October 27, 2026).

What are the older Englewood Golf Course sections next to Boca Royale?

The Englewood Golf Course Units 1 to 5 plats hold 168 parcels, 156 with a home at a 2,647 square foot median, and the Englewood Golf Villas 01 to 11 condominium holds 55 parcels, 46 with a unit at a 1,805 square foot median; homes there were built from 1972 to 2018 (Sarasota County Property Appraiser). By naming sequence they appear to be Boca Royale's original Units 1 to 5, since the first plat carrying the Boca Royale name is Unit 6 (Sarasota County GIS, PlatBoundary layer); confirm with the association. Plats for Units 12 to 18 cite a declaration that excludes Units 1 to 10, so the older sections follow separate recorded covenants (Sarasota Clerk, Boca Royale Unit 15 plat).

Who builds Boca Royale, and who is Resource Conservation of Sarasota LLC?

Neal Communities builds and sells the new homes. Resource Conservation of Sarasota, LLC, the seller of record on builder sales, is Florida document L03000037150, filed September 29, 2003, with its principal address at 5800 Lakewood Ranch Boulevard, the same address and managers as Neal Communities of Southwest Florida, LLC (Sunbiz, Resource Conservation of Sarasota, LLC). The 2012 purchase report also identifies the buyer as Neal (Business Observer, June 8, 2012).

When did Neal Communities buy into Boca Royale?

In 2012, per Neal. Business Observer reported on June 8, 2012 that Resource Conservation of Sarasota LLC bought the first Boca Royale section from Boca Royale Golf Inc. for $1.23 million, or $6,796 per home lot, the first of six sections (Business Observer, June 8, 2012). A 2026 Business Observer article gives 2011 instead (Business Observer, October 27, 2026), so this guide uses Neal's 2012 date and the 2012 sale report.

What is Boca Royale East, also called Boca Royale at Wellen Park?

Sarasota County approved Ordinances 2022-095 and 2022-094 on January 31, 2023 for up to 825 homes on about 505 acres of the Boca Royale East property (Sarasota County GIS, closed petitions). Neal plans 170 paired villas and 655 single-family homes there (Neal Communities, first look release, June 9, 2025) and targets completion by the end of 2029 (Business Observer, October 27, 2026). Its first plat, Unit 20, holds 266 lots with no home on the October 21, 2026 roll, 248 owned by Neal Communities of Southwest Florida LLC and 5 by the West Villages Improvement District (Sarasota County Property Appraiser).

Is Boca Royale in a CDD or the West Villages Improvement District?

Original Boca Royale is not; Boca Royale East is. The district's own FAQ says "Sarasota National, Grand Palm and Boca Royale are not part of the WVID" and lists "Boca Royale at Wellen Park" among its neighborhoods (West Villages Improvement District, FAQs). Eight 2026 tax notices on original Boca Royale parcels show only fire, solid waste and stormwater assessments, with no district line (SCPA 2026 TRIM, parcel 0484080004). The WVID amount for an East lot was not published, so ask WVID at 941-244-2733.

How are new Neal homes in Boca Royale built, and what warranty comes with them?

Neal's Boca Royale plan feature lists show concrete block construction (second story frame, per plan), concrete roof tiles, steel storm panels per plan, a 10-year full structural warranty, a 2-year mechanical warranty and service inspections at 1, 6 and 11 months (Neal Communities, Tidewinds 2 plan, read November 14, 2026). Neal's standalone warranty page did not load when we checked, so read the warranty book delivered with your purchase agreement.

Is Boca Royale gated?

Yes. The association describes "a private, gated community" (Boca Royale Golf POA), the club describes "a private 1,000-acre gated community" (Boca Royale Golf and Country Club), and the association lists a Main Gate phone line, 941-270-4811 (Boca Royale Golf POA, Management Contacts). No source says whether the gate is staffed or what its hours are, so ask Castle Group at 941-460-8020.

Are Boca Royale streets public or private?

Private. The county street layer codes Boca Royale Boulevard, Golf View Drive, Grande Park Drive, Grand Palms Boulevard, Raphis Royale Boulevard and Royale Dornoch Avenue as privately maintained, with a 30 mph speed limit (Sarasota County GIS, Street layer). The 1999 Unit 6 Phase 1-A plat dedicates private roadways that the county does not maintain (Sarasota Clerk, Unit 6 Phase 1-A plat).

How much are the Boca Royale HOA fees?

The amount is not published. The association's FAQ says assessments cover common-area landscaping, the management company, common-area utilities such as streetlights and irrigation, and common-area insurance, with payments due on the 1st and late after the 15th (Boca Royale Golf POA, FAQ). The same FAQ uses both "quarterly" and "monthly" wording. Get the figure for your exact home from Castle Group at 941-460-8020 before you write an offer.

Do I have to join the Boca Royale Golf and Country Club?

No published source answers that. The club offers Golf, Racquets and Social memberships with no posted prices (Boca Royale Golf and Country Club, Membership Overview), and it became a non-equity private club on July 1, 2026 (Neal Communities, private-club transition release). Ask the Membership Director at (941) 475-6464 for the current rule and fees in writing, and read the Declaration on the association portal.

What is the Boca Royale golf course like?

Gordy Lewis designed a full rebuild that began in April 2023 and opened to members on December 23, 2024: 18 holes, par 71, "just over 6,600 yards from the back tees," regrassed with Seaside Paspalum Platinum, with a 10,000 square foot short-game area and a driving range doubled in size (Neal Communities, December 2024 release). The club scorecard lists five tees from 3,864 yards (Ruby) to 6,640 yards (Diamond) (Boca Royale, Course Details). Some older directories still say par 72; the club's current figure is par 71.

Can the public still play golf or dine at Boca Royale?

