To sell a Beachwalk by Manasota Key home in 2026, price it against its own phase and against Pulte's recorded closings, never a blended Englewood median. Sarasota County recorded 206 qualified Beachwalk sales at a $672,300 median in the 12 months to October 14, 2026; Pulte sold 170, and owners resold 36 at $677,500.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty. Updated November 2026.
This page is the seller companion to our Beachwalk by Manasota Key community guide, which covers the community itself: its plats, amenities, HOA, flood maps and builder plans. Here we cover what the county record says to an owner who wants to sell. Every count and median below comes from the Sarasota County Property Appraiser's bulk parcel and sales file dated October 21, 2026, for qualified sales from October 15, 2025 to October 14, 2026 (Sarasota County Property Appraiser). A builder-direct sale is one where Pulte Home Company LLC or Pulte Homes Company LLC is the seller of record on the deed; a resale is a sale by any other seller. For the wider town, including the other side of the county line, read our Englewood seller guide.
Beachwalk is unusual among Englewood neighborhoods because the builder is still selling. DiVosta Homes, a PulteGroup brand, closed most of the homes that changed hands in the last year, and it still advertises finished and nearly finished homes a few streets from yours. A Beachwalk resale is priced against two things at once: what other owners in your phase actually received, and what the builder is asking for a comparable new home this month, net of its incentives. The rest of this page puts both on the table.
Beachwalk by Manasota Key at a glance (county record and builder pages, November 2026):
Talk to McGreevy and Comisar before you list. The record behind the team that will price your Beachwalk home:
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
List your Beachwalk by Manasota Key home with McGreevy and Comisar because we price from the county's recorded sales, phase by phase, and we read the builder's paired purchase records that a listing-feed comparison never shows. Jesse McGreevy and Marc Comisar lead the #1 real estate team in Southwest Florida since 2012, with over 45 years of combined direct experience.
That experience is the whole team's record across Southwest Florida, not a Beachwalk sales count, and we keep the two apart on purpose. In the 2026 RealTrends rankings, our Domain Realty Group team was the #5 real estate team in Florida, with 241 transactions and $157M+ in volume, and the #1 real estate team in Bonita Springs by sales volume and by transaction sides; Domain Realty Group has closed 4,000+ transactions as a team. What we bring to Beachwalk specifically is method: for this page we traced every qualified Beachwalk sale on the Sarasota County roll for the last 12 months, separated the 170 builder closings from the 36 resales, and matched 33 of those resales to the price the same owner paid Pulte (Sarasota County Property Appraiser). That is the work a Beachwalk price should start from.
We are the partners who price your home, sit at the negotiating table and answer your phone. Nobody hands your Beachwalk offer to an assistant.
Partner-level service means the partner who priced your Beachwalk home is the one who hears the buyer's objection, reads the inspection report and answers the quick move-in comparison the buyer's agent brings to the table. In a community where the builder is still selling nearby, that continuity is how a resale price holds.
A Beachwalk negotiation turns on details a junior agent would pass along without reading. The buyer has usually toured a DiVosta model and a quick move-in home before seeing yours, and arrives with the builder's current offer in hand: on November 14, 2026, that offer was a pool valued at $69,500 on select to-be-built homes, or up to $77,000 toward closing costs, rate buydown, design options and quick move-ins, for purchase agreements accepted November 2 to November 30, 2026 (DiVosta Homes). When the buyer's agent says "the builder will give my client $77,000," the answer has to come the same day, from the person who chose your comparables, with the county record behind it. Jesse and Marc give that answer themselves.
The county record lets us price a Beachwalk home against every qualified deed in its phase, including builder closings that never appeared on a listing service, and against the price its owner paid Pulte. A listing-feed comparison shows asking prices and some closings; the deed record shows what actually closed, phase by phase.
Here is what the record changes in practice. First, the comparable set: Beachwalk's phase medians ran from $385,000 in Phase 1F to $873,300 in Phases 3A-3B in the last 12 months, inside one gate and one homeowners association, so a home's phase is the first fact we check (Sarasota County Property Appraiser). Second, the competition: in Phase 2C, 45 of 46 recorded sales were Pulte closings, and in Phases 3A-3B, 83 of 84 were, so a resale in those phases is competing almost entirely with new homes. Third, the history: 33 of the 36 resales were homes first bought from Pulte, and the paired record shows what those owners paid and what the open market paid them later. That third view is the one that most changes how a Beachwalk seller sets a price, and section four of this page walks through it.
An MLS-only agent cannot see the whole Beachwalk market because DiVosta sells most new Beachwalk homes from its own sales center, and those closings need not pass through a listing service. Pulte was the seller of record on 170 of Beachwalk's 206 qualified sales, so a listing-only count can miss most of the market.
Every qualified deed is recorded with the county, which is why we start there (Sarasota County Property Appraiser). The gap matters most for the question every Beachwalk seller asks first: "What did I pay, and what will the market pay me now?" The first leg of that comparison, the purchase from Pulte, sits in the deed record. A competitor working from listing data can show you what resales sold for; without the deed record, it cannot reliably show you that 26 of 33 owners who resold a home bought from Pulte sold below the price they paid the builder, or that the median gap was $52,700. We can, because we built the paired record for this page, and we will build it for your phase before we suggest a number.
The county record has its own limits, and we name them. It carries no days on market, no sale-to-list ratio and no active listing count, because those are listing-service fields. When we prepare a pricing opinion for a specific Beachwalk home, we add those measures for that home's own phase and collection at that time, and the county record stays the base.
Before we suggest a price for a Beachwalk home, we gather the owner's original Pulte purchase agreement and options addendum, any pool and screen-enclosure approvals and permits, the HOA estoppel and current assessment, the warranty documents, and the parcel's flood zone. Those papers let a buyer see exactly what the price includes.
Each document answers a question the buyer's agent will ask:
If you would like us to pull the record for your address first, request a free Beachwalk home valuation page. Call Jesse direct at (239) 898-6072.
Whether McGreevy and Comisar have closed a Beachwalk resale is an MLS question, and the county record used for this page does not answer it. For our own Beachwalk sales: Information not available at time of publishing (checked November 14, 2026). What we offer a Beachwalk seller is the record and the method on this page.
We would rather say that plainly than borrow another neighborhood's numbers. The figures on this page describe Beachwalk's market, not our share of it, and every one of them names its source. The team record in the accolade list above is our record across Southwest Florida. What carries over to a Beachwalk listing is the discipline behind it: price from closings, separate the builder from the resale, answer the buyer's comparison with documents, and keep a partner at the table from the first call to the closing.
Compare listing agents for a Beachwalk home on the public record: license history, verified reviews and published production, and then one Beachwalk test. Ask each agent which phase your home is in, how many Pulte closings sat beside the resales in that phase, and what owners there paid the builder.
Our page on the best real estate agents in Englewood sets out how to compare the agents and teams working in Englewood on Google reviews, license dates and published production, and we are comfortable being measured against the criteria it sets out. Whoever you interview, ask for the full scope in writing: how the price was built, which comparable sales were used and why, how the listing will answer the builder's quick move-in homes, the photography and marketing plan, the showing plan, and who negotