New-construction buyer representation from McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Two counties, two impact fee schedules and two flood maps: we read the record before you sign the builder's contract.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty. Updated November 2026.
McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012. Top 1% Real Estate Agents Nationally Since 2008. Over $900 million in personal sales and over $2.5 Billion sold as a team.
This guide is for the buyer deciding whether a brand-new home in Englewood, Florida is worth it, and how to buy one without giving away leverage at the sales center. It sits under our Englewood area guide and works from the two county property rolls, the builders' own pages, the utility and impact fee schedules and the Florida Statutes, each read in November 2026. Before your first model-home visit, call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072.
Every point below is sourced again, in more detail, further down the guide.
Data updated: November 2026 (Charlotte County Property Appraiser, September 10, 2025 to September 9, 2026; Sarasota County Property Appraiser, October 15, 2025 to October 14, 2026; builder pages read November 13 and 14, 2026; Englewood Water District schedule effective October 1, 2025; Charlotte County impact fee schedule effective October 12, 2022)
A new Englewood home is priced by a builder, permitted by one of two counties and sold on the builder's own contract, so you need someone working only for you before the first sales-center visit. McGreevy and Comisar register you with the builder, read the contract and county record with you, and negotiate.
Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 Team in Southwest Florida since 2012. On a new build the costly mistakes come early: an online sign-up that cuts your agent out, a deposit clause that waives the statutory escrow, a flood-zone lot priced like its Zone X neighbor. We catch those before you sign.
At an Englewood sales center, a buyer's agent registers you so the builder's agent policy applies, then compares the builder's price with recorded sales on the same county roll. The agent reads the purchase agreement, deposit terms, association and district disclosures and warranty with you, and negotiates before you sign.
The builder's salesperson is paid by the builder and works from the builder's form contract, and owes you no duty. We bring the outside view: what Coco Bay homes actually closed for, what a new scattered-lot home in Englewood East recorded, whether the deposit sits in escrow, and the lot's flood zone. We also write in the inspections you want and keep the closing date realistic. Because Englewood ZIP codes cross the county line, we confirm the parcel's county before we price anything: a Coco Bay home is on the Charlotte roll even though Lennar files it under its "sarasota-manatee" division (Lennar).
Compare agents on what you can check: verified production, years working the local market, reviews you can read in full, and whether the person at the model home will also negotiate your contract. Ask each agent how they would register you with the builder and what they would check in the deposit clause.
Our guide to the best real estate agents in Englewood sets out those yardsticks so you can apply them to any agent, including us. Use it with the builder's agent policy in hand.
These are the team's published credentials:
You will work with Jesse McGreevy and Marc Comisar directly. Marc takes buyer calls at (239) 287-5873 and Jesse is at (239) 898-6072 or [email protected]. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and the team is brokered by Domain Realty.
Read more on the Jesse McGreevy agent page and the Marc Comisar agent page. Our Englewood buyer guide covers the resale side.
Englewood is one Census place split between two counties, and the parcel, not the ZIP code, decides which county builds and taxes your new home. ZIP 34223 holds 14,536 Sarasota parcels and 3,431 Charlotte parcels, and ZIP 34224 holds 15,910 Charlotte parcels and 59 Sarasota parcels. Check the roll first.
The Englewood Census-designated place counted 20,800 people in 2020: 5,414 (26.0 percent) in Charlotte County and 15,386 (74.0 percent) in Sarasota County (U.S. Census Bureau QuickFacts). The parcel counts above come from the two property appraisers' rolls (Charlotte County Property Appraiser; Sarasota County Property Appraiser).
Search the address or parcel number on the Charlotte County Property Appraiser site, then on the Sarasota County Property Appraiser site. A parcel exists on only one roll. For a home not yet built, ask the builder for the parcel or lot number, because a new street address may not be on the roll yet.
A builder's division name is not a county, and a mailing address is not a community. Some homes in Taylor Morrison's Esplanade at Wellen Park carry "Englewood, FL 34223" on Jome and in MLS records, such as 26149 Camogli Ct, while NewHomeSource lists the same home as Venice 34293 (Jome; NewHomeSource). A third wrinkle: North Port city covers 39 percent of ZIP 34223's land, so an Englewood ZIP can be a North Port parcel with a city layer of government.
On a new build, the county decides the impact fee schedule, the permit office and plan review, the flood map and design wind speed, and in part the water provider. Two special districts cross the line and apply on both sides: Englewood Water District and the Englewood Area Fire Control District.
| Layer for a new home | Charlotte County parcel | Sarasota County parcel |
|---|---|---|
| Recorded new-home signal | Builder-direct: first qualified sale of an improved parcel within one year of its year built | Builder-proxy: sold within about a year of its year built (no builder flag in the file) |
| County impact fee, single-family | $7,519, Englewood Fire District column, schedule effective October 12, 2022 | Size-tiered county fees plus a school fee and a mobility fee per square foot west of I-75 (detail in the cost section) |
| Fire impact fee | Englewood Area Fire Control District, $404.35, paid through Charlotte County permitting | Englewood Area Fire Control District, $404.35, paid at the district office |
| Permits and certificate of occupancy | Charlotte County Community Development | Sarasota County Planning and Development Services |
| FEMA flood map panels in effect | December 15, 2022 | March 27, 2024 |
| Design wind speed, Risk Category II | 150 or 160 mph by parcel, per county GIS | Set by the ASCE 7-22 hazard tool for the parcel |
| Water and sewer | Englewood Water District in its area; Charlotte County Utilities elsewhere | Englewood Water District |
Sources: Charlotte County impact fee schedule; Englewood Area Fire Control District (rate effective January 1, 2025); Charlotte County flood page; FEMA National Flood Hazard Layer; Charlotte County roof permit guidance; Sarasota County Mobility Fee notice, Sarasota News Leader.
Data updated: November 2026 (county and district schedules named above, read November 14, 2026)
Permits, inspections and the certificate of occupancy come from the county, because Englewood has no city government on either side. A Charlotte County lot runs through Charlotte County Community Development; a Sarasota County lot runs through Sarasota County Planning and Development Services. The certificate date matters later for warranty and defect-claim deadlines.
Charlotte County publishes a live review queue: for the week of November 9, 2026 it listed an average plan review of 7 business days for new single-family homes, plus 1 to 2 business days of intake, as "estimates, not guarantees" (Charlotte County permit timeframes). We found no comparable published figure for Sarasota County.
Yes. Manasota Key is split by the county line: the northern part is Sarasota County and the southern part, including Englewood Beach, is Charlotte County. A new home on the key also meets state coastal rules on top of county rules, and both counties' Coastal Building Zones took heavy damage in 2024.
A Gulf-front lot at the Sarasota end faces the state Coastal Construction Control Line permit and Sarasota County's Gulf Beach Setback Line. A lot at the Charlotte end faces the state line plus Charlotte County's Manasota and Sandpiper Key Zoning District Overlay (Florida DEP, CCCL program; Charlotte County overlay). Manasota Key Road, the link between the key and Englewood about 2,000 feet north of Blind Pass Park, reopened on January 13, 2026 after a temporary repair that cost just over $2 million (Fox 13). The rebuild rules are covered later in this guide.
In the latest 12 months, Charlotte ZIP 34224 recorded 96 single-family builder-direct sales at a $329,800 median, close to its 309 resales at $310,000. Sarasota ZIP 34223 recorded 201 builder-proxy sales at $618,900 against 402 resales at $427,500. New homes are about a quarter of single-family sales on the Charlotte side and a third on the Sarasota side.
Those shares are our arithmetic from the county counts: 96 of 405 single-family sales is 23.7 percent, and 201 of 603 is 33.3 percent. They describe recorded deeds, so a home under contract today shows up only after it closes.
| Single-family, 12 months | New-home sales and median | Resales and median | Window | Source |
|---|---|---|---|---|
| Charlotte, ZIP 34224 | 96 builder-direct at $329,800 | 309 at $310,000 (405 total at $320,000) | Sep 10, 2025 to Sep 9, 2026 | Charlotte County Property Appraiser |
| Charlotte, part of ZIP 34223 | 3 builder-direct at $1,555,000 (a small group) | 84 at $366,000 | Sep 10, 2025 to Sep 9, 2026 | Charlotte County Property Appraiser |
| Sarasota, ZIP 34223 | 201 builder-proxy at $618,900 ($350,000 to $1,371,400) | 402 at $427,500 | Oct 15, 2025 to Oct 14, 2026 | Sarasota County Property Appraiser |
| Coco Bay group (Charlotte, 34224, all improved sales) | 109 builder-direct at $315,600 | 20 at $280,000 | Sep 10, 2025 to Sep 9, 2026 | Charlotte County Property Appraiser |
| Englewood East (Charlotte, 34224, all improved sales) | 46 builder-direct at $357,500 | 181 at $305,000 (227 total at $315,000) | Sep 10, 2025 to Sep 9, 2026 | Charlotte County Property Appraiser |
| Beachwalk by Manasota Key (Sarasota, 34223, all sales) | Pulte seller on 170 | 206 total at $672,300 | Oct 15, 2025 to Oct 14, 2026 | Sarasota County Property Appraiser |
| Port Charlotte, six ZIPs (for scale) | 526 builder-direct at $315,500 | not shown | Sep 10, 2025 to Sep 9, 2026 | Charlotte County Property Appraiser |
Data updated: November 2026 (Charlotte County Property Appraiser, September 10, 2025 to September 9, 2026; Sarasota County Property Appraiser, October 15, 2025 to October 14, 2026)
On the Charlotte roll, a builder-direct sale is the county's first qualified sale of an improved parcel within one year of its year built. The Sarasota file has no builder flag, so we use a proxy: a single-family home sold within about a year of its year built. The two measures are close but not identical, so we never add them.
The Charlotte definition can miss a home whose first deed recorded while the parcel was still coded as land; the Sarasota proxy can catch a quick resale by a first owner. Both are reasons to read each county on its own.
In ZIP 34224, new and resale medians are only $19,800 apart: 96 builder-direct sales at $329,800 against 309 resales at $310,000. The builder supply comes from two places, Lennar's Coco Bay cluster and scattered lots in Englewood East, and the two price differently.
Coco Bay's 109 builder-direct sales recorded a $315,600 median, while the 46 builder-direct sales in Englewood East recorded $357,500, from $265,000 to $505,000; both are group counts of every improved sale, not a split of the ZIP's 96 single-family sales (Charlotte County Property Appraiser). The $19,800 gap is our subtraction. A narrow gap does not make the homes interchangeable: a builder-direct home has current code, a statutory warranty and new systems, while the resale median spans every decade. Our Englewood buyer guide breaks resales down by year built, and it shows ZIP 34224 resales of homes built in 2020 or later at a $349,500 median (n=38) in the same window.
The Charlotte part of ZIP 34223, the beach-and-key slice, recorded only 3 builder-direct single-family sales, at a $1,555,000 median, against 84 resales at $366,000. Three sales are a small group, so read them as a sign that new homes there are mostly individual coastal builds, not as a price for the area.
On the Sarasota side, 201 builder-proxy single-family sales recorded a $618,900 median, from $350,000 to $1,371,400, against 402 resales at $427,500. The $191,400 gap reflects what is being built: larger homes in gated planned communities, led by Beachwalk, set against an older resale stock.
The $191,400 figure is our subtraction; Beachwalk's 206 sales at $672,300, a count of every sale there, likely pull the Sarasota new-home median up. Nearly-new resales are worth a look here: the Englewood buyer guide shows Sarasota ZIP 34223 resales of homes built in 2020 or later at a $610,000 median (n=68), sold more than a year after they were built, in the same window.
Port Charlotte's six ZIP codes recorded 526 single-family builder-direct sales at a $315,500 median in the same Charlotte window, more than five times ZIP 34224's 96. The medians are close, so on the Charlotte side Englewood is a smaller, similarly priced new-home market rather than a premium one.
Both figures come from the same county file, definition and window (Charlotte County Property Appraiser). See our Port Charlotte new construction guide and Port Charlotte area guide; a three-place decision table appears later in this guide.
Listing sites count homes offered, not sold. Jome's October 2026 snapshot showed 96 new homes from 8 builders under Englewood at a $401,723 median, mixing both counties and some Venice-marketed Wellen Park homes. Permit counts are county totals only: neither county publishes an Englewood figure.
Use the snapshot (Jome) to see who is building, then price against the county roll. For supply, Sarasota County issued 1,851 single-family permits in fiscal 2025 after 2,396 in fiscal 2024 (Sarasota News Leader), and Charlotte County issued 291 single-family permits countywide in July 2026 (Charlotte County major projects, July 2026).
On November 14, 2026, the builders selling new homes in or at the edge of Englewood included DiVosta at Beachwalk, Pulte at Shores at Stillwater, Neal Communities at Boca Royale, Lennar at Coco Bay and Gulf Cove, M/I Homes at Sandpiper Pointe, and Maronda, Adams, Christopher Alan and Holiday Builders on scattered lots. Prices below are dated builder figures.
Builder prices change weekly, rarely include lot premiums or options, and are not recorded sales. We use them to see what is offered, then check the county roll for what closed.
| Builder | Community or area | County, ZIP | Status read Nov 13 to 14, 2026 | Builder-published price |
|---|---|---|---|---|
| DiVosta Homes (PulteGroup) | Beachwalk by Manasota Key | Sarasota, 34223 | Selling | "$300k to $1.3M"; plans 1,405 to 3,970 sq ft |
| Pulte Homes | Shores at Stillwater | Sarasota, 34223 | Selling | Not published in readable form on the builder page |
| Neal Communities | Boca Royale Golf and Country Club at Wellen Park | Sarasota, 34223 sales center | Original 1,151 homes sold out; new section selling | Coral villas from $352,990; Coastal from $550,990 |
| Lennar | Island Lakes at Coco Bay | Charlotte, 34224 | Selling; "5 homes available" | $292,999 to $464,999 |
| Lennar | Palm Lake at Coco Bay | Charlotte, 34224 | Sold out | none |
| Lennar | Gulf Cove scattered lots | Charlotte, 33981 (Englewood edge) | Selling | $286,999 to $369,999 |
| M/I Homes | Sandpiper Pointe | Sarasota, 34223 | A search result for the builder page says selling; an aggregator says sold out | "From the low $400s" |
| Maronda Homes | Scattered homesites | Charlotte, 34224 and 33981 | Selling | "From the $249s" |
| Christopher Alan Homes | Englewood spot lots, On Your Lot program | Charlotte, 34224 | Selling | Not published on a builder page we could read |
| Holiday Builders | South Gulf Cove | Charlotte, 33981 | Selling, per an aggregator | Delray plan base from $316,990 (NewHomeSource, not a builder page) |
Sources: DiVosta Homes; Pulte Homes; Neal Communities; Lennar, Island Lakes; Lennar, Palm Lake; Lennar, Gulf Cove; M/I Homes; Jome; Maronda Homes; NewHomeSource, Holiday Builders Delray, updated July 1, 2026.
Data updated: November 2026 (builder and aggregator pages read November 13 and 14, 2026; dates as shown)
Four production communities carry Englewood 34223 addresses on the Sarasota side: Beachwalk by Manasota Key, Shores at Stillwater, the Boca Royale expansion and Sandpiper Pointe.
The first three are covered in the next section. Sandpiper Pointe is the smallest: M/I Homes describes 85 single-family homes from 1,521 to 2,559 square feet "from the low $400s," with 2 to 3 car garages, a gate and "no CDD fees" (M/I Homes). Its status is in conflict: a search result for the builder's page reads as selling while Jome's October 2026 snapshot says all homes are sold out (Jome). Call before you visit, and bring your agent.
On the Charlotte side, Lennar's Island Lakes at Coco Bay is the one planned community still selling with an Englewood 34224 address. Everything else is scattered-lot building: production builders putting homes on individual platted lots in Englewood East, Gulf Cove, South Gulf Cove and Rotonda West, mostly without an HOA.
Maronda Homes lists Englewood scattered homesites "from the $249s" with "No HOA," and its own FAQ gives a build time of "approximately 6 to 12 months." It showed three quick move-in homes on Englewood 34224 streets when read: 11178 Cheltenham Avenue at $399,900 (2,436 sq ft), 6346 Shaw Street at $396,200 (2,198 sq ft) and 6354 Shaw Street at $329,900 (2,052 sq ft) (Maronda Homes). Christopher Alan Homes reintroduced an On Your Lot program covering Englewood in November 2025 (SRQ Magazine). D.R. Horton sells in Gulf Cove and South Gulf Cove under Port Charlotte 33981 addresses, but its pages did not show readable prices, and we found no D.R. Horton community with an Englewood 34223 or 34224 address.
Gulf Cove, South Gulf Cove and Rotonda West sit at Englewood's eastern and southern edges in Charlotte County, and most of their new homes are scattered-lot builds. Lennar's Gulf Cove homes run $286,999 to $369,999 with "zero HOA fees," while Rotonda West lots answer to the Rotonda West Association's approval process.
Lennar listed Gulf Cove homes on Gillot Blvd and Beiman Avenue at $299,499 and on Montego Ln at $309,499 when read November 14, 2026 (Lennar, Gulf Cove). In Rotonda West, an MLS snapshot dated November 13, 2026 showed 12 new-construction listings at a $434,900 median, with Adams Homes the only builder identified, including 133 Broadmoor Lane at $398,300 and 18 Caddy Road at $443,300 (Momentum Realty). The Rotonda West Association requires residential modification approval before work starts (Rotonda West Association). Our Gulf Cove guide, South Gulf Cove guide and Gulf Cove buyer page cover those areas, and the own-lot section of this guide covers building there.
Custom building in Englewood happens one lot at a time, mostly on Manasota Key, along Lemon Bay and on canal lots. No published roster exists; we found builders through directories and listings, so check every name on the state license portal before you sign.
Examples from the record: Bayfront Builders describes itself as building custom homes on Manasota Key "since 1983" (BuildZoom); a completed elevated spec home at 1214 Gulf Blvd advertises a "16 foot baseline elevation" (Realoq listing); and a to-be-built home at 190 Mockingbird Ln was listed at $3,199,999 for 4,002 square feet (Nest Seekers). Search the builder or its qualifying agent on the Florida DBPR portal and confirm the license is current and active.
Several Englewood names that come up in new-construction searches are not active new-home communities. Grande Preserve on Lemon Bay was built from 2003 to 2005, per a listing site, and sells as resale only. Oyster Creek is a resale golf community. Coral Caye in Placida appears largely built out. Cassia Bay, a Pulte community, is in Punta Gorda.
Sources: Neighborhoods.com, Grande Preserve; Bex Realty, Oyster Creek; NewHomeSource, Coral Caye; Business Observer, Cassia Bay. We searched for a "Lemon Bay Cove" community and found none; the results pointed to Coco Bay. We also found no evidence, as of November 14, 2026, of KB Home, Meritage, Dream Finders or LGI Homes building in Englewood.
The approved or proposed projects we found are small next to the master plans. MySuncoast reported that Sarasota County approved Buchan's Bayside Phase II on Dearborn Street, raising its villas from 12 to 20, and a residential project off Englewood Road near Buchan Airport was at the pre-application stage as of September 15, 2026.
Buchan's Bayside still needs development review and permitting (MySuncoast, July 8, 2026), and the airport-edge proposal had no published name, developer or unit count (MySuncoast, September 15, 2026). The large new supply is the Boca Royale expansion, below.
These four communities supply most planned new homes with an Englewood address. Beachwalk and Coco Bay lead Englewood's recorded new-home sales on their sides of the county line, Boca Royale is starting an 825-home section, and Shores at Stillwater is the newest. Each carries different fees, flood exposure and governance, so compare them lot by lot.
| Community | County | Builder | Recorded sales, 12 months | Governance verified | Builder price read |
|---|---|---|---|---|---|
| Beachwalk by Manasota Key | Sarasota | DiVosta (PulteGroup) | 206 at $672,300; Pulte seller on 170 | HOA; no district named Beachwalk on the state list | "$300k to $1.3M" |
| Boca Royale at Wellen Park | Sarasota | Neal Communities | New section; original Boca Royale recorded 86 at $576,500 | Club; HOA and district status for the new section not verified | From $352,990 (Coral villas) |
| Island Lakes and Palm Lake at Coco Bay | Charlotte | Lennar | 129 at $315,000; 109 builder-direct at $315,600 | HOA; builder lists a special assessment | $292,999 to $464,999 (Island Lakes) |
| Shores at Stillwater | Sarasota | Pulte Homes | 16 at $523,250, all built within a year of sale | CDD, bonds up to $14,000,000 | Not published in readable form |
Data updated: November 2026 (Sarasota County Property Appraiser, October 15, 2025 to October 14, 2026; Charlotte County Property Appraiser, September 10, 2025 to September 9, 2026; builder pages read November 13 and 14, 2026; sources in each subsection below)
Beachwalk is a gated DiVosta community on the Sarasota mainland, not on Manasota Key, off U.S. 41 and Englewood Road. It recorded 206 sales at a $672,300 median in the Sarasota window, from $350,000 to $1,371,400 at $327 per square foot, and Pulte sold 170 of them.
Sarasota County approved the community, under its earlier name Villages of Manasota Beach, through Ordinance 2015-025 in 2015 for up to 1,563 dwelling units on 781.84 acres (Sarasota County GIS). A 2020 press report described 144 acres of lakes and 226 acres of preserve and green space (Sarasota Magazine, January 23, 2020). By early 2025 more than 580 homes had sold since sales opened in 2022, and the amenity center, the Capri Club, runs to 11,500 square feet with a fitness center, a saltwater pool, 10 pickleball courts, six bocce courts and five tennis courts (Sarasota Magazine, April 9, 2025). DiVosta lists villas and single-family plans from 1,405 to 3,970 square feet and prices of "$300k to $1.3M" (DiVosta Homes), and the builder puts the beach 2.3 to 2.5 miles away.
The phases price very differently, which is why a single Beachwalk median can mislead:
| Beachwalk phase (Sarasota roll) | Sales, Oct 15, 2025 to Oct 14, 2026 | Median |
|---|---|---|
| 3A and 3B | 84 | $873,300 |
| 2A and 2B replat | 54 | $515,350 |
| 2C | 46 | $395,000 |
| 1C and 1D | 17 | $715,000 |
Source: Sarasota County Property Appraiser. Beachwalk is governed by a homeowners association, and no district named Beachwalk appears on the state's official special district list (Florida Department of Commerce). A 2026 TRIM notice for a Phase 1A-1B lot showed $695.37 of non-ad valorem charges: fire $290.78, solid waste $263.96 and stormwater $140.63 (Sarasota County Property Appraiser TRIM). The 2026 DiVosta fee summary lists Beachwalk HOA dues from $367.29 to $400.71 a month, depending on home series, collected quarterly (DiVosta Beachwalk Community Book, 2026 Fee Summary); ask for the current budget in writing. Brokerage pages describe the community as outside the flood zone, which we could not confirm on a FEMA panel, so pull the zone for your lot.
Boca Royale is Neal Communities' golf community in Englewood 34223. The original 1,151 homes are sold out, and Neal is building Boca Royale Golf and Country Club at Wellen Park, 825 homes on about 500 acres through the end of 2029, from the mid $300,000s. Treat the two as separate communities for every figure.
The Business Observer reported the final sale in the original community, Neal's 825-home plan and a planned east-west connector to the southern extension of Preto Boulevard, with the connection planned for 2028 (Business Observer, October 27, 2026). Neal's current Boca Royale price list, read November 14, 2026, showed Coral villas from $352,990 (1,638 to 1,848 sq ft), Cruise single-family from $353,990, Cove from $501,990 and Coastal from $550,990, with a top plan, the Santa Catalina, at $690,990 for 3,677 square feet. It also listed 9 quick move-in homes from $449,990 to $999,990 with completions into 2027 (Neal Communities). The sales center is at 10628 Sarazen Way, Englewood (Neal Communities, Boca Royale).
For context on the established community: the original Boca Royale recorded 86 single-family sales at a $576,500 median in the Sarasota window (Sarasota County Property Appraiser), and Neal marked its club's move to a private, non-equity club on July 1, 2026 (Neal Communities). Boca Royale membership fees: Information not available at time of publishing (checked November 14, 2026). Wellen Park infrastructure is served by the West Villages Improvement District, and whether the new Boca Royale homesites carry its assessment is a question to put to Neal in writing (West Villages Improvement District unit guide). Flood exposure varies inside the gates: FEMA's layer returns Zone AE with a base flood elevation of 12.1 feet at 1 Golf View Dr and Zone X at 37 Grand Palms Blvd (FEMA NFHL).
Coco Bay is Lennar's Charlotte County cluster off Placida Road in ZIP 34224. Its 601 parcels recorded a first qualified sale on November 30, 2023, and 129 sales at a $315,000 median in the Charlotte window, of which 109 were builder-direct at $315,600 and 20 were resales at $280,000. Palm Lake is sold out; Island Lakes is still selling.
By plat, Palm Lake and Island Lakes each recorded 58 sales, at $268,500 and $331,050 (Charlotte County Property Appraiser). Lennar listed Island Lakes at $292,999 to $464,999 on November 13, 2026, and on November 14 showed "5 homes available," Executive Homes at $379,999 to $409,999, and Manor Homes and Villas sold out, with plans from the 1,417 square foot Magnolia to the 2,444 square foot Summerville II. The sales center is at 8893 Coco Bay Blvd (Lennar, Island Lakes at Coco Bay). Palm Lake, at 8140 Shore Lake Drive, is listed as sold out (Lennar, Palm Lake at Coco Bay).
Lennar's pages list approximate HOA fees of $241.33 for Island Lakes villas and $282.33 for Palm Lake, and "special assessment fees" of $1,465 and about $1,827, without the billing period or what the assessment funds (Lennar, Palm Lake executive homes). Ask Lennar in writing what that charge funds and check the parcel's non-ad valorem lines on the Charlotte County tax bill. Listings describe some Coco Bay lots as Zone X and others as X500, so confirm the zone for your lot.
Shores at Stillwater is Pulte's gated community on Medical Boulevard near Pine Street, on the Sarasota side. Pulte bought the 77 acres in two parcels for $12 million each in August 2024. It is the one new Englewood community verified to carry a community development district, with bonds of up to $14,000,000.
At announcement, Pulte described 256 homes, including 136 twin villas and 98 single-family homes (figures as printed, which do not add to 256), single-level plans of 1,579 to 2,080 square feet and a projected start in the mid $300,000s, about 3.5 miles from Englewood's beaches (Sarasota Magazine, November 8, 2024). In the Sarasota window, Shores at Stillwater recorded 16 sales at $523,250, all on homes built within a year of sale (Sarasota County Property Appraiser). The Shores at Stillwater Community Development District sought court validation in 2026 of special assessment bonds "not to exceed $14,000,000," in Sarasota County Case No. 2026-CA-001067 NC (Business Observer legal notice). Get the lot's annual CDD assessment in writing before contract. Shores at Stillwater plans, prices and fees: Information not available at time of publishing (checked November 14, 2026).