Since July 1, 2026 the club has operated as a private facility "for its members and invited guests," per Neal (Neal Communities, private-club transition release, June 26, 2026). The same release says community events such as holiday parties, weddings and meetings "remain open to the local community." Outside-play rates still posted on the club site may predate the change, so call the club at (941) 475-6464.

What tennis, pickleball and fitness facilities does Boca Royale have?

The club lists six lighted Hydro-Grid clay tennis courts, eight pickleball courts, a racquets pro shop with stringing and ball machines (Boca Royale, Fitness and Racquets), and its membership page calls the pickleball courts lighted (Boca Royale, Membership Overview). The Resort amenity center has a pool with lap lanes, spa, cabanas, a clubroom and a fitness center (Wellen Park news, March 20, 2025); it opened in 2017 with a 2,283 square foot clubhouse and a 3,302 square foot pool area (Sarasota Magazine, November 2017).

Does Boca Royale have a dog park?

Yes. Pineapple Paw Park, a 30,799 square foot dog park on Gulf View Drive across from The Resort, opened with a ribbon-cutting on March 24, 2022, with separate areas for small and large dogs (Neal Communities, paw park release). Check the association rules for leash and use policies.

What new amenities are planned in Boca Royale East?

Business Observer reported on October 27, 2026 that a recreation center was under construction for the new section, with a pool and poolside bar and grill, golf simulator, putting green, pickleball courts, fitness center, movie wall, art room and club rooms (Business Observer, October 27, 2026). Who may use it, what it costs and when it opens were not published, so ask the Neal sales center at (941) 210-0528.

How far is Boca Royale from the beach?

No government source publishes a Boca Royale-to-beach distance. The route runs from SR 776 to Manasota Beach Road and across Lemon Bay to Manasota Beach Park at 8570 Manasota Key Road, which has beach access, a boat ramp and lifeguards (Sarasota County Parks, Manasota Beach Park). A free-flow estimate from the OSRM routing engine on OpenStreetMap data, computed November 14, 2026, puts that drive at about 5.2 road miles and 11 minutes from the Boca Royale Boulevard entrance, before traffic.

Does Boca Royale have waterfront homes or boat access?

Not on the Gulf or the bay: 1,264 of the 1,267 Boca Royale parcels are coded mainland ("MAIN") in the roll's Gulf and bay frontage field (Sarasota County Property Appraiser). Water inside Boca Royale is private stormwater lakes and channels in the Forked Creek basin (Sarasota County GIS, WaterBody layer). The nearest motorized public ramp is at Indian Mound Park, 210 Winson Avenue, about 2.7 road miles and 6 minutes away by a free-flow OSRM estimate (Sarasota County GIS, WaterAccess layer).

How far is Boca Royale from I-75 and the airports?

Free-flow estimates from the OSRM routing engine, computed November 14, 2026 from the Boca Royale Boulevard entrance, put I-75 at Jacaranda Boulevard about 10.4 road miles and 19 minutes away and I-75 at River Road (Exit 191) about 12 road miles and 22 minutes away. The same method gives Venice Municipal Airport about 8.1 miles (15 minutes), Punta Gorda Airport about 32.5 miles (54 minutes), Sarasota Bradenton International about 38.9 miles (58 minutes) and Southwest Florida International about 69.6 miles (92 minutes). Real trips in season take longer.

How do I get from Boca Royale to Wellen Park, and what is the planned connector?

Today the drive to Downtown Wellen runs about 10.4 road miles and 18 minutes via SR 776, Jacaranda Boulevard (CR 765) and US 41, a free-flow OSRM estimate computed November 14, 2026. Neal plans an east-west connector from Boca Royale to the southern extension of Preto Boulevard and targets completing that connection in 2028 (Business Observer, October 27, 2026). That date is the developer's target; no county alignment was published.

Which hospitals are closest to Boca Royale?

HCA Florida Englewood Hospital at 700 Medical Boulevard, Englewood, describes itself as a "100-bed acute care hospital" with a 24/7 emergency room (HCA Florida Englewood Hospital). Sarasota Memorial Hospital-Venice at 2600 Laurel Road E. lists 212 private patient suites and a 24/7 emergency department (Sarasota Memorial, SMH-Venice). Neither hospital publishes a distance from Boca Royale.

Which schools are zoned for Boca Royale addresses?

All 1,245 county address points inside the Boca Royale plats fall in the Englewood Elementary, L.A. Ainger Middle and Wellen Park High zones on the county's school-zone layers, read November 14, 2026 (Sarasota County GIS, ElementarySchoolZone layer; MiddleSchoolZone layer; HighSchoolZone layer). L.A. Ainger Middle is a Charlotte County Public Schools campus. Zones change, so confirm any address with Sarasota County Schools.

What flood zones cover Boca Royale?

On the FIRM effective March 27, 2024, a point-in-polygon test of 1,245 Boca Royale address points found 135 in Zone AE (82 of them in unbuilt Unit 20), 734 in shaded Zone X (0.2% annual chance) and 376 in unshaded Zone X (Sarasota County GIS, FEMAFloodZone layer). By a separate method, a sample of 249 parcels found 14.5% touching Zone AE, mostly in Units 7, 15, 17 and 18 (SCPA parcel flood tables, sample read November 14, 2026). Check the specific lot and its elevation certificate.

Do I need flood insurance in Boca Royale?

If you insure with Citizens, yes from January 1, 2027: Citizens' flood page says the requirement reaches "All policies, regardless of value" effective January 1, 2027, and policies in the special flood hazard area with wind coverage must "have and maintain a flood policy" (Citizens Property Insurance, Flood). Sarasota County is CRS Class 5, a 25% discount on NFIP policies, including those outside the special flood hazard area (FEMA CRS eligible communities, October 1, 2026; FEMA, Community Rating System). Citizens does not cover a dwelling with a replacement cost of $700,000 or more (Fla. Stat. 627.351), so larger homes may need private coverage.