Flood exposure differs inside this one community. Some 2025 and 2026 listings show Zone X while others in the same subdivision flag a FEMA Special Flood Hazard Area (Max Life Realty, Zone X example; Max Life Realty, flood-area example). Make the zone a contract condition.
Ask every Englewood sales center the same questions in writing: the parcel's county and flood zone, the annual HOA and any CDD or special assessment, the deposit amount and where it is held, the lot premium, which fees the price includes, the build or completion date, and the warranty terms.
Then compare the answers with the county roll: a plan priced far above recorded sales for the same community and size is a negotiating point. And bring your agent on the first visit, because the registration rules Lennar, Neal Communities, D.R. Horton and Pulte publish tie an agent's role to your first contact. To plan that visit with us, call Marc at (239) 287-5873.
Yes. All three are platted Charlotte County lot markets where builders build one house at a time, and Charlotte ZIP 34224 recorded 138 vacant-lot sales at a $25,000 median from September 10, 2025 to September 9, 2026. The lot is the smallest number in the project; fees, utilities, association approvals and the permit set the budget.
Data updated: November 2026 (Charlotte County Property Appraiser, September 10, 2025 to September 9, 2026; Charlotte County Englewood East budget FY2026 and FY2027; Rotonda West Association policies; builder pages read November 14, 2026; Florida Statutes 2026)
Charlotte ZIP 34224 recorded 138 vacant-lot sales at a $25,000 median over the year ending September 9, 2026 (Charlotte County Property Appraiser). The Englewood East grid recorded 46 builder-direct sales at a $357,500 median inside 227 sales at $315,000 in the same window, and ZIP 34224 as a whole recorded 96 single-family builder-direct sales at $329,800. The gap between those two medians is the house, the site work and the government charges in the next section. Price a lot only after the checks below.
Englewood East is the Charlotte mainland grid of Port Charlotte Subdivision sections with Englewood 34224 addresses. Every lot in the Englewood East Non-Urban Street and Drainage Unit pays the same assessment whether it is vacant or built: $292.00 per equivalent residential unit in FY2026 and FY2027, up from $190.00 in FY2025 (Charlotte County, Englewood East budget). A lot buyer pays it from the first tax bill after closing, years before a house exists. Flood exposure varies: the record for 6175 Sturgis St reads Zone X, while bayfront parcels nearby return AE and VE (Charlotte County Property Appraiser parcel record).
Rotonda West is Charlotte County land governed by the Rotonda West Association at 646 Rotonda Circle. The association's residential modification approval "must be completed and approved prior to the start of work," the approval is valid for six months, and the county permit is a separate step (Rotonda West Association, policies). On a canal-front lot the deed restrictions require the new owner to grade and sod the canal bank (Rotonda West Association), and the association bills an annual assessment on top of county taxes.
Adams Homes is the production builder most visible on Rotonda West lots. One Rotonda lot listing reads "Sewer: Septic Needed" with public water (Land and Farm listing), so the utility answer differs lot by lot.
Gulf Cove and South Gulf Cove sit on the Englewood side of Port Charlotte (ZIP 33981). On November 14, 2026 Lennar listed its Gulf Cove homes at $286,999 to $369,999 with "zero HOA fees" (Lennar, Gulf Cove), and Maronda Homes listed Englewood-area plans "From the $249s" with "No HOA" and a build time of "approximately 6 to 12 months" (Maronda Homes, Englewood 33981). Christopher Alan Homes reintroduced an "On Your Lot" program for Florida landowners in November 2025 (SRQ Magazine, November 24, 2025).
Gulf Cove lots vary on flood: one listing reads Zone AE with an 8 foot base flood elevation (Raveis listing). South Gulf Cove adds an architectural review step before construction. Our Gulf Cove neighborhood guide, South Gulf Cove guide and Gulf Cove buyer guide cover the resale side, and our Port Charlotte new construction guide covers the rest of the grid.
The Englewood Water District describes its area as about 44.5 square miles in southern Sarasota County and western Charlotte County (Englewood Water District). Charlotte County Utilities serves nearby west-county areas; a Rotonda West bulk-lot listing describes its central water and sewer (CommercialCafe listing). The boundary is a parcel question, so get a written availability answer.
Where neither serves, the lot needs a health department septic permit, and in state Basin Management Action Plan priority areas a new system on a lot under one acre needs advanced nitrogen removal (Florida DEP, onsite sewage fact sheet). Whether a given Englewood lot is in a priority area is a question for the health department.
On your own lot, Florida's lien law puts the paperwork on you. The notice of commencement must be recorded and posted before the first inspection, is void if work does not start within 90 days of recording, and expires one year after recording unless it says otherwise (Fla. Stat. 713.13). Suppliers who are not paid directly by you must serve a notice to owner within 45 days of starting work, and the statutory warning reads: "TO AVOID A LIEN AND PAYING TWICE, YOU MUST OBTAIN A WRITTEN RELEASE FROM US EVERY TIME YOU PAY YOUR CONTRACTOR" (Fla. Stat. 713.06).
Check the builder's license on the state's DBPR portal before you sign (DBPR license search). Charlotte County will not take an owner-builder application online, because state law requires the owner's physical presence (Charlotte County, online services).
Before closing on any lot, confirm the flood zone, a written utility answer, the deed restrictions and the county units, then read our Englewood town guide for the wider picture.
Before the house, plan on $25,427.85 of government and utility charges on a Charlotte-side lot served by the Englewood Water District, and about $30,200 on a Sarasota-side lot, our arithmetic from the published schedules. Permits, survey, fill and site work come on top, and none of those has a published Englewood figure.
One new single-family home, one equivalent residential connection, 5/8 inch meter. Our arithmetic from the schedules named.
| Line | Charlotte side (Englewood Fire District area) | Sarasota side (ZIP 34223) |
|---|---|---|
| County impact fees | $7,519 | About $12,300 for a 2,000 sq ft home (size-tiered) |
| Englewood Area Fire Control District impact fee | $404.35 | $404.35 |
| Englewood Water District capacity charges | $15,454.50 | $15,454.50 |
| District 5/8 inch meter, short tap | $2,000 | $2,000 |
| District new service application | $50 | $50 |
| Subtotal where the Englewood Water District serves | $25,427.85 | About $30,200 |
| Charlotte County Utilities water and gravity sewer, instead of the district | $18,846 | Not applicable |
| Subtotal where Charlotte County Utilities serves | $26,769.35 | Not applicable |
| Building permit, survey, fill, clearing, driveway | Not published for Englewood | Not published for Englewood |
Sources: Charlotte County impact fees; Englewood Area Fire Control District; Englewood Water District; Charlotte County Utilities Schedule A, via impactfees.org; Sarasota figures secondary, from impactfees.org and the James Madison Institute, April 2025, because the county site blocked automated reads.
Data updated: November 2026 (Charlotte County impact fees as of the October 12, 2022 schedule; Englewood Area Fire Control District fee effective January 1, 2025; Englewood Water District charges effective October 1, 2025; Charlotte County Utilities connection fees effective April 1, 2026; Sarasota County school fee for 2026 permits and mobility fee effective February 1, 2026, secondary sources; all read November 14, 2026)
Charlotte County's schedule, approved July 14, 2022 and effective October 12, 2022, charges a single-family detached home per dwelling, not by size, and every figure includes a 2.55 percent administrative fee. The total for the Englewood Fire District area is $7,519, against $7,804 in the rest of unincorporated Charlotte County (Charlotte County impact fee schedule). The $285 difference appears to reflect the Englewood Area Fire Control District's own $404.35 fee, which Charlotte County collects with the permit. Transportation is the largest line at $6,289, and the schedule carries no school fee line.
Charlotte County hired a consultant under RFP 25-641 to review the 2022 schedule (Charlotte County, RFP 25-641). A draft study shown at a September 15, 2026 workshop calculated much higher single-family fees. As of November 2026 those fees are proposed, not adopted, and $7,519 remains the current Englewood Fire District figure.
State law slows any increase: at least 90 days' notice, an increase of up to 25 percent phased over two years and 25 to 50 percent over four years, and no more than one increase every four years, with a narrow exception that needs a unanimous vote (Fla. Stat. 163.31801). On a to-be-built contract, ask who pays if a new schedule takes effect before your permit.
Sarasota County charges seven fees tiered by living area (park, justice facilities, library, general government, law enforcement, fire and rescue, and EMS), a school fee and a mobility fee for roads. The school fee is $3,048 flat for single-family permits applied for on or after January 1, 2026, the last step of a four-year phase-in. The mobility fee rose by the maximum 3 percent on February 1, 2026, and west of I-75, where Englewood sits, it is $1.737 per square foot of residential floor area, plus a 2.25 percent administrative charge, due before the certificate of occupancy (impactfees.org, Sarasota County; Sarasota News Leader, November 6, 2025).
Together, a 2,000 square foot Sarasota-side home carries about $12,300 in county impact fees before the Englewood fire fee, per those secondary sources; whether the county drops its own fire line inside the Englewood fire district was not confirmed. The exact Sarasota figure for your plan and parcel comes from the county's impact fee office at [email protected] (Sarasota County, impact fees).
The district's board approved new charges on August 14, 2025, effective October 1, 2025. Per equivalent residential connection, a single-family home pays water plant and transmission capacity of $3,062, water distribution of $1,200, a water guaranteed revenue fee of $76.50, wastewater plant and transmission capacity of $5,170, wastewater collection of $5,817 and a wastewater guaranteed revenue fee of $129, for $15,454.50 (Englewood Water District, rate adjustments). That is $4,338.50 for water and $11,116 for sewer, up from $12,431 a year earlier, our arithmetic.
The same schedule sets a 5/8 inch meter at $2,000 on a short tap, up from $1,255, or $3,250 on a long tap, plus a $50 application fee, about $17,504.50 in all on a short tap. The plant components alone total $8,232 ($3,062 plus $5,170, our arithmetic); whether the distribution and collection lines apply where a developer built the subdivision pipes is the district's call, so get a written figure for the parcel (Englewood Water District, 2025 rate study).
Where Charlotte County Utilities serves instead, its connection fees for a single-family home on a 5/8 by 3/4 inch meter rose on April 1, 2026 to $9,118 for water and $9,728 for gravity sewer, $18,846 together, under a Schedule A that impactfees.org reports as approved January 13, 2026 (impactfees.org, Charlotte County; Charlotte County Utilities, January 13, 2026 agenda). A low-pressure sewer street adds a per-tank charge and service line.
We found no citable Englewood price for survey, clearing, fill or stem walls, so get them as written line items. The flood zone drives the fill: a lot whose grade sits below the required floor elevation needs fill or a stem wall. Charlotte County's average plan review for new single-family homes was 7 business days plus 1 to 2 days of intake as of the week of November 9, 2026, "estimates, not guarantees" (Charlotte County, permit timeframes). Sarasota County sets building fees by Resolution 2021-107, and Bulletin 2026-0002 ends value-based inspection fees; the dollar amounts were not readable for this page (Sarasota County, building fees).
The fee falls on the permit applicant, which in a production community is the builder, and builders normally fold it into the base price. Under a build-on-your-lot agreement those lines can be extras or allowances, so ask for a written list marking each line above as included, allowanced or extra.
Most new Englewood communities carry a homeowners association, at least one carries a community development district, and golf is a separate club question. Shores at Stillwater has a CDD that sought validation of up to $14,000,000 in bonds; Beachwalk is an HOA community with no district on the state list; scattered-lot builds often have neither.
Data updated: November 2026 (Business Observer legal notice, March 13, 2026; Lennar community pages read November 13, 2026; Florida Department of Commerce special district list; Sarasota County 2026 TRIM sample; Charlotte County Englewood East budget; Neal Communities club notice; Florida Statutes 2026)
An HOA bills you under recorded covenants; a community development district is a special-purpose government whose assessments ride on the tax bill, often repaying infrastructure bonds. The first-sale contract for a CDD parcel must carry a bold statement, just above your signature, warning that it "MAY IMPOSE AND LEVY TAXES OR ASSESSMENTS" (Fla. Stat. 190.048). For an HOA, a disclosure summary is due before you sign, with a 3-day cancellation right if it arrives late (Fla. Stat. 720.401).
Shores at Stillwater, Pulte's Sarasota-side community on Medical Boulevard, is the one new Englewood community we verified to carry a CDD. Its district, a "local unit of special-purpose government," sought court validation of special assessment bonds "not to exceed $14,000,000" in 2026 (Business Observer legal notice). The per-lot annual assessment was not published in our sources, so ask the builder and the district for the lot's figure, how many years the debt runs, and whether it can be prepaid.
Lennar's Coco Bay pages list approximate HOA fees of $241.33 for Island Lakes villas and $282.33 for Palm Lake, plus "special assessment fees" of $1,465 and about $1,827, without stating the billing period or what the assessment funds (Lennar, Palm Lake at Coco Bay; Lennar, Island Lakes villas). Ask Lennar in writing whether that line is a CDD or other district assessment, an annual figure or a one-time charge, and how it will appear on the Charlotte County tax bill.
Beachwalk by Manasota Key is a homeowners association community; no district named Beachwalk appears on the state's official special district list (Florida Department of Commerce). A 2026 TRIM notice for a Phase 1A-1B lot shows non-ad valorem charges of $695.37: fire $290.78, solid waste $263.96 and stormwater $140.63 (Sarasota County Property Appraiser TRIM). Beachwalk's HOA dues were not available from a builder fee sheet when we checked, so get the current budget before contract. M/I Homes markets Sandpiper Pointe with "low HOA" and "NO CDD FEES" (M/I Homes, Sandpiper Pointe). The scattered-lot builders in the first section advertise no HOA, though county units and the fire assessment still apply.
Neal Communities has sold the last of Boca Royale's original 1,151 homes and is adding 825 homes at Boca Royale Golf and Country Club at Wellen Park through 2029, from the mid $300,000s (Business Observer, October 27, 2026). The club transitioned to a private, non-equity club on July 1, 2026 (Neal Communities). Initiation and dues were not in a primary source we could read, so ask the club in writing what a home purchase includes. Wellen Park infrastructure is served by the West Villages Improvement District (West Villages Improvement District unit guide, 2026); whether the new Boca Royale homesites sit inside it was not confirmed, so check the contract and a recent tax bill in the same phase.
The flood zone sets how high the first floor must sit, which sets fill, stem wall and stair costs. In both Englewood counties a new home in a flood hazard area must have its lowest floor at least 1 foot above base flood elevation, and both counties are Community Rating System Class 5, a 25 percent NFIP discount.
Data updated: November 2026 (Charlotte County FIRMs effective December 15, 2022; Sarasota County FIRMs effective March 27, 2024; FEMA NFHL point queries, October 21, 2026; FEMA CRS list, April 2026; Charlotte County and Sarasota County flood pages; read November 14, 2026)
The Charlotte side uses FEMA maps effective December 15, 2022 and the NAVD88 datum, about 1.15 feet lower on average than the older NGVD29, so an old survey and a new certificate can disagree for the same ground (Charlotte County, vertical datum flyer). Those maps added a Coastal A Zone, where V-zone construction standards apply to an A-zone lot (Charlotte County, flood map and design datum reminder). The Sarasota side uses maps effective March 27, 2024, which moved tens of thousands of county parcels into or out of the Special Flood Hazard Area (Sarasota News Leader, September 21, 2023).
The Florida Building Code sets the lowest floor of a new home in a flood zone at least 1 foot above base flood elevation, and Charlotte County's guidance repeats that standard (Charlotte County, flood insurance). Sarasota County's floodplain code, Chapter 54, Article XVI, requires new and substantially improved homes to sit at or above the higher of base flood elevation, the Building Code elevation or the 100-year, 24-hour flood stage plus 1.0 foot (Sarasota County Code, Chapter 54).
Financing can raise the bar. Charlotte County's December 2024 notice on FHA and HUD rules says FHA financing in a flood zone calls for the lowest floor at least 2 feet above base flood elevation (Charlotte County, FHA and HUD financing notice). If you plan an FHA loan on a new build in an A zone, confirm the floor height before the slab is formed. Building higher than required, called freeboard, generally lowers the flood rate, and Charlotte County's November 2024 Manasota Key overlay revision introduced voluntary freeboard options (Charlotte County Annual Report 2024/25).
FEMA's layer returned Zone X (0.2 percent) at 9824 Bright Water Dr in Beachwalk, Zone X at 37 Grand Palms Blvd in Boca Royale, and Zone AE with a base flood elevation of 12.1 feet at 1 Golf View Dr inside the same Boca Royale gates (FEMA NFHL, October 21, 2026). At Shores at Stillwater, some listings show Zone X and others in the same subdivision flag a Special Flood Hazard Area (Max Life Realty listing, Zone X; Max Life Realty listing, SFHA). Pull the zone for the homesite, not the community. Zone X still matters: Citizens Property Insurance requires flood coverage on every Citizens personal residential wind policy from January 1, 2027, in or out of a flood zone, after a phase-in that reached $400,000 dwelling coverage on January 1, 2026 (Citizens, flood requirement).
In Charlotte County an elevation certificate is required for new or substantially improved structures in a Special Flood Hazard Area, and an under-construction certificate is due before the lintel pour, so the floor height is checked while it can still change (Charlotte County, elevation certificates). Sarasota County posts permit-linked certificates in a public folder, where a 2025 new-home certificate in 34223 reads Zone AE with a base flood elevation of 10.0 feet on the March 27, 2024 map (Sarasota County elevation certificate, RES-NEW-25-002091). Get the final certificate at closing and keep it.
Under FEMA's Risk Rating 2.0, an elevation certificate is optional but can lower a premium (FEMA, Risk Rating 2.0 fact sheet). Both Englewood counties are CRS Class 5; FEMA's April 2026 list shows Charlotte County at Class 5 effective April 1, 2023 and Sarasota County effective May 1, 2007, worth 25 percent on NFIP policies in the Special Flood Hazard Area (FEMA CRS eligible communities, April 2026). A new NFIP policy usually waits 30 days to take effect unless bought with a mortgage closing (FloodSmart), so a cash buyer should order it a month ahead.
Hurricanes Helene and Milton in 2024 left Manasota Key with destroyed homes, eroded beaches and a breach at Stump Pass. Florida DEP counted major structural damage to 226 Coastal Building Zone structures in Sarasota County and 111 in Charlotte County, and Manasota Key Road reopened on January 13, 2026. Much new construction on the key now means elevated replacement homes.
Data updated: November 2026 (Florida DEP Helene and Milton coastal impact report, March 2025; Charlotte County project pages updated through November 2, 2026; Fox 13, January 2026; Florida Statutes 2026)
The Florida DEP post-storm report counted major structural damage to 226 major structures in Sarasota County's Coastal Building Zone, 143 of them single-family, and 111 in Charlotte County's, 88 of them single-family. It rated Manasota Key's beach and dune erosion in both counties at condition IV, the most severe, found that Charlotte County beaches lost 20 to 50 feet of width, and recorded that Milton breached the key at the north end of Stump Pass State Park (Florida DEP, Helene and Milton impact report, March 2025).
Manasota Key Road reopened on January 13, 2026 after a temporary repair, just over $2 million, of a washed-out section about 2,000 feet north of Blind Pass Park (Fox 13). Rough surf buried it in sand again in October 2026 (WWSB). On the Charlotte side, the county approved its renourishment contract on October 27, 2026, with construction estimated from January 1 to April 30, 2027, and the proposed FY27 residential beach assessment was $259.56 per equivalent dwelling unit (Charlotte County, Manasota Key beach renourishment; Charlotte County, July 22, 2026 MSBU memo). A buyer of a new key home inherits that assessment.
On a Gulf-front lot, the state's Coastal Construction Control Line applies on both ends of the key. DEP may not permit most structures that would sit seaward of the seasonal high-water line projected 30 years out, with a narrow exception for a single-family home on a pre-existing platted lot sited as far landward as practicable (Fla. Stat. 161.053; Florida DEP, CCCL). The Sarasota end adds the county's Gulf Beach Setback Line, in place since 1979 per the Water Atlas, where building seaward requires a variance from the County Commission (Water Atlas, Sarasota County). The Charlotte end adds the Manasota and Sandpiper Key Zoning District Overlay, section 3-9-53, revised in November 2024 to allow reconstruction and elevation of older non-conforming buildings (Charlotte County, overlay; Charlotte County Annual Report 2024/25).
When repairs to a building in a high-risk flood zone cost more than 50 percent of the structure's value, excluding land, the whole building must meet the current Building Code including elevation. Charlotte County's example: a $250,000 structure reaches the line at $125,000 (Charlotte County, 50 percent FEMA rule). Sarasota County uses the same 50 percent ratio with a 30 percent warning threshold that triggers itemization, according to a local builder's summary (Rampart Homes summary). Florida's SB 180, approved June 26, 2025, prohibits NFIP communities from adopting cumulative look-back periods for substantial improvement (Florida Senate, SB 180), though Charlotte County still counts permits tied to one storm event together.
A new home built to current elevation is not caught by the rule at purchase. The older cottages around it may be, which is why damaged key lots come to market as teardown or rebuild sites.
A completed spec home at 1214 Gulf Blvd in 34223 was marketed with a "16 foot baseline elevation," and a to-be-built home at 190 Mockingbird Ln was listed at $3,199,999 for 4,002 square feet (Realoq listing; Nest Seekers listing). The county record is thin: the Charlotte part of ZIP 34223 recorded 3 builder-direct single-family sales at a $1,555,000 median against 84 resales at $366,000 from September 10, 2025 to September 9, 2026, a small group, not a market price (Charlotte County Property Appraiser). Sarasota County's 2025 new-home permits on the key include signed Coastal High Hazard Area certifications (Sarasota County certificate, RES-NEW-25-000358), so expect an engineered foundation and a longer permit path through DEP and the county.
A new Englewood home is built to the 8th Edition (2023) Florida Building Code, which uses ASCE 7-22 wind loads. Charlotte County designs homes at 150 or 160 mph by parcel (Risk Category II), which places them inside the wind-borne debris region where glazed openings need impact protection. Insurance then depends on Citizens eligibility, flood and mitigation credits.
Data updated: November 2026 (Charlotte County roof permit guidance and data summary sheet; Florida Building Commission materials; Citizens Property Insurance flood and eligibility pages; Florida Statutes 2026; read November 14, 2026)
Charlotte County tells applicants: "Choose either 150 or 160 mph Wind Zone for homes based upon the county GIS system. Homes in Charlotte County are designated Risk Category 2" (Charlotte County, residential roof permit guidance). Its one- and two-family data summary sheet records the code edition, wind speed, exposure category and window and door design pressures for each permit; ask for it (Charlotte County, data summary sheet). Sarasota County directs designers to the ASCE 7-22 Hazard Tool rather than publishing one countywide figure.
The 2023 Building Code, as amended in 2024, defines the wind-borne debris region as land within 1 mile of the coastal mean high water line where an Exposure D condition exists upwind and the design wind speed is 130 mph or more, and any area where it is 140 mph or more (Florida Roofing and Sheet Metal Contractors Association, September 2, 2025). Charlotte-side Englewood homes at 150 or 160 mph meet the second test. Inside the region, windows and doors need impact-rated products or approved shutters or panels; keep the product approvals for the wind mitigation inspector.
The 9th Edition (2026) Building Code is set to take effect December 31, 2026, and permits applied for from that date fall under it (Florida Building Commission workplan, October 2026). On a build-on-your-lot contract, ask which edition the plans use and who pays for any redesign.
Florida requires insurers to offer discounts for wind-resistant features and to accept the uniform mitigation verification form (Fla. Stat. 627.711). The form grades roof deck attachment, roof-to-wall connections and opening protection, and the roof-to-wall credit needs attic access to verify (Simpson Strong-Tie, June 2026). Order the inspection right after closing and send it to every carrier you quote.
Citizens Property Insurance takes a new policy only when no private insurer offers coverage, or the private premium is more than 20 percent above Citizens for comparable coverage, and a dwelling with a replacement cost of $700,000 or more is ineligible (Citizens clearinghouse; Fla. Stat. 627.351). Replacement cost, not price, sets that line. Beachwalk by Manasota Key recorded 206 sales at a $672,300 median from October 15, 2025 to October 14, 2026 (Sarasota County Property Appraiser), so many larger Sarasota-side new homes will be priced in the private market, and every Citizens wind policy needs flood coverage from January 1, 2027.
An insurer may not refuse to write or renew a policy solely because of the age of a roof under 15 years old (Fla. Stat. 627.7011). The same statute requires insurers to offer law and ordinance coverage at 25 or 50 percent of the dwelling limit, which pays toward rebuilding to a newer code after a loss. Quote homeowners and flood coverage during the contract period, not the week of closing.
A new Englewood home is usually taxed as land only the year it is finished, then at full value the next January 1. On 2026 rates (Sarasota's still proposed), a homesteaded home at the Charlotte 34224 builder-direct median owes about $4,513 in ad valorem tax, and one at the Sarasota 34223 builder-proxy median about $6,581, our arithmetic.
Data updated: November 2026 (Charlotte County Property Appraiser 2026 final rate chart; Sarasota County 2026 proposed TRIM rates; Englewood Area Fire Control District 2026 to 2027 assessments; Sarasota County Property Appraiser Save Our Homes page; Florida Statutes 2026; read November 14, 2026)
Florida values property as of January 1 and places no value on improvements that are not substantially complete on that date (Fla. Stat. 192.042). A home finished in March is taxed that year on the land and assessed as a house the next January 1. An escrow set from the land-only bill runs short when the full bill arrives, so ask your lender to escrow on the finished value.
Charlotte County's 2026 final rate chart puts tax district 005 at 15.5683 mills and district 003, Manasota Key, at 16.3481 mills; the 0.7798 Manasota Key Special and Debt line is the difference (Charlotte County Property Appraiser, 2026 final rate chart). School levies are 3.0240 (state) and 3.2480 (local). Sarasota County's final 2026 chart was not posted when our sources were read; the proposed 2026 rate for tax code 1500, which includes Englewood Lighting, is 11.3712 mills, and the Beachwalk sample parcels sit in code 0100 at 11.3068 mills, with school levies of 2.6810 and 3.2480 (Sarasota County Property Appraiser, TRIM 0495130044; TRIM 0479080016). ### A First Full Year at the New-Home Medians
Illustration only. Homestead assumed: $50,000 off non-school levies and $25,000 off school levies. Our arithmetic from the rates above.
| Line | Charlotte 34224, district 005 | Sarasota 34223, code 0100 |
|---|---|---|
| Value used | $329,800 (96 builder-direct sales, median) | $618,900 (201 builder-proxy sales, median) |
| Non-school mills | 9.2963 | 5.3778 |
| School mills | 6.2720 | 5.9290 |
| Non-school tax | About $2,601 | About $3,059 |
| School tax | About $1,912 | About $3,521 |
| Ad valorem total | About $4,513 | About $6,581 |
| Non-ad valorem | Fire $290.78, plus $292.00 in Englewood East | $695.37 on the Beachwalk sample (fire, solid waste, stormwater) |
| Approximate total | About $4,804, or $5,096 in Englewood East | About $7,276 |
Values: Charlotte County Property Appraiser, September 10, 2025 to September 9, 2026; Sarasota County Property Appraiser, October 15, 2025 to October 14, 2026; never blended. The second homestead exemption is indexed to inflation, a CDD or HOA charge is extra, and the appraiser's January 1 value, not your price, drives the real bill.