What hurricane evacuation level is Boca Royale?

On the county evacuation layer, every built Boca Royale unit is Level C except Unit 15, which has 17 of its 40 address points in Level B (Sarasota County GIS, StormEvacuationZone layer). For Hurricane Milton, Sarasota County expanded its orders to Zones A, B and C on October 8, 2024 (Sarasota Magazine, Milton evacuation orders), which covered all of Boca Royale. Look up your exact address before you buy.

Did Hurricanes Ian, Helene or Milton damage Boca Royale?

We found no public report naming damage, flooding or road closures inside Boca Royale for any of the three storms. For Ian, the county's watershed report measured 14.01 to 21.8 inches of rain across the Lemon Bay watershed from September 27 to 29, 2022 (Sarasota County, Lemon Bay Model Update Report, August 2024). Ask the seller and the association for claim and repair history on the specific home.

What wind speed are Boca Royale homes designed for?

The county's 8th Edition wind-load layer gives 160 mph for Risk Category II, the category for most one- and two-family homes, at every Boca Royale address point (Sarasota County GIS, WindLoadCategory_8 layer). The Florida Building Commission says peninsula wind speeds "effectively have not changed since the 2010 FBC" (Florida Building Commission, ASCE 7-22 fact sheet).

What are property taxes on a Boca Royale home?

Original Boca Royale parcels pay the unincorporated Sarasota County rate: 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 $470,900 median just value on the October 21, 2026 roll works out to $5,402.97 at 2025 rates without homestead (470,900 x 11.4737 / 1,000), or $4,977.77 with the standard homestead exemptions (Sarasota County Property Appraiser). Add the fire assessment of $290.78, solid waste of $263.96 and stormwater of $133.92 to $277.97 seen on 2026 Boca Royale notices (SCPA 2026 TRIM, parcel 0484100006).

How does the homestead exemption work for a Boca Royale buyer?

Own and occupy the home as your permanent residence on January 1, then apply with the Sarasota County Property Appraiser; March 1 is the last day for a timely application (SCPA, Homestead Overview). The first $25,000 applies to all levies, and an additional, inflation-indexed exemption applies to non-school levies only, shown as $26,411 for 2026 on Boca Royale notices (Fla. Stat. 196.031; SCPA 2026 TRIM, parcel 0483010645). On the October 21, 2026 roll, 638 of 949 Boca Royale homes carried a homestead exemption (Sarasota County Property Appraiser).

Who provides water, sewer and electricity in Boca Royale?

The association names the Englewood Water District as the water provider (Boca Royale Golf POA, FAQ). EWD's base charges from October 1, 2025 are $25.54 per month for water and $37.17 per month for wastewater per ERC, plus usage (EWD rate notice). Florida Power and Light lists Englewood and unincorporated Sarasota County among the communities it serves (FPL tariff, Sheet 7.030).

Can I rent out a Boca Royale home?

The leasing rules were not readable online. They sit in the Declaration and the "Community Rules Regulations and Restrictions" updated June 17, 2025, both listed on the association portal (Boca Royale Golf POA, Governing Documents). Get those documents from Castle Group at 941-460-8020 and read the leasing sections before you sign, especially if you plan to rent the home.

What paperwork protects me when I buy in Boca Royale?

Florida requires the seller to give you a homeowners' association disclosure summary before you sign; if it is not provided, you may void the contract within 3 days after receiving it or before closing (Fla. Stat. 720.401). The association must issue an estoppel certificate stating what is owed within 10 business days of a request (Fla. Stat. 720.30851). Assessments are secured by a lien on the parcel (Fla. Stat. 720.3085), so read the estoppel before closing.

How do McGreevy and Comisar represent buyers with Neal Communities?

Neal's published REALTOR policy pays "up to 3%" to the buyer's broker who is the procuring cause, requires the broker to be present at the buyer's first visit and registration, and keeps a registration valid for 90 days (Neal Communities, Realtors page). That is Neal's policy, not our fee. Bring us on your first visit so you are represented from the start; see our new construction guide or contact us.

How big are Boca Royale homes and lots?

Homes on the October 21, 2026 roll range from 1,418 to 5,022 square feet of living area, with a 2,236 square foot median and a middle half of 1,845 to 2,698 (Sarasota County Property Appraiser). The median home lot is 9,155 square feet, 618 of 949 homes have three bedrooms, and 531 of 949 show a pool on the roll (same file).

Data updated: November 2026 (Sarasota County Property Appraiser sales file of October 21, 2026, window October 15, 2025 to October 14, 2026; Neal Communities prices as published November 14, 2026; county GIS layers, association pages and Florida statutes read November 14, 2026; drive times are OSRM free-flow estimates computed November 14, 2026)

Frequently Asked Questions, Boca Royale Seller Edition

Boca Royale sellers price against two things at once: recorded resales on their own plat and Neal Communities' new homes in Boca Royale East. These answers use the county sales file for October 15, 2025 to October 14, 2026, Neal's prices as published November 14, 2026, and Florida statutes, each linked.

What is my Boca Royale home worth?

Your value comes from recorded Boca Royale sales of similar homes on your plat, adjusted for size, lot, pool, flood zone and Neal's current pricing. Boca Royale resales by non-builder sellers recorded a $600,000 median across 68 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 Boca Royale resales closed in the last year?

Boca Royale recorded 68 resales from October 15, 2025 to October 14, 2026, ranging from $325,000 to $1,575,000, with the middle half between $425,500 and $787,375 (Sarasota County Property Appraiser sales file). The other 18 qualified sales in that window were builder-direct. Resales make up most of the closed record, so your nearest comparables are usually other owners' homes.

How do Boca Royale resale prices compare with builder sales?