The Englewood Area Fire Control District charges $290.78 per residence for 2026 to 2027 but $63.95 for a vacant lot, so the charge rises when the house is finished (Englewood Area Fire Control District). A Charlotte-side key home adds the beach assessment proposed at $259.56 per unit for FY27, and Sarasota parcels carry solid waste and stormwater lines (Sarasota County Tax Collector, non-ad valorem). Homestead reduces none of these, and a CDD assessment sits here too.
You must own and occupy the home as your permanent residence on January 1 and apply with the county property appraiser by March 1; both counties apply the $25,000 exemption plus a second $25,000 on assessed value between $50,000 and $75,000 for non-school levies (Charlotte County Property Appraiser, exemptions). The Save Our Homes cap, 2.7 percent for 2026 and 2.9 percent for 2025, starts the year after homestead is established, so a new home's first homestead assessment is at full value (Sarasota County Property Appraiser, Save Our Homes). Non-homestead property has a separate 10 percent cap on non-school levies.
A property tax amendment was on the November 3, 2026 ballot; our sources held no certified result, so we price no change here. Ask the property appraiser how it applies to your parcel (Charlotte County Property Appraiser, amendment page). Moving a Florida homestead? Ask about portability, and an Englewood home valuation helps line up the sale. To have the fee stack, flood file and first-year tax built for one lot or one homesite, Call Marc at (239) 287-5873 or Call Jesse direct at (239) 898-6072, or read about Jesse McGreevy and Marc Comisar.
No law makes you bring one, but the consultant at the model works for the builder, and each large builder whose policy we could read pays a buyer's agent only if that agent is registered at your first contact. Lennar, Neal Communities, D.R. Horton and Pulte each publish a first-visit rule, so the order of your first steps matters.
Data updated: November 2026 (builder agent policies and listing pages read November 14, 2026; Charlotte County Property Appraiser, September 10, 2025 to September 9, 2026; Sarasota County Property Appraiser, October 15, 2025 to October 14, 2026)
The consultant at Island Lakes at Coco Bay, Boca Royale or Beachwalk sells that builder's homes on that builder's contract. Nobody at the desk compares the home with what sold last year in the same ZIP code or reads the contract on your behalf. That comparison is where an agent starts. In Charlotte ZIP 34224 the county recorded 96 single-family builder-direct sales at a $329,800 median from September 10, 2025 to September 9, 2026, while Lennar listed Island Lakes at Coco Bay at $292,999 to $464,999 when read November 13, 2026 (Charlotte County Property Appraiser; Lennar, Island Lakes at Coco Bay). Our Englewood area guide explains how the two county sides differ.
Each rule below comes from the builder's own page or document, read November 14, 2026; the Pulte, Maronda and ICI Homes rules and Lennar's online-appointment line were seen only in search-result text for those documents, so confirm them with the sales center.
| Builder | Published rule | Source |
|---|---|---|
| Lennar (Coco Bay, ZIP 34224) | Buyer registers the broker at the first interaction with a Lennar employee; broker accompanies the buyer on the first visit (in person, self-guided or virtual); purchase agreement signed within 60 days of registration; broker signs Lennar's Cooperating Broker Agreement; commissions only in select communities. An online appointment is not a broker registration. | Lennar broker policy, May 31, 2024; Lennar FAQ; Lennar legal |
| Neal Communities (Boca Royale, ZIP 34223) | Broker must be procuring cause and present at the first visit and registration; buyer can be ineligible after a prior visit, a prior registration, or saying they had no agent; registration lasts 90 days in that community; commission up to 3 percent on base price and homesite premium. The page names no Englewood community. | Neal Communities, Realtors |
| D.R. Horton (Manatee-Sarasota division) | Agent must accompany and register the client on the first sales-office visit; client must not have registered on the D.R. Horton website; valid Florida license at registration and closing; covers contracts ratified January 1 to December 31, 2026. | D.R. Horton listing |
| Pulte Homes | Agent must register the buyer on the first visit and sign Pulte's standard registration (promotion document, not a published Englewood policy). | PulteGroup document |
| Maronda Homes (scattered lots, ZIP 34224) | Agent attends the first visit in person; refused if the buyer visited without an agent within 120 days; expires after 90 days without a contract. | Maronda Homes, Realtors |
| ICI Homes (Wellen Park, near Englewood) | Agent brings the prospect to the first visit in person; pre-registration records date and time (October 2024 document). | ICI Homes agent program |
Data updated: November 2026 (builder policy pages and documents read November 14, 2026; dates shown are each document's own)
DiVosta's Beachwalk by Manasota Key, Pulte's Shores at Stillwater and M/I Homes' Sandpiper Pointe published no registration rule or co-op terms on the pages read November 14, 2026 (M/I Homes, Sandpiper Pointe). That matters on the Sarasota side, where Beachwalk recorded 206 sales from October 15, 2025 to October 14, 2026 and Pulte was the seller of record on 170 (Sarasota County Property Appraiser). Where no rule is written, we get the terms from the sales center by email before your visit.
It can. D.R. Horton excludes a client who previously registered on its website, and Neal excludes a buyer already registered at the community (D.R. Horton; Neal Communities). Lennar's legal page, as shown in search results, says an online appointment does not register your broker (Lennar legal). Before you fill in a "request info" form, accept a self-guided tour code or give your name at a model, call your agent.
A lot purchase raises different questions: flood zone, utility availability, deed restrictions and connection cost. Christopher Alan Homes reintroduced an "On Your Lot" program covering Englewood in November 2025, so a buyer can own the lot and hire the builder separately (SRQ Magazine, November 24, 2025). That structure changes the deposit law, as the next section shows. To talk it through, book an Englewood buyer consultation or Call Marc at (239) 287-5873.
Section 501.1375 of the Florida Statutes gives the buyer of a new one-family or two-family home the right to have deposits of up to 10 percent of the price held in escrow, and the buyer may waive that right in writing. A 2010 appeals decision held it does not cover building on land you already own.
Data updated: November 2026 (F.S. 501.1375 and chapter 713, 2026 Florida Statutes, read November 14, 2026; county figures as windowed below)
It covers builders and developers selling one-family or two-family homes, except sellers of fewer than 10 units a year statewide (F.S. 501.1375). The escrow agent can be a bank, savings and loan or trust company, a Florida Bar attorney, a licensed Florida broker, or a Florida-authorized title insurer, and withdrawals generally need both signatures. Failing to deposit within 10 days of receipt is prima facie evidence of a violation, escrowed funds are free of mechanics' and lender liens, and a developer's willful violation is a third-degree felony.
At the Charlotte ZIP 34224 builder-direct median of $329,800 (96 sales, September 10, 2025 to September 9, 2026), 10 percent is $32,980. At the Sarasota ZIP 34223 builder-proxy median of $618,900 (201 sales, October 15, 2025 to October 14, 2026), it is $61,890 (Charlotte County Property Appraiser; Sarasota County Property Appraiser). Those are our multiplications of each county's own median, kept separate. Anything above 10 percent of your own price sits outside the statutory right.
After notice to the buyer, a builder may use escrowed money for construction if it first posts a surety bond payable to the buyer, where one is available (F.S. 501.1375). If no bond is available, it may borrow an equal amount instead, and the buyer pays up to 12 months of that loan's interest at closing, less escrow interest earned. A master bond is allowed, with the buyer's share of premium charged at closing. On a buyer default, the builder may withdraw after certified-mail notice at least 72 hours ahead. Look for those interest and premium lines on your closing statement.
Every offer and contract must carry a conspicuous legend saying the escrow right can be waived, in writing, by the buyer. Production contracts often put a waiver line beside it, and initialing it releases the deposit to the builder's general use. Make that choice deliberately, not as one initial among dozens.
Commentary on Florida builder contracts, seen in search-result text, puts the usual deposit at 2 to 5 percent of price and stresses checking when each payment turns non-refundable (Million Luxury). Option and upgrade deposits are usually separate and often non-refundable once ordered. Ask for a written schedule of every payment, where it is held, and whether it comes back if the builder misses its outside date.
In JPG Enterprises v. McLellan (Fla. 4th DCA 2010) the court held section 501.1375 does not apply to a contractor building on land the consumer already owns (Leagle). A buyer who owns a lot in Englewood East, Rotonda West or on Manasota Key must negotiate escrow or a draw schedule into the custom contract, and becomes the owner under the lien law. The owner records the notice of commencement, which is void if work does not start within 90 days and expires 1 year after recording unless it says otherwise (F.S. 713.13). Suppliers and subcontractors serve a notice to owner within 45 days of starting work, and the statute's warning is to get a written release each time you pay (F.S. 713.06). In a production purchase the builder owns the lot until closing and carries that risk.
An Englewood builder contract is the builder's own form, not the standard resale contract, and it runs far longer. Read six things before signing: the completion date and its remedy, delay and storm language, price and material changes, dispute resolution, the disclosures Florida requires, and the builder's license status on the state portal.
Data updated: November 2026 (Florida Statutes chapters 190, 404, 489, 553 and 720, 2026 edition, read November 14, 2026; court decisions and commentary as dated below)
Most Florida builders use proprietary contracts (Winter Garden New). An agent quoted by HomeLight on October 26, 2022 put builder contracts at 70 to 80 pages against about 12 for a resale (HomeLight). No full Englewood community purchase agreement was public on November 14, 2026, so what follows is what to look for, not a claim about any one builder's wording.
Florida's Second District declined to find a breach of a purely estimated completion date (Second District, 2D07-5721), and broad force majeure language can excuse nearly any interruption, including a foreseeable storm (Million Luxury). In Englewood that is concrete: Milton's surge came less than two weeks after Helene in 2024, and the washed-out stretch of Manasota Key Road reopened only on January 13, 2026 (FOX 13, October 2025; FOX 13, January 2026). Look for an outside date and a full deposit refund if it passes.
Escalation clauses can shift labor and material increases to the buyer unless capped, narrowed or removed; the standard resale contract has no such term (Million Luxury; Florida Construction Legal Updates). Read the substitution clause too, and ask who decides whether a replacement window, roof or floor is equivalent.
Builder contracts often require binding arbitration and waive court, and the clause can appear in both the purchase agreement and the warranty. A 2024 Fifth District decision involving Drees Home of Florida, 49 Fla. L. Weekly D215a, turned on how those two documents' clauses fit together (Lowndes). Read also how the walkthrough works: production contracts typically make the orientation punch list the point of acceptance, though the one-year statutory warranty cannot be contracted below its floor except by an equal or better express warranty (F.S. 553.837).
Search the company or its qualifying agent on the DBPR portal and look for "Current, Active" (DBPR licensing portal). An unlicensed contractor cannot enforce its contract and has no lien rights (F.S. 489.128). News4Jax reported that Senate Bill 290, signed March 23, 2026 and effective July 1, 2026, added discipline for contractors who knowingly or willfully withhold payment from subcontractors and suppliers (News4Jax, March 24, 2026).
Sometimes, but only after you price the same loan elsewhere. The largest credits near Englewood depend on using the builder's affiliated lender, the conditions sit in the fine print, and every offer expires. Compare the total cost of each loan, not the headline rate or credit, and ask whether a price reduction is available instead.
Data updated: November 2026 (builder listing pages and documents read November 14, 2026; offers carry their own expiry dates)
No builder with an Englewood address published a dollar incentive in readable text on November 14, 2026, and Lennar's FAQ says incentives "vary by community" (Lennar FAQ). The nearest written terms are D.R. Horton listings in Sarasota and Bradenton; D.R. Horton's homes near Englewood are in ZIP 33981 around Gulf Cove, not in 34223 or 34224 (D.R. Horton, South Gulf Cove).
| Builder and listing | Published offer | Condition | Source |
|---|---|---|---|
| D.R. Horton, Sarasota (The Gardens at Bay Street) | $7,414.67 for closing costs or a temporary buydown | Must use DHI Mortgage for the advertised rate and buydown; required 0.375 percent discount point; contract by December 31, 2026 | D.R. Horton listing |
| D.R. Horton, Bradenton (Coddington) | Closing costs up to $15,000 | Up to $5,000 with any lender, up to $10,000 more only with DHI Mortgage; unused funds forfeited (search-result text; listing not opened) | D.R. Horton listing |
| Maronda Homes, Englewood | Affiliated lender fees: appraisal $400 to $750, processing $775, underwriting $675 | Page discloses 49.9 percent affiliate ownership | Maronda Homes, Englewood |
| Pulte Homes | 2026 Central Florida offer tied to Pulte Mortgage | Terms not confirmed for Englewood | PulteGroup document |
Data updated: November 2026 (pages and documents read November 14, 2026)
The D.R. Horton Sarasota listing says the buyer "is not required to finance through DHIM to purchase a home; however, buyer must use DHIM to receive the advertised rate and buydown incentive" (D.R. Horton). On the Bradenton listing, as shown in search results, $10,000 of the $15,000 maximum, two thirds by our arithmetic, depends on the affiliated lender. You choose the lender; the larger credit follows the builder's.