Resales recorded a $600,000 median and $268 per square foot across 68 sales, while builder-direct sales recorded a $398,000 median and $238 per square foot across 18 sales, October 15, 2025 to October 14, 2026 (Sarasota County Property Appraiser sales file). Eleven of the 18 builder-direct sales were in Unit 16, where homes are smaller, so the gap reflects plat and size mix, not a pure resale premium.

How do I compete with Neal's new homes in Boca Royale East?

Know the builder's offer before you price. On November 14, 2026, Neal listed 9 homes under construction from $449,990 to $999,990, with completions from the fourth quarter of 2026 to June 2027 and posted reductions on three of them (Neal Communities, Boca Royale page). Neal's base prices exclude homesite premium and design options, so compare your finished home against the builder's full price, and market what yours already has: a completed home, mature landscaping and a closing date that does not wait on construction.

Do Neal's under-construction closings count as comparables for my home?

We report them separately. The county file records 14 Resource Conservation of Sarasota LLC closings coded "qualified, characteristics changed" (code 03, homes sold while under construction) from April 6 to August 14, 2026, at an $882,500 median and a $393,000 to $1,365,300 range, mostly in Unit 14 Phase 2 (Sarasota County Property Appraiser sales file). They sit outside the 86 qualified sales because the home was unfinished when it sold. They are useful context for Unit 14 Phase 2 and Unit 17 sellers, but not a substitute for finished resales.

How much builder supply is still coming to Boca Royale?

Neal marked the final home sale in the original 1,151-home community in October 2026 and plans 825 more homes in the Wellen Park section by the end of 2029 (Business Observer, October 27, 2026). On the October 21, 2026 roll, Boca Royale East Unit 20 held 266 lots with no home yet, 248 of them owned by Neal Communities of Southwest Florida LLC (Sarasota County Property Appraiser). Expect builder sales to continue next door for several years.

Does my plat change what my Boca Royale home sells for?

Yes. From October 15, 2025 to October 14, 2026, plat medians ran from $394,500 in Unit 16 (22 sales) and $576,500 in Unit 12 Phase 2 (16 sales) to $843,400 in Unit 14 Phase 2 (10 sales) (Sarasota County Property Appraiser sales file). Plats with 1 to 3 sales, such as Unit 8 at $875,000, $1,500,000 and $1,575,000, are too thin to call a median a market. Home and lot size explain much of that spread.

Which Boca Royale plats are mostly resales now?

The settled plats. From October 15, 2025 to October 14, 2026, Unit 12 Phase 2 had 16 sales, Unit 11 Phase 1 had 6 and Unit 13 had 6, with no builder-direct sales in any of them (Sarasota County Property Appraiser sales file). By contrast, 11 of Unit 16's 22 sales, 5 of Unit 14 Phase 2's 10 and 2 of Unit 17's 3 were builder-direct. Sellers in the older plats compete mostly with each other.

Do Boca Royale pool homes sell for more?

Homes with a pool on the roll sold at a $790,000 median across 45 sales, versus $394,000 across 41 sales without one, October 15, 2025 to October 14, 2026 (Sarasota County Property Appraiser sales file). Pool homes in Boca Royale are also larger and sit in different plats, so the pool alone does not explain the gap. Price a pool home against pool homes of similar size on a similar plat.

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

Two-bedroom homes sold at a $375,000 median (20 sales), three-bedroom homes at $625,000 (57 sales) and four-bedroom homes at $900,000 (8 sales, a small group) from October 15, 2025 to October 14, 2026; the window held one five-bedroom sale, at $1,103,500 (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 Boca Royale?

Of 86 sales from October 15, 2025 to October 14, 2026, 24 closed under $400,000; 10 from $400,000 to $499,999; 11 from $500,000 to $599,999; 14 from $600,000 to $699,999; 5 from $700,000 to $799,999; 12 from $800,000 to $999,999; and 10 at $1,000,000 and up (Sarasota County Property Appraiser sales file). Under $400,000 was the busiest band, driven largely by Unit 16.

When is the best time to sell a Boca Royale home?

The county record does not show a clean season. Sale counts ran 17 from October 15 to December 31, 2025, then 32, 21 and 14 in the first three quarters of 2026 (Sarasota County Property Appraiser sales file), and the medians moved with the mix of plats closing. Price, condition and the builder's current offers matter more than the calendar.

How have Boca Royale resale prices moved since 2021?

Non-builder sales recorded medians of $599,000 in 2021 (59 sales), $700,000 in 2022 (39), $695,000 in 2023 (34), $737,500 in 2024 (34), $617,500 in 2025 (56) and $600,000 in 2026 through October 13 (57) (Sarasota County Property Appraiser sales file, qualified sales of parcels improved now, by sale year). The groups mix plats and sizes, so treat them as context rather than a trend line.

How long will my Boca Royale home take to sell?

Days on market for Boca Royale 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 home size when we prepare your valuation; call Jesse at (239) 898-6072.

What sale-to-list ratio should I expect in Boca Royale?

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

Who is the best realtor to sell my house in Boca Royale?

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 over $2.5 billion sold as a team. Read more about us or see our guide to the best real estate agents in Englewood.

What does the Boca Royale association need when I sell?

Start with an estoppel certificate from Castle Group, which states what you owe and must be issued within 10 business days of a request (Fla. Stat. 720.30851). Whether the association requires a buyer application or approval was not published on its public pages (Boca Royale Golf POA, Governing Documents), so ask Castle Group at 941-460-8020 as soon as you list. If your home is in Unit 10 or the Englewood Golf Villas, ask that association too.

What does an estoppel certificate cost in Boca Royale?

Florida caps the fee at $250 when the account is current, plus up to $100 for delivery within 3 business days and up to $150 if the account is delinquent, with caps adjusted every 5 years for inflation (Fla. Stat. 720.30851). A certificate stays valid for 30 days when delivered by hand or electronically, or 35 days by mail (same statute). Castle Group's current Boca Royale charge was not posted, so ask for it.