Industry press advises getting an outside quote before committing (National Mortgage Professional, September 21, 2025). Request Loan Estimates from the builder's lender and one outside lender on the same day, for the same loan, down payment and lock. Add rate, points, fees and the credit you would lose. A required point, like the 0.375 percent on the Sarasota listing, is a cost against the credit. Check the lock length against a to-be-built completion date.
A temporary buydown lowers the first years' payment; a closing credit lowers cash to close. Neither changes the recorded price, which is what the Charlotte County and Sarasota County property appraisers capture and the next appraiser in your community uses as a comparable (Charlotte County Property Appraiser; Sarasota County Property Appraiser). A price cut does change it. Because the county record never shows credits, we get the full price after credits, the expiry dates, and whether any credit survives an outside lender, all in writing.
Florida requires the builder of a new home to warrant it for one year against defects that cause a material violation of the Florida Building Code, under section 553.837, effective July 1, 2025. Longer coverage, such as a 1-2-10 program, is a contract term the builder chooses. Claims face a seven-year repose deadline.
Data updated: November 2026 (F.S. 553.837, 553.84, 558.004 and 95.11, 2026 Florida Statutes, read November 14, 2026; builder warranty pages read November 14, 2026)
Section 553.837, created by chapter 2024-95, took effect July 1, 2025 (F.S. 553.837). It covers a newly built single-family home, duplex, triplex or quadruplex, including modular, for 1 year from the earlier of first title transfer or first occupancy, against defects in equipment, materials or workmanship causing a material code violation. It transfers with the home during that year. It excludes normal wear and settling, others' work, natural disasters and appliances under a manufacturer warranty. Enforcement is by private lawsuit, and it does not extend repose.
| Builder | Published warranty | Source |
|---|---|---|
| Neal Communities | 1 year materials and workmanship; 2 years plumbing, electrical and HVAC; 10 years structural (search-result text for the page; confirm in the warranty book) | Neal Communities, Why Neal |
| Lennar | No duration on its FAQ; refers buyers to local Customer Care | Lennar FAQ |
| DiVosta, Pulte, M/I Homes, Maronda, Christopher Alan | Not published on pages read for this guide | Ask for the warranty book before contract |
Data updated: November 2026 (builder pages read November 14, 2026)
Some builders back structural coverage with a third-party program such as 2-10 Home Buyers Warranty (2-10 structural booklet). Ask for the book itself and read its exclusions, claims process and arbitration clause.
Section 553.84 lets a person harmed by a material code violation sue the party responsible; since 2023, "material" means a violation that may reasonably cause physical harm or significant damage to the building's performance or systems (F.S. 553.84). A builder that obtained permits and passed every inspection has a defense unless it knew or should have known of the violation. Every new Englewood home passes county inspections, so dated reports from your own inspector carry weight.
Before suing over a defect, a single-family owner serves written notice at least 60 days ahead (120 days for an association of more than 20 parcels) (F.S. 558.004). The builder may inspect within 30 days, forwards the notice to subcontractors within 10 days, and responds in writing within 45 days; you have 45 days to accept or reject an offer. The notice tolls the limitations period until the later of 90 days after service or 30 days after the repair period, but not the repose period (Florida Senate, chapter 558). The 2025 bill to change the chapter, HB 1295, died (Florida Senate, HB 1295).
Section 95.11(3) sets an outer limit of 7 years from the earliest of a temporary certificate of occupancy, a certificate of occupancy, a certificate of completion, or abandonment (F.S. 95.11). Senate Bill 360, signed April 13, 2023, cut that from 10 years and moved the trigger to the earliest event, while the ordinary defect limitations period stays 4 years (Florida Senate analysis, SB 360; Cozen O'Connor). A temporary certificate issued weeks before closing starts the clock early.
The certificate date from the county permit record; month 11 for the warranty inspection; month 12, when the statutory year ends; month 24 where two-year systems coverage applies; and years 4 and 7 from the certificate date. Roads, ponds and amenity buildings belong to the association or district, not your home warranty.
Yes. County inspectors check code compliance for the permit holder, which is the builder, and they do not work for you or hand you a report. A private inspector at two to four stages, especially before drywall and at month 11, documents what you are buying while walls are open and the warranty is live.
Data updated: November 2026 (Charlotte County and Sarasota County permit pages, F.S. 468 part XV and 553.837, inspection price sources and builder pages, all read November 14, 2026)
The county checks code at each required stage. Charlotte County takes requests until 8 p.m. for next-business-day service, with inspectors in the field from 7 a.m. to 3:30 p.m. on weekdays (Charlotte County inspections); Sarasota County schedules through its online portal (Sarasota County online permitting). House Bill 803, effective July 1, 2026, widened the role of private providers a builder can hire for code inspections (Insurance Journal, May 8, 2026; Florida Senate, HB 803). None of these is commissioned for you, and none judge fit and finish.
| Stage | What is checked | When |
|---|---|---|
| Pre-pour (pre-slab) | Forms, vapor barrier, termite pretreatment, plumbing stub-outs, reinforcing steel | Before concrete; ask whether an Englewood inspector offers it |
| Under-construction elevation certificate (county, flood zone) | Floor elevation against base flood elevation; Florida's floor is at least 1 foot above it | Charlotte County requires it before the lintel pour |
| Pre-drywall | Framing, straps and connectors, wiring, plumbing and ducts, insulation | After rough-in, before drywall |
| Final ("blue tape") | Finishes, doors and windows, roof and exterior, appliances, systems in operation, grading | A few days before the builder's orientation |
| Wind mitigation (OIR-B1-1802) | Roof deck attachment, roof-to-wall connection, opening protection, roof shape | At or after closing |
| 11-month warranty | Settling cracks, leaks, HVAC and plumbing performance, issues since move-in | Before the 1-year warranty ends |
Sources: phase scopes from Coastline Home Inspection; the elevation stage from Charlotte County elevation certificates and the 1-foot rule from Charlotte County flood insurance; the warranty year from F.S. 553.837; the form from Simpson Strong-Tie, June 2026.
Data updated: November 2026 (sources above, read November 14, 2026)
Pre-drywall first. Charlotte County designs homes for 150 or 160 mph by parcel, Risk Category II (Charlotte County roof permit guidance), and under the 2023 Florida Building Code any area at 140 mph or more lies in the wind-borne debris region, which brings impact-rated openings (FRSA, September 2, 2025). The connectors carrying that load disappear behind drywall within days. The 11-month inspection comes second, turning your notes into a dated list while the statutory warranty runs.
No Englewood inspector published phase prices that we found on November 14, 2026, so these are markers, not quotes, taken from search-result text for each page. Angi put pre-drywall inspections at about $300 on average, most $200 to $400, on 2025 data (Angi); its Sarasota data put a general inspection at about $354, typically $263 to $447 (Angi, Sarasota); a Florida guide says $350 to $650 (iBuyer). A Sarasota-area firm says a visit takes 2 to 4 hours with a report in 24 to 48 hours (Coastline Home Inspection). Maronda's $125 to $200 final inspection fee through its affiliated lender is a lender charge, not your inspection (Maronda Homes, Englewood).
No builder active in Englewood published a full third-party inspection policy we could read on November 14, 2026. Builders commonly require inspectors to carry added liability and auto coverage, and some contracts limit inspection timing (Home Shape Inspections). Before signing, get in writing which windows are allowed, the notice required and the insurance certificate needed.
Licensure by exam requires a course of at least 120 hours (F.S. 468.8313), and inspectors must carry at least $300,000 of general liability coverage (F.S. 468.8322). Check the license on the DBPR portal. At closing, collect the final inspection record, the certificate of occupancy date, the elevation certificate if in a flood zone, the mitigation report and the warranty book.
A production home built to order in Englewood typically takes several months to a year: Maronda says about 6 to 12 months, and permit review comes before any slab. A quick move-in or spec home is finished or close to it, trading choice for a known date. A custom home, especially on the water, takes longer.
Data updated: November 2026 (builder pages read November 14, 2026; Charlotte County review times as of the week of November 9, 2026; Lennar results reported September 16, 2026)
You choose the plan, lot and options, and the builder starts after you sign. Maronda's Englewood FAQ says a home takes approximately 6 to 12 months and does not guarantee it (Maronda Homes, Englewood). Lennar reported a record company-wide cycle time of 116 days in its fiscal third quarter of 2026, down from 126 a year earlier; it is a national figure, and an Englewood timeline adds permitting, lot work and closing (Pulse 2.0, September 16, 2026).
Charlotte County listed average plan review for new single-family homes at 7 business days, about two weeks, as of the week of November 9, 2026, plus 1 to 2 business days for intake, and calls those estimates (Charlotte County timeframes). Sarasota County publishes no comparable figure that we found, so ask the builder for its recent average there.
| Builder and community | Listed November 14, 2026 | Source |
|---|---|---|
| Neal Communities, Boca Royale (34223) | 9 homes, $449,990 (completion Q4 2026) to $999,990 (completion May 2027) | Neal Communities, Boca Royale |
| Lennar, Island Lakes at Coco Bay (34224) | "5 homes available"; Executive Homes $379,999 to $409,999; Manor Homes and Villas sold out | Lennar, Island Lakes at Coco Bay |
| Maronda Homes, scattered lots (34224) | 11178 Cheltenham Avenue $399,900 (2,436 sq ft); 6346 Shaw Street $396,200 (2,198 sq ft); 6354 Shaw Street $329,900 (2,052 sq ft) | Maronda Homes, Englewood |
Data updated: November 2026 (builder pages read November 14, 2026; inventory changes daily)
A finished home carries someone else's option choices, but its date is real. Neal's original 1,151-home Boca Royale is sold out, and it is adding 825 homes at Boca Royale Golf and Country Club at Wellen Park through 2029, from the mid $300,000s (Business Observer, October 27, 2026).
Much Charlotte-side new construction sits in the older platted grid, where builders buy lots, build a plan and list it. Maronda markets Englewood scattered homesites from the $249s with no HOA (Maronda Homes, Englewood), and Christopher Alan Homes reintroduced an On Your Lot program covering Englewood in November 2025 (SRQ Magazine). In the county record, Englewood East recorded 46 builder-direct sales at a $357,500 median within 227 sales at $315,000 from September 10, 2025 to September 9, 2026 (Charlotte County Property Appraiser). On a scattered lot, confirm the flood zone and who connects water and sewer.
A plan's "from" price and a specific homesite's price can differ, and builder pages do not always split that gap between lot premium and options. Ask for both in writing before choosing a homesite.
One Sarasota custom builder, in search-result text for its page, cites 18 to 20 months from the start of design, or 12 to 14 months from permitting (LW Homes). A Gulf-front Manasota Key lot adds the state Coastal Construction Control Line permit (Florida DEP, CCCL) and, on the Sarasota end, the county's Gulf Beach Setback Line. We found no published average for how long those reviews add.
If you must close by a date, start with quick move-ins. If you want a specific plan and lot, build to order and negotiate the outside date. If you want a lot on the water, plan in years. Comparing nearby markets? See our Port Charlotte new construction guide, or talk timing with Jesse McGreevy or Marc Comisar: Call Marc at (239) 287-5873.
Englewood's Charlotte side sells fewer new homes than Port Charlotte at a slightly higher price: 96 single-family builder-direct sales at a $329,800 median in ZIP 34224 against 526 at $315,500 across Port Charlotte's six ZIP codes, both in the 12 months to September 9, 2026. Punta Gorda's five ZIP codes recorded 1,494 builder-direct sales of every property type at $349,900.
Data updated: November 2026 (Charlotte County Property Appraiser recorded, DOR-qualified sales, September 10, 2025 to September 9, 2026; Punta Gorda five-ZIP figures from the same county record, tabulated September 24, 2026, for our Punta Gorda new construction guide; Sarasota County Property Appraiser, October 15, 2025 to October 14, 2026)
The first three columns below share the Charlotte County roll and one definition of a builder's first sale: the first qualified sale of an improved parcel within one year of its year built. The Sarasota side of Englewood is a separate roll with no builder flag, so it gets its own proxy column and is never added to a Charlotte number. For the town itself, start with our Englewood area guide.
| Measure | Englewood, Charlotte ZIP 34224 | Port Charlotte, six ZIPs | Punta Gorda, five ZIPs | Englewood, Sarasota ZIP 34223 |
|---|---|---|---|---|
| Window | Sep 10, 2025 to Sep 9, 2026 | Sep 10, 2025 to Sep 9, 2026 | 12 months to Sep 9, 2026 | Oct 15, 2025 to Oct 14, 2026 |
| What is counted | Single-family | Single-family | Every improved property type | Single-family |
| New-home sales | 96 builder-direct | 526 builder-direct | 1,494 builder-direct | 201 builder-proxy |
| New-home median | $329,800 | $315,500 | $349,900 | $618,900 |
| Resale sales and median | 309 at $310,000 | 2,172 at $295,000 | 2,765 at $319,000 | 402 at $427,500 |
| New homes as a share of the sales counted | 23.7 percent (96 of 405) | 19.5 percent (526 of 2,698) | 35.1 percent (1,494 of 4,259) | 33.3 percent (201 of 603) |
The share row is our division of the county counts. Sources: Charlotte County Property Appraiser, Sarasota County Property Appraiser and our Punta Gorda new construction guide.
Read the table for shape, not rank. The Punta Gorda column counts every improved sale in ZIPs 33950, 33955, 33980, 33982 and 33983, condominiums included, because our Punta Gorda record has no single-family split.
ZIP 33980 sits in both the Port Charlotte and Punta Gorda groupings, so those columns overlap slightly. Ten Punta Gorda builder-direct sales in ZIP 33950 were an RV and boat storage condominium; without them the five-ZIP share is 34.9 percent. Punta Gorda's new homes are concentrated: ZIP 33982 recorded 892 builder-direct sales of 1,392 and ZIP 33955 recorded 403 of 776 (Charlotte County Property Appraiser, tabulated September 24, 2026). The Sarasota column's $618,900 cannot be ranked against any Charlotte figure. Our Port Charlotte new construction guide and Port Charlotte area guide cover that market in full.
The permitting county or city sets the impact fee and the serving utility sets the connection charge. A production builder usually folds both into the base price; on your own lot you pay them as line items.
| Cost item | Englewood, Charlotte side | Englewood, Sarasota side | Port Charlotte | Punta Gorda |
|---|---|---|---|---|
| County impact fee, single-family | $7,519 (Englewood Fire District column, effective October 12, 2022) | About $12,300 for a 2,000 sq ft home (secondary sources; see below) | $7,804 (unincorporated column) | $3,396 inside the city (city column), $7,804 outside it |
| Fire impact fee | $404.35 Englewood Area Fire Control District | $404.35 Englewood Area Fire Control District | Inside the county total | Not compared on this page |
| Water and sewer connection | Englewood Water District about $17,504.50 with a 5/8 inch meter, or Charlotte County Utilities $18,846 where it serves the lot | Englewood Water District about $17,504.50 | Charlotte County Utilities $18,846 where it serves the lot | Not compared on this page |
| Flood maps in effect | December 15, 2022 | March 27, 2024 | December 15, 2022 | Not compared on this page |
Sources: the Charlotte County master schedule effective October 12, 2022, whose totals include a 2.55 percent administrative fee (Charlotte County impact fee schedule); the Englewood Area Fire Control District rate since January 1, 2025; the Englewood Water District rate notice effective October 1, 2025 ($15,454.50 capacity, $2,000 meter, $50 application); and Charlotte County Utilities' Schedule A charge from April 1, 2026 as reported by impactfees.org. A draft Charlotte study shown at a September 15, 2026 workshop proposed much higher fees; it was proposed, not adopted, as of November 2026. The Sarasota figure is an approximation from the James Madison Institute backgrounder and impactfees.org, because the county site blocked automated reads.
In Englewood the new homes cluster in a few named places. On the Charlotte side, Lennar's Coco Bay, whose first sale was on November 30, 2023, recorded 109 builder-direct sales at a $315,600 median from September 10, 2025 to September 9, 2026, and the Port Charlotte Subdivision sections with Englewood addresses (Englewood East) recorded 46 builder-direct sales at $357,500 within 227 sales at $315,000 (Charlotte County Property Appraiser). On the Sarasota side, Beachwalk by Manasota Key recorded 206 sales at a $672,300 median, with Pulte the seller of record on 170 (Sarasota County Property Appraiser).
Port Charlotte's 526 builder-direct sales spread across a far larger platted grid, including Gulf Cove and South Gulf Cove at Englewood's eastern edge, where Lennar published $286,999 to $369,999 for its Gulf Cove homes on November 14, 2026 (Lennar, Gulf Cove).
Point the search by the home, the water and the paperwork, not the town name. The county record and fee schedules above support these directions.
| If your priority is | Where the record points | Why |
|---|---|---|
| The largest pool of new single-family homes | Port Charlotte | 526 builder-direct sales against 96 in Englewood ZIP 34224, same window |
| A new production home close to Lemon Bay and the Gulf beaches | Englewood: Coco Bay on the Charlotte side, Beachwalk on the Sarasota side | 109 builder-direct at Coco Bay; 168 Pulte-seller sales at Beachwalk |
| The lowest county impact fee on a lot you own | Inside the City of Punta Gorda, then Englewood's Charlotte side | $3,396 city column; $7,519 Englewood Fire District column, plus the $404.35 fire fee |
| A new home in a gated golf community with an Englewood address | Englewood, Sarasota side | Neal's Boca Royale Golf and Country Club at Wellen Park, 825 homes planned through 2029 (Business Observer) |
| A Gulf or bay-front rebuild | Englewood, Manasota Key | Covered in the Manasota Key section of this guide |
If Gulf Cove is on your list, our Gulf Cove buyer guide covers resale there, and our Charlotte County guide covers the county as a whole.
On Englewood's Charlotte side, new and resale prices sit close together: 96 builder-direct sales at $329,800 against 309 resales at $310,000 in ZIP 34224. On the Sarasota side the gap is wide: 201 builder-proxy sales at $618,900 against 402 resales at $427,500. Choose by the lot, the water and the monthly cost, not the label.
Data updated: November 2026 (Charlotte County Property Appraiser, September 10, 2025 to September 9, 2026; Sarasota County Property Appraiser, October 15, 2025 to October 14, 2026; Englewood Water District notice effective October 1, 2025; Florida Statutes 2026; Citizens Property Insurance flood requirement page)
| Single-family, 12 months | New-home signal | Resale | New minus resale (our subtraction) |
|---|---|---|---|
| Charlotte ZIP 34224 | 96 builder-direct at $329,800 | 309 at $310,000 | $19,800 |
| Charlotte part of ZIP 34223 | 3 builder-direct at $1,555,000 (a small group) | 84 at $366,000 | Not computed: small group |
| Sarasota ZIP 34223 | 201 builder-proxy at $618,900 ($350,000 to $1,371,400) | 402 at $427,500 | $191,400 |
Sources: Charlotte County Property Appraiser; Sarasota County Property Appraiser. The three Charlotte 34223 builder-direct sales are a small group and say nothing general. The subtraction compares different houses, so read it as "the median new home sold for," never as a premium on an identical home.
Nearly new resales are a real alternative: homes built 2020 or later resold 38 times at $349,500 in Charlotte ZIP 34224 and 68 times at $610,000 in Sarasota ZIP 34223, per our Englewood buyer guide.
| Factor | New Englewood home | Englewood resale |
|---|---|---|
| Building code | Florida Building Code 8th Edition (2023) | The code of its permit year; ask for the permit history |
| Design wind speed | 150 or 160 mph by parcel on the Charlotte side, Risk Category II (Charlotte County); Sarasota side by the ASCE 7-22 hazard tool | Depends on the year built and any later hardening |
| Flood elevation | Lowest floor at least 1 foot above base flood elevation in a flood zone (Florida Building Code and county floodplain rules) | Built to the map and rule of its day; older homes can sit below today's standard |
| 50 percent rule exposure | Built to current elevation | Major repair or improvement at 50 percent of structure value triggers full compliance |
| Statutory warranty | One year under s. 553.837 for homes covered since July 1, 2025 (s. 553.837) | None unless bought or transferred |
| Deposit protection | Up to 10 percent escrowable under s. 501.1375 unless you waive it in writing | Governed by the resale contract and the escrow agent |
| Roof and insurability | New roof; a Florida insurer may not refuse a policy solely for the age of a roof under 15 years (s. 627.7011) | A roof 15 years or older needs an inspection showing at least 5 years of remaining life |
| Community costs | HOA dues, and a CDD in some communities, such as Shores at Stillwater | Often an older association or none |
| Utility connection | Englewood Water District $15,454.50 capacity charge, usually inside a production price; a line item on your own lot | Already connected, or on septic |
| First tax bill | Land only until the house is substantially complete on a January 1 (s. 192.042) | Reassessed at the next January 1 after the sale |
| Negotiating levers | Incentives, rate buydowns, closing-cost credits, options | Price, repairs, credits |
| Time to move in | Inventory homes in weeks; a build to order in months | Set by the contract |
| MLS measures (days on market, sale-to-list) | Information not available at time of publishing (checked November 14, 2026) | Information not available at time of publishing (checked November 14, 2026) |
The 1 foot freeboard rule is summarized from the Florida Building Code as cited by Charlotte County and the Sarasota County Code. The Citizens Property Insurance flood requirement applies on both sides of this table: Citizens personal residential policies with dwelling coverage of $400,000 or more need flood coverage from January 1, 2026, and all such Citizens policies need it from January 1, 2027, regardless of flood zone (Citizens Property Insurance).
A new home fits a buyer who wants current code, current elevation, a statutory warranty and a new roof, and who is comfortable reading an HOA budget and any CDD assessment. On the Charlotte side the median gap is small: $329,800 against $310,000 in ZIP 34224. It also fits a buyer who wants a gated amenity community such as Beachwalk or Boca Royale.
A resale fits a buyer who wants a canal or Lemon Bay lot, an established street near Dearborn Street or the beaches, mature trees, or no association. On the Sarasota side the resale median of $427,500 sits $191,400 below the new-home proxy median. Older homes need the inspections, roof date and permit history covered in the Englewood buyer guide.
Compare the monthly cost after everything: principal and interest, the tax bill after reassessment, the Englewood Area Fire Control District residential assessment of $290.78 for FY2026 to 2027 (Englewood Area Fire Control District), written insurance quotes, HOA dues and any CDD line. We lay those out side by side for every home on your list.
We represent an Englewood new-construction buyer from before the first sales-center visit to the end of the first warranty year: we register with the builder on its terms, read the purchase agreement, disclosures and warranty with you, negotiate price, options and credits, and schedule independent inspections and the closing documents.
Jesse McGreevy (Florida license SL3101296) and Marc Comisar (Florida license BK3060671) are licensed Florida Realtors with Domain Realty Group and lead that work personally, as Top 1% Real Estate Agents Nationally Since 2008. For this guide we tracked every builder-direct single-family sale on the Charlotte County roll and every new-home proxy sale on the Sarasota County roll for Englewood, and we tracked each builder's published agent-registration rule, so the advice below starts from the record. See the Jesse McGreevy agent page and the Marc Comisar agent page.
Call us before you tour a model or fill in a builder's web form, because Lennar, Neal Communities and D.R. Horton each tie a buyer's agent's eligibility to the first contact or visit, as their published policies say (Lennar broker policy; Neal Communities). Before that visit we confirm the parcel's county, flood zone and tax district, and pull the community's recorded sales.
We come with you and ask for written answers: base price, lot premium and options; the deposit schedule and escrow; estimated and outside completion dates; which impact fees and utility charges the price includes; the HOA budget and any CDD assessment for the lot; incentive terms with and without the builder's lender; and when an outside inspector may visit.
We read the agreement for the s. 501.1375 escrow legend and any waiver line, the HOA disclosure summary required by s. 720.401, the CDD statement that s. 190.048 requires immediately above your signature, the price-change, delay and arbitration clauses, and the warranty book. We ask an outside lender for a Loan Estimate the same week as the builder's lender, so the incentive can be compared with real numbers.
We schedule independent pre-drywall and final inspections where the contract allows them, and we track the county permit and inspection record. On the Charlotte side, the county publishes its review queue: new single-family plan review averaged 7 business days as of the week of November 9, 2026, with 1 to 2 business days of intake (Charlotte County Community Development).
At closing we confirm the certificate of occupancy date, the elevation certificate, the final survey, the wind mitigation form and the warranty start date. The certificate of occupancy date matters because the 7-year statute of repose under s. 95.11 starts from the earliest certificate issued. Before month twelve we schedule an 11-month inspection so any defect is documented inside the statutory warranty year.
A custom build on a lot you own is a different contract. The s. 501.1375 deposit escrow did not apply to a general contractor building on the buyer's own land in JPG Enterprises v. McLellan (Fla. 4th DCA 2010) (Leagle), so we negotiate the draw schedule and escrow terms in the construction contract, check the contractor's license on the DBPR portal, and line up the impact fee, utility, survey and elevation costs before you commit.
If you need to sell a Florida home to fund a new Englewood purchase, price the home you own from its county's recorded sales first, then match your closing to the builder's completion date. An inventory home closes in weeks; a build to order closes months later, and the two calendars rarely line up by themselves.
Our Englewood home valuation uses the same county-record method as this page, split by county side, property type and year built. If you are selling in Englewood, our guide to selling your Englewood home explains the process and the two-county split from the seller's side. Call Jesse direct at (239) 898-6072 for a price opinion before you register with a builder.
A to-be-built contract gives an estimated completion date and often an outside date, and builders can move the estimate. Plan whether you will sell first and rent, carry both homes for a time, or ask the builder about a sale contingency or a rate-lock extension. We write those terms down before you sign either contract.
A builder deposit is due at signing. Up to 10 percent of the price can be held in escrow under s. 501.1375 unless you waive that right in writing (s. 501.1375), so plan where the deposit money comes from if your sale has not closed yet.
An Englewood new construction consultation is a free conversation with Jesse McGreevy or Marc Comisar before your first builder visit. We cover your budget, the county side you are considering, the communities and lots that fit, the builder's registration rule and what the contract will ask of you. There is no obligation.
We bring the county record for the community you are considering: builder-direct and resale counts and medians, the community's recorded sales, the flood zone and tax district for sample parcels, the impact fee and utility charges that apply on that side of the line, and a written list of questions for the sales consultant.
We will ask your budget and down payment, whether you will finance, inventory home or build to order, whether an HOA, CDD or golf community fits, whether you own a lot, your timeline and whether you have a home to sell.
If you own a home now, start with what it is worth, because that number sets your budget and your deposit timing: request your Englewood home valuation or read our Englewood seller guide. Top 1% Real Estate Agents Nationally Since 2008, we price the home you own before you commit to the one being built.
Use the consultation form on this page, call Marc at (239) 287-5873 or call Jesse McGreevy direct at (239) 898-6072, or email [email protected]. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. For resale homes as well, see our Englewood buyer guide.