What must I disclose when selling a Boca Royale home?

Florida requires the seller to give the buyer a disclosure summary before the contract is signed, stating that the buyer must be a member of the association, that assessments may change and that special district assessments may apply (Fla. Stat. 720.401). Without it, the buyer can void the contract within 3 days after receiving it or before closing. For a Boca Royale East home, the special district line matters because the West Villages Improvement District covers that section (WVID, FAQs).

Is there a transfer fee or capital contribution when a Boca Royale home sells?

None was published by the association, the club or Neal on November 14, 2026 (Boca Royale Golf POA, FAQ; Neal Communities, Boca Royale page). The estoppel certificate lists every amount the association will collect at closing, so order it early and share it with your buyer.

Does my club membership transfer to my buyer?

No published source says. The club lists Golf, Racquets and Social memberships with no transfer terms (Boca Royale Golf and Country Club, Membership Overview), and it became a non-equity private club on July 1, 2026 (Neal Communities, private-club transition release). Ask the Membership Director at (941) 475-6464 for the rule in writing and give it to buyers with your listing.

Does the club's change to private status affect my sale?

Buyers will ask about it. Since July 1, 2026 the club has operated as a private club "for its members and invited guests" (Neal Communities, private-club transition release, June 26, 2026), and dues and initiation are not published. No public data yet shows how the change affects Boca Royale prices, so have the club's current membership answer ready in writing.

Does my Neal warranty transfer to my buyer?

Neal's Boca Royale plan pages list a 10-year full structural warranty and a 2-year mechanical warranty (Neal Communities, Tidewinds 2 plan), but Neal's standalone warranty page did not load when we checked, so transfer terms were not confirmed. Homes in the Boca Royale plats were built from 1999 to 2025, with 48 completed in 2025 (Sarasota County Property Appraiser). If your home is recent, hand buyers the warranty book and your closing date, and ask Neal how transfer works.

Will my buyer's property taxes match mine?

Often not. After a sale the home is assessed at just value as of January 1 of the following year (Fla. Stat. 193.155), so a buyer loses your Save Our Homes benefit; the 2026 cap on homestead assessment growth was 2.7% (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. Florida lets you transfer the lesser of $500,000 or the difference between your old home's just and assessed values, if you held a homestead as of January 1 of any of the 3 preceding years (Fla. Stat. 193.155). Apply with the new homestead; Sarasota County's deadline for a timely application is March 1 (SCPA, Homestead Overview).

Why did my 2026 tax notice show a lower market value?

Several 2026 Boca Royale notices did: one Unit 12 Phase 2 home fell from $506,200 to $448,700 and one Unit 16 villa from $372,100 to $293,100 between the 2025 and 2026 rolls (SCPA 2026 TRIM, parcel 0484080004; SCPA 2026 TRIM, parcel 0494010010). Market value on the notice is a tax figure set as of January 1, not a list price. Price from recorded sales instead.

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

Not much on its own. The median 2026 just value of Boca Royale homes on the October 21, 2026 roll was $470,900, while sales from October 15, 2025 to October 14, 2026 recorded a $576,500 median (Sarasota County Property Appraiser). Comparable recorded sales on your plat, adjusted for size, lot and pool, set the price.

Will my flood zone affect my Boca Royale sale?

It can. On the FIRM effective March 27, 2024, Units 6 to 10 had every address point in unshaded Zone X, while Unit 17 had 26 of 27 points and Unit 18 had 13 of 17 in Zone AE (Sarasota County GIS, FEMAFloodZone layer). Twelve Letters of Map Change were granted inside the Boca Royale plats between August 7, 2024 and April 9, 2026 (county LetterOfMapChange layer), so find your elevation certificate and any LOMA. Buyers insured by Citizens need flood coverage on all policies from January 1, 2027 (Citizens, Flood).

Should I get a wind mitigation inspection before listing?

It helps buyers price insurance. Florida's OIR-B1-1802 form scores the building code year, roof covering, 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. Neal's plan lists show steel storm panels per plan, which bears on opening protection (Neal Communities, Tidewinds 2 plan).

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

Yes, but the buyer takes on whatever leasing rules the Declaration and the June 17, 2025 Community Rules contain, and those texts were not readable online (Boca Royale Golf POA, Governing Documents). Pull the leasing sections from the portal or Castle Group (941-460-8020) before you market to investors, because lease limits change what an investor will pay.

Can I put up a For Sale sign or hold an open house in Boca Royale?

The association's sign and open-house rules were not published on its public pages; they would sit in the Community Rules updated June 17, 2025 (Boca Royale Golf POA, Governing Documents). Visitors also pass through a gate, so confirm the access process with the Main Gate at 941-270-4811 (Boca Royale Golf POA, Management Contacts). Ask Castle Group before placing a sign.

Do I need approval before painting or changing my Boca Royale home to sell?

Assume yes for exterior changes until you read the rules. The architectural review provisions are inside the Declaration and its 15 amendments for Units 11 to 17, which were not readable online, and Unit 5 has its own "Approved Builders" amendment of May 27, 2016 (Boca Royale Golf POA, Governing Documents). Ask Castle Group at 941-460-8020 about approval steps and timing before you start exterior work.

I own in the older Englewood Golf Course section. What is the market there?

Those older plats, which appear to be Boca Royale's original Units 1 to 5 based on naming (confirm with the association), recorded 13 home sales at a $720,000 median, from $370,000 to $1,279,900, from October 15, 2025 to October 14, 2026 (Sarasota County Property Appraiser sales file). The Englewood Golf Villas condominium recorded 3 sales from $294,000 to $410,000 in the same window. Homes there were built from 1972 to 2018, so inspection, roof age and wind mitigation matter more.

Does a Unit 10 or Golf Villas sale involve a second association?

Likely. Unit 10 has its own Boca Royale Golf Property Owners Maintenance Association, Inc. Unit 10, Sunbiz N03000001930, filed March 3, 2003 (Sunbiz, Unit 10 association), and the Englewood Golf Condominium Villas Association, Sunbiz 724225, filed in 1972 (Sunbiz, "Englewood Golf" list), covers the villa condominium. Order estoppel certificates from each association that applies.

How do McGreevy and Comisar market a Boca Royale home?

We price from recorded Boca Royale sales and Neal's live offers, market the finished-home timing a new build cannot match, prepare the association, club, flood and warranty documents up front, and negotiate with the partners who lead Domain Realty Group. See how we sell homes in Englewood, 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; Neal Communities prices as published November 14, 2026; association pages, county GIS layers and Florida statutes read November 14, 2026)

Downloadable Documents

Boca Royale's key records are public: the county approvals for Boca Royale East, the recorded plats, the association and club filings on Sunbiz, the West Villages Improvement District FAQ, utility and tax schedules, flood and evacuation maps, and the Florida statutes that govern the association. Each link below was read on November 14, 2026.

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 Neal Communities 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, Community Flood Zone layer: https://ags3.scgov.net/server/rest/services/Hosted/CommunityFloodZone/FeatureServer/0
• Sarasota County GIS, CountyZoning layer: https://ags3.scgov.net/server/rest/services/Hosted/CountyZoning/FeatureServer/0
• Sarasota County GIS, CriticalAreaPlan layer: https://ags3.scgov.net/server/rest/services/Hosted/CriticalAreaPlan/FeatureServer/0
• Sarasota County GIS, Education layer: https://ags3.scgov.net/server/rest/services/Hosted/Education/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, FireStationBoundaries layer: https://ags3.scgov.net/server/rest/services/Hosted/FireStationBoundaries/FeatureServer/0
• Sarasota County GIS, GwisBasin layer: https://ags3.scgov.net/server/rest/services/Hosted/GwisBasin/FeatureServer/0
• Sarasota County GIS, GwisWatershed layer: https://ags3.scgov.net/server/rest/services/Hosted/GwisWatershed/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, PlanningArea layer: https://ags3.scgov.net/server/rest/services/Hosted/PlanningArea/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, Street layer: https://ags3.scgov.net/server/rest/services/Hosted/Street/FeatureServer/0
• Sarasota County GIS, WaterAccess layer: https://ags3.scgov.net/server/rest/services/Hosted/WaterAccess/FeatureServer/0
• Sarasota County GIS, WaterBody layer: https://ags3.scgov.net/server/rest/services/Hosted/WaterBody/FeatureServer/0
• Sarasota County GIS, Wind Load Category 8th Edition layer: https://ags3.scgov.net/server/rest/services/Hosted/WindLoadCategory_8/FeatureServer/0
• Boca Royale Golf and Country Club: https://www.bocaroyale.com/
• Boca Royale, Dining Info: https://www.bocaroyale.com/Dining_Events_(1
• Boca Royale, Fitness and Racquets: https://www.bocaroyale.com/Fitness_Racquets
• Boca Royale, Course Details: https://www.bocaroyale.com/Golf_Overview/Course_Details
• Boca Royale, Our Story: https://www.bocaroyale.com/Home/Our_Story
• Boca Royale, Membership Overview: https://www.bocaroyale.com/Membership_Overview
• Boca Royale Golf POA: https://bocaroyale.sites.townsq.io/
• Boca Royale Golf POA, Management Contacts: https://bocaroyale.sites.townsq.io/1
• Boca Royale Golf POA, FAQ: https://bocaroyale.sites.townsq.io/2
• Boca Royale Golf POA, Governing Documents: https://bocaroyale.sites.townsq.io/4
• Business Observer, June 8, 2012: https://www.businessobserverfl.com/article/neal-communities-buys-first-part-boca-royale-golf-country-club
• Business Observer, October 27, 2026: https://www.businessobserverfl.com/news/2026/oct/27/neal-south-sarasota-county/
• 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: https://www.charlottecountyfl.gov/departments/community-services/parks/beaches.stml
• Charlotte County, Ainger Creek Boat Ramp Replacement: https://www.charlottecountyfl.gov/projects/ainger-creek-boat-ramp-replacement.stml
• Charlotte County, Englewood Beach disaster recovery: https://www.charlottecountyfl.gov/projects/disaster-recovery-site-englewood-beach-and-chadwick-park.stml
• Citizens Property Insurance, Flood: https://www.citizensfla.com/flood
• DiVosta Community Book p.10: https://digitalbrochure.divosta.com/view/228885/10
• DiVosta Community Book p.4: https://digitalbrochure.divosta.com/view/228885/4
• DiVosta fee summary: https://digitalbrochure.divosta.com/view/228885/69
• DiVosta: https://www.divosta.com/homes/florida/sarasota/englewood/beachwalk-by-manasota-key-210435
• Englewood Area Fire Control District, Assessments: https://englewood-fire.specialdistrict.org/assessments-fees-charges
• Englewood Review: https://englewoodreview.com/?p=58018
• englewoodwater.com: https://englewoodwater.com/
• Englewood Water District, rate adjustments: https://englewoodwater.com/forms/Rates/Revised%20Board%20Approved%20Rate%20Adjustments%20Effective%20October%201,%202025.pdf