Jesse McGreevy and Marc Comisar are top-reviewed Southwest Florida buyer's agents, recognized with the Gulfshore Life 5 Star Award for customer satisfaction for 21 straight years. The reviews below are quoted exactly as clients wrote them on our Google Business Profile. We do not edit, combine or summarize client words.
★★★★★ "Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please."
★★★★★ "Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time."
★★★★★ "Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process."
★★★★★ "Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes."
★★★★★ "Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he's helped us settle into the area. 100% recommendation!"
★★★★★ "Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house."
Some facts an Englewood new-construction buyer needs were not in a public document we could read on November 14, 2026, so we name each gap instead of estimating it, and say which office or document settles it. We request these in writing for any community or lot you consider.
These are the questions Englewood buyers ask us about building or buying new, answered directly. County figures name their county and window: Charlotte County recorded sales run September 10, 2025 to September 9, 2026, and Sarasota County recorded sales run October 15, 2025 to October 14, 2026. For a specific lot or community, call us.
Yes, on both sides of the county line. Charlotte ZIP 34224 recorded 96 single-family builder-direct sales out of 405, and Sarasota ZIP 34223 recorded 201 builder-proxy sales out of 603 (Charlotte County Property Appraiser; Sarasota County Property Appraiser). Never add the two counts, because the windows and definitions differ.
The answer depends on the county. Builder-direct single-family homes in Charlotte ZIP 34224 sold at a $329,800 median, and new-home proxy sales in Sarasota ZIP 34223 sold at $618,900, with a $350,000 to $1,371,400 range. Builder prices are a separate, dated figure: Lennar listed Island Lakes at Coco Bay at $292,999 to $464,999 on November 13, 2026 (Lennar).
The parcel decides, not the town name. Look up the address on the Charlotte County Property Appraiser or the Sarasota County Property Appraiser site. The county sets the permit office, impact fees, flood map and tax bill for the home.
No. Both Englewood ZIP codes cross the county line: ZIP 34223 holds both Charlotte and Sarasota parcels, and ZIP 34224 holds a few Sarasota parcels among the Charlotte ones, per our Englewood buyer guide. Some homes marketed with an Englewood 34223 mailing address sit in Wellen Park communities that builders list under Venice.
Production builders active in November 2026 include Lennar at Coco Bay, DiVosta (a Pulte brand) at Beachwalk by Manasota Key, Pulte at Shores at Stillwater, Neal Communities at Boca Royale Golf and Country Club at Wellen Park, and M/I Homes at Sandpiper Pointe. Maronda, Adams Homes and Christopher Alan Homes build on scattered Charlotte-side lots, and custom builders work on Manasota Key.
Coco Bay is Lennar's community on the Charlotte side in ZIP 34224. Its 601 parcels recorded a first qualified sale on November 30, 2023, and 109 builder-direct sales at a $315,600 median in the 12 months to September 9, 2026 (Charlotte County Property Appraiser). Lennar listed Palm Lake as sold out on November 13, 2026.
Beachwalk is DiVosta's gated community on the Sarasota side, approved by Sarasota County for up to 1,563 homes on 781.84 acres (Sarasota County GIS). It recorded 206 sales at a $672,300 median in the Sarasota window, with Pulte the seller of record on 170 (Sarasota County Property Appraiser).
The original Boca Royale is sold out: Neal Communities recorded the final sale of its 1,151 homes. Neal is now adding 825 homes at Boca Royale Golf and Country Club at Wellen Park through 2029, from the mid $300,000s (Business Observer, October 27, 2026). Ask Neal in writing about golf terms and any district assessment.
Yes. The Shores at Stillwater Community Development District sought court validation in 2026 of special assessment bonds not to exceed $14,000,000 (Business Observer legal notice). The assessment for a specific lot was not published, so get it in writing before you sign.
Lennar's Coco Bay pages list "special assessment fees" of $1,465 and about $1,827 alongside approximate HOA fees of $241.33 and $282.33, without the billing period or what the assessment funds, per our Englewood buyer guide. We could not confirm a district name or annual amount. Ask Lennar for the disclosure and check the non-ad valorem lines on a Coco Bay tax bill.
A community development district is a unit of special-purpose government that levies assessments on the tax bill to pay for infrastructure and services; an HOA is a private association that bills dues under recorded covenants. Florida requires a boldfaced CDD statement immediately above the buyer's signature in the first sale contract (s. 190.048) and an HOA disclosure summary before signing (s. 720.401).
Yes. Builders work on scattered Charlotte-side lots, in Englewood East and on Manasota Key. On your own lot you usually pay impact fees, utility connection, permit, survey and fill as line items, and the s. 501.1375 deposit escrow may not protect you, so the construction contract has to.
Charlotte County's schedule effective October 12, 2022 lists $7,519 for a single-family home in the Englewood Fire District area (Charlotte County). The Englewood Area Fire Control District adds its own $404.35 single-family fee, collected with the county permit.
Possibly. A draft study shown at a September 15, 2026 county workshop proposed much higher fees, but it was proposed, not adopted, as of November 2026. Florida's Impact Fee Act requires at least 90 days' notice before a new or increased fee takes effect (s. 163.31801).
Sarasota County charges size-tiered county fees, a school fee and a mobility fee charged per square foot, with a lower rate west of I-75 where Englewood sits. Secondary sources put the total at about $12,300 for a 2,000 square foot home, plus the $404.35 Englewood fire fee (James Madison Institute; impactfees.org). Get the exact figure for your plan from the county.
Under the notice effective October 1, 2025, capacity charges total $15,454.50 per single-family connection ($4,338.50 water and $11,116 sewer). A 5/8 inch meter is $2,000 and the application fee is $50, about $17,504.50 in all (Englewood Water District).
Charlotte County Utilities' water and gravity sewer connection for a single-family home is $18,846 from April 1, 2026, as reported from its Schedule A (impactfees.org). Ask both utilities which one serves the address before you buy a lot.
Parts are, parcel by parcel. Gulf-front Manasota Key parcels are generally VE, Lemon Bay and canal parcels generally AE, and higher inland ground can be X. Charlotte County's flood maps took effect December 15, 2022 and Sarasota County's on March 27, 2024; check the parcel on the FEMA Flood Map Service Center.
In a flood zone, the lowest floor must be at least 1 foot above base flood elevation under the Florida Building Code, and Sarasota County's floodplain code sets the same 1 foot minimum (Charlotte County FAQ; Sarasota County Code). Building higher is allowed and can lower flood premiums.
When repair or improvement cost reaches 50 percent of a building's market value, excluding land, the whole building must meet current flood rules, including elevation (Charlotte County). A new home is already built to current elevation. Florida's SB 180 (2025) barred communities from adopting cumulative counting periods for the rule (Florida Senate).
Yes, under stricter rules. The Florida DEP counted major structural damage to 226 Coastal Building Zone structures in Sarasota County and 111 in Charlotte County from Helene and Milton (Florida DEP). Rebuilds must meet current elevation, and Gulf-front lots also face the state Coastal Construction Control Line permit and, on the Sarasota end, the county's Gulf Beach Setback Line.
Yes. Sarasota County reopened Manasota Key Road on January 13, 2026 after a temporary repair of the section washed out in 2024, and the county is studying a permanent design (FOX 13).
On the Charlotte side, homes are Risk Category II and designed for 150 or 160 mph depending on the parcel's zone in the county GIS (Charlotte County). On the Sarasota side the designer uses the ASCE 7-22 hazard tool for the parcel.
A lender may not require it in Zone X, but Citizens Property Insurance does if Citizens writes your home policy. Citizens policies with dwelling coverage of $400,000 or more need flood coverage from January 1, 2026, and all such policies from January 1, 2027, regardless of zone (Citizens Property Insurance). Both counties hold Community Rating System Class 5, a 25 percent NFIP discount.
Often, because the roof, openings and elevation are current. Florida law bars an insurer from refusing a policy solely because a roof is under 15 years old, and older roofs need an inspection showing at least 5 years of remaining life (s. 627.7011).
Florida places no value on improvements not substantially completed on January 1 (s. 192.042), so a home finished during the year is taxed that year as land. The next January 1 brings a full assessment of the completed home and a larger bill.
The Englewood Area Fire Control District charges a residential assessment of $290.78 for FY2026 to 2027 and $63.95 on a vacant lot, on both county sides (Englewood Area Fire Control District). It is not based on value and homestead does not reduce it.
You are not required to, but the builder's sales consultant works for the builder. Your own agent reads the contract, checks the community's costs and recorded sales, negotiates and schedules inspections. Register your agent at the first visit.
Usually not. Lennar ties registration to your first interaction with a Lennar employee, Neal Communities may refuse a buyer who previously visited or said they were unrepresented, and D.R. Horton's Manatee-Sarasota listings exclude a client who registered on its website first (Lennar; Neal Communities; D.R. Horton). A Pulte promotional document also requires registration on the first visit (Pulte).
It depends on the builder and the community, and it is negotiated, not set by law. Neal Communities publishes up to 3 percent on base price and homesite premium for a registered broker, and Lennar says commissions are offered only in select communities (Neal Communities; Lennar). Your written buyer agreement sets what you owe.
Under s. 501.1375, you may have deposits up to 10 percent of the price placed in escrow with a bank, attorney, broker or title insurer, but you can waive that right in writing (s. 501.1375). Amounts above 10 percent are outside the statutory right. Read the contract for a waiver line before you sign.
Probably not. A Florida appeals court held in JPG Enterprises v. McLellan (2010) that s. 501.1375 does not apply to a contractor building on land the buyer already owns (Leagle). Negotiate escrow, a draw schedule and lien releases in the construction contract instead.
Compare before you decide. A D.R. Horton listing near Sarasota states that a buyer need not finance with its affiliate but must use it to receive the advertised rate and buydown incentive (D.R. Horton). Get an outside Loan Estimate the same week and compare the total cost, not the headline rate.
Yes, though the levers differ from a resale. Builders more often move on closing-cost credits, rate buydowns, options and lot premiums than on base price. We put every concession in the contract or an addendum.
Since July 1, 2025, s. 553.837 requires the builder to warrant a new home for 1 year against defects that cause a material Building Code violation (s. 553.837). Many builders offer more in writing; Neal Communities' page, as shown in search results, lists 1, 2 and 10 year coverage (Neal Communities).
The statute of repose is 7 years from the earliest of the temporary certificate of occupancy, certificate of occupancy, certificate of completion or abandonment, after SB 360 took effect April 13, 2023 (s. 95.11). Keep a copy of your certificate of occupancy date.
Before suing a builder over a construction defect, a homeowner must serve a written chapter 558 notice at least 60 days before filing. The builder may inspect within 30 days and must respond within 45 days with an offer to repair, pay or a dispute (s. 558.004).
Yes. A county inspection checks code minimums, not workmanship. Pre-drywall, final and 11-month inspections document problems while walls are open, before closing and inside the 1-year statutory warranty. Ask the builder in writing which inspections it allows.
Search the company or its qualifying agent on the Florida DBPR licensing portal and confirm the status reads current and active (DBPR). Home inspectors are licensed by the same department and must carry at least $300,000 of general liability coverage (s. 468.8322).
Maronda quotes approximately 6 to 12 months for its Englewood homes as an estimate (Maronda Homes). Lennar reported a national construction cycle of 116 days in its fiscal third quarter of 2026, a national figure, not an Englewood timeline (Pulse 2.0). Charlotte County's new single-family plan review averaged 7 business days as of the week of November 9, 2026.
A quick move-in or spec home is already started or finished by the builder, so you pick from what exists and close in weeks. A build to order starts after you sign, so you choose the plan, lot and options and wait months.
Every document behind the fees, rules and protections on this page is public and free. These are the ones an Englewood new-construction buyer uses most, each linked to the agency or office that publishes it and read November 13 to 14, 2026, so you can check every figure yourself.
Every source below was read between October 7 and November 14, 2026, and each figure on this page carries its own date and window beside it in the text. Sources are primary wherever one exists: Florida Statutes, the Florida Building Commission, FEMA, Florida DEP, Citizens Property Insurance, Charlotte County and Sarasota County and their Property Appraisers, the Englewood Water District and the builders' own published pages; news reports are named where a fact came from one. Charlotte County sales figures come from the Charlotte County Property Appraiser's roll and sales files, whose newest qualified recorded sale is September 9, 2026; Sarasota County sales figures come from the Sarasota County Property Appraiser's bulk parcel and sales file dated October 21, 2026, whose newest qualified sale is October 14, 2026. No listing site or valuation aggregator was used for any sales figure on this page.
McGreevy and Comisar are the Southwest Florida buyer's agents Englewood buyers call when the details decide the deal. Jesse McGreevy and Marc Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team, and guide buyers from the first tour to closing.
For this page we tracked recorded sales on both county rolls, 405 single-family sales in Charlotte ZIP 34224 for the 12 months to September 9, 2026 and 603 on Sarasota ZIP 34223 parcels for the 12 months to October 14, 2026, along with district rates and the state rules a buyer meets, so the figures here come from public records rather than estimates.
Jesse McGreevy direct: (239) 898-6072 · [email protected] · Marc Comisar direct: (239) 287-5873 · Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
McGreevy and Comisar, Brokered by Domain Realty.
More on the team at about McGreevy and Comisar. Read our Englewood guide, plan a sale with Sell My Home in Englewood or the Englewood home valuation, and see our buying page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to buy? Call Marc at (239) 287-5873, or start with an Englewood buyer consultation. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated November 2026. This page is general information about buying a home in Englewood, not legal, tax, insurance or financial advice. Recorded-sales figures change with every county file and statutory figures change annually. Brokered by Domain Realty.