• 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, page 11: https://www.fema.gov/sites/default/files/documents/fema_rsl_crs_eligible-communities_oct-2026.pdf
• Florida Aquatic Preserves, Lemon Bay Aquatic Preserve: https://floridaaquaticpreserves.org/managed-areas/aquatic-preserves/lemon-bay-aquatic-preserve
• 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 State Parks, Stump Pass Beach State Park: https://www.floridastateparks.org/parks-and-trails/stump-pass-beach-state-park
• Florida Statutes 193.155: https://www.flsenate.gov/Laws/Statutes/2025/193.155
• Fla. Stat. 196.031: https://www.flsenate.gov/Laws/Statutes/2025/196.031
• 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
• FOX 13, November 3, 2026: https://www.fox13news.com/news/florida-amendment-3-voters-pass-historic-property-tax-caps
• 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
• GolfN, Boca Royale: https://www.golfn.com/courses/united-states-of-america/florida/boca-royale-golf-and-country-club
• 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
• iExit, I-75 Exit 191: https://www.iexitapp.com/Florida/I-75/Exit%20191/46816
• 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/
• NBC News, October 13, 2024: https://www.nbcnews.com/weather/hurricanes/manasota-key-utterly-devastated-hurricane-milton-made-landfall-nearby-rcna175215
• Neal Communities, June 26, 2026: https://nealcommunities.com/boca-royale-golf-and-country-club-to-transition-to-private-club/
• Neal Communities, paw park release: https://nealcommunities.com/boca-royale-golf-country-club-celebrates-new-paw-park/
• Neal Communities: https://nealcommunities.com/communities/boca-royale-golf-and-country-club-at-wellen-park/
• Neal Communities, June 9, 2025: https://nealcommunities.com/neal-communities-announces-the-first-look-at-the-new-boca-royale-golf-and-country-club-at-wellen-park/
• Neal, April 2026 sales release: https://nealcommunities.com/neal-communities-continues-strong-sales-in-april-2026/
• Neal Communities, Ocean Front plan: https://nealcommunities.com/new-homes/boca-royale-golf-and-country-club-at-wellen-park/ocean-front-7/
• Neal, Santa Catalina: https://nealcommunities.com/new-homes/boca-royale-golf-and-country-club-at-wellen-park/santa-catalina-8/
• Neal Communities, Tidewinds 2 plan: https://nealcommunities.com/new-homes/boca-royale-golf-and-country-club-at-wellen-park/tidewinds-2-9/
• Neal Communities, course grand opening, December 26, 2024: https://nealcommunities.com/newly-renovated-boca-royale-golf-course-to-be-revealed-at-members-grand-opening/
• Neal Communities, April 2024: https://www.nealcommunities.com/?p=42790
• Neal Communities, Boca Royale Golf and Country Club: https://www.nealcommunities.com/new-homes/boca-royale-golf-country-club/
• Neal Communities, Realtors page: https://www.nealcommunities.com/realtors/
• Neal Signature Homes: https://www.nealsignaturehomes.com/
• Venice Gondolier via NewsBreak: 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/
• Private Communities Registry: https://privatecommunities.com/whatsnew/article.htm/2012
• Private Communities Registry: https://www.privatecommunities.com/whatsnew/article.htm/3155
• Private Communities Registry: https://www.privatecommunities.com/whatsnew/article.htm/3511
• Publix, Olde Village Publix: https://www.publix.com/locations/737-olde-village-publix
• OSRM routing: https://router.project-osrm.org/
• Sarasota County Parks, Manasota Beach Park: https://www.sarasotacountyparks.com/Home/Components/FacilityDirectory/FacilityDirectory/564/6738
• Sarasota County Parks, Boating and Paddling: https://www.sarasotacountyparks.com/parks-and-facilities/discover-a-park/search-by-activity/boating-and-paddling
• Sarasota Magazine: https://www.sarasotamagazine.com/home-and-real-estate/2017/01/neal-communities-breaks-ground-at-boca-royale
• Sarasota Magazine: https://www.sarasotamagazine.com/home-and-real-estate/2019/03/west-villages-adds-new-neighborhood
• Sarasota Magazine, November 2017: https://www.sarasotamagazine.com/news-and-profiles/2017/11/builder-completes-amenity-center-in-englewood-neighborhood
• 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
• 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, property search: https://www.sarasotapropertyappraiser.gov/propertysearch/
• Sarasota County Property Appraiser, parcel 0494010010: https://www.sarasotapropertyappraiser.gov/propertysearch/parcel/details/0494010010
• Sarasota County Property Appraiser, parcel 0828130351: https://www.sarasotapropertyappraiser.gov/propertysearch/parcel/details/0828130351
• Sarasota County Property Appraiser, parcel 0828130363: https://www.sarasotapropertyappraiser.gov/propertysearch/parcel/details/0828130363
• TRIM 0483010645: https://www.sarasotapropertyappraiser.gov/propertysearch/trim/0483010645
• TRIM 0484060016: https://www.sarasotapropertyappraiser.gov/propertysearch/trim/0484060016
• Sarasota County Property Appraiser, 2026 TRIM notice, parcel 0484080004: https://www.sarasotapropertyappraiser.gov/propertysearch/trim/0484080004
• TRIM 0484100006: https://www.sarasotapropertyappraiser.gov/propertysearch/trim/0484100006
• TRIM 0494010010: https://www.sarasotapropertyappraiser.gov/propertysearch/trim/0494010010
• Sarasota County Tax Collector, 2025 millage: https://www.sarasotataxcollector.gov/docs/2025Millage
• Sarasota County Tax Collector, 2026 millage: https://www.sarasotataxcollector.gov/docs/2026Millage
• Sunbiz, Boca Royale Country Club, LLC: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=BOCAROYALECOUNTRYCLUB%20L120000307620&aggregateId=flal-l12000030762-531d9282-63b5-46ab-aaa8-d839279775ef&searchTerm=Boca%20Royale&listNameOrder=BOCAROYALEBOCACARES%20N260000016750
• Sunbiz, Boca Royale Golf Property Owners Association: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=BOCAROYALEGOLFPROPERTYOWNERSAS%207311312&aggregateId=domnp-731131-71a2222f-9399-49ba-858f-ad2bdc0227eb&searchTerm=Boca%20Royale&listNameOrder=BOCAROYALEBOCACARES%20N260000016750
• Sunbiz, Unit 10 association: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=BOCAROYALEGOLFPROPERTYOWNERSMA%20N030000019300&aggregateId=domnp-n03000001930-bfac7abc-aff2-4e59-85f3-4b632fcc202a&searchTerm=Boca%20Royale&listNameOrder=BOCAROYALEBOCACARES%20N260000016750
• Sunbiz, Resource Conservation of Sarasota, LLC: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=RESOURCECONSERVATIONSARASOTA%20L030000371500&aggregateId=flal-l03000037150-06218021-ee40-4a6a-9e7f-e6bef691379d&searchTerm=RESOURCE%20CONSERVATION%20OF%20SARASOTA&listNameOrder=RESOURCECONSERVATIONSARASOTA%20L030000371500
• Sunbiz, "Boca Royale" list: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults/EntityName/Boca%20Royale/Page1
• Sunbiz, "Englewood Golf" entity list: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults/EntityName/Englewood%20Golf/Page1
• Sunbiz, Boca Royale Golf, Inc: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?inquiryType=EntityName&searchTerm=BOCA%20ROYALE%20GOLF
• Sunbiz, Neal Communities of Southwest Florida, LLC: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?inquiryType=EntityName&searchTerm=NEAL%20COMMUNITIES%20OF%20SOUTHWEST%20FLORIDA
• Sunbiz, Resource Conservation of Sarasota, LLC: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?inquiryType=EntityName&searchTerm=RESOURCE%20CONSERVATION%20OF%20SARASOTA
• 16: https://secure.sarasotaclerk.com/ViewTiff.aspx?intrnum=2018093378
• Sarasota Clerk, Boca Royale Unit 15 plat: https://secure.sarasotaclerk.com/ViewTiff.aspx?intrnum=2020027602
• 14 Ph 1: https://secure.sarasotaclerk.com/ViewTiff.aspx?intrnum=2020027659
• 17: https://secure.sarasotaclerk.com/ViewTiff.aspx?intrnum=2022042484
• Unit 14 Phase 2: https://secure.sarasotaclerk.com/ViewTiff.aspx?intrnum=2022042599
• Sarasota Clerk, Boca Royale Unit 18 plat: https://secure.sarasotaclerk.com/ViewTiff.aspx?intrnum=2023143800
• Sarasota Clerk, Boca Royale East Unit 20 plat: https://secure.sarasotaclerk.com/ViewTiff.aspx?intrnum=2026103435
• Sarasota Clerk, Englewood Golf Course Unit 1 plat: https://secure.sarasotaclerk.com/ViewTiff.aspx?intrnum=SUBDIVBK22PG26
• Sarasota Clerk, Unit 2: https://secure.sarasotaclerk.com/ViewTiff.aspx?intrnum=SUBDIVBK25PG22
• Unit 3: https://secure.sarasotaclerk.com/ViewTiff.aspx?intrnum=SUBDIVBK30PG12
• Unit 4: https://secure.sarasotaclerk.com/ViewTiff.aspx?intrnum=SUBDIVBK33PG20
• Unit 5: https://secure.sarasotaclerk.com/ViewTiff.aspx?intrnum=SUBDIVBK34PG3
• Sarasota Clerk, Boca Royale Unit 6 Phase 1-A: https://secure.sarasotaclerk.com/ViewTiff.aspx?intrnum=SUBDIVBK40PG30
• 11 Ph 1: https://secure.sarasotaclerk.com/ViewTiff.aspx?intrnum=SUBDIVBK48PG19
• 12 Ph 2: https://secure.sarasotaclerk.com/ViewTiff.aspx?intrnum=SUBDIVBK50PG18
• 13: https://secure.sarasotaclerk.com/ViewTiff.aspx?intrnum=SUBDIVBK50PG35
• Sarasota Memorial Hospital-Venice: https://www.smh.com/SMH-VENICE
• SWFLRoads, FDOT project 451014-1: https://www.swflroads.com/factsheet/463
• SWFLRoads, FDOT project 447882-1: https://www.swflroads.com/project/447882-1
• The Shelby Report, November 9, 2026: https://theshelbyreport.com/2026/11/09/new-publix-with-adjacent-liquor-shop-now-serving-englewood-fl/
• Visit Sarasota, Blind Pass Beach: https://www.visitsarasota.com/beaches-parks/blind-pass-beach
• Visit Sarasota, Lemon Bay Park: https://www.visitsarasota.com/parks/lemon-bay-park-and-environmental-center
• Visit Sarasota, Dearborn Street Englewood: https://www.visitsarasota.com/shopping/dearborn-street-englewood
• Wellen Park, Downtown Wellen: https://wellenpark.com/downtown-wellen/
• Wellen Park, Boca Royale neighborhood: https://wellenpark.com/neighborhood/boca-royale/
• Wellen Park news: https://wellenpark.com/news/boca-royale-completes-golf-course-reconstruction-clubhouse-renovations/
• WVID Documents page: https://westvillagesid.org/documents/
• West Villages Improvement District, FAQs: https://westvillagesid.org/faqs/
• WVID Proposed Budget FY 2026/2027: https://westvillagesid.org/wp-content/uploads/2026/10/WV-Proposed-Budget-2026-2027.pdf
• 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
• WUSF, Sarasota County evacuation zone map: https://www.wusf.org/weather/2025-04-30/sarasota-county-hurricane-evacuation-zone-map-shelter-information
• Neal Signature release via Yahoo News: https://www.yahoo.com/news/neal-signature-homes-breaks-ground-110011507.html
• 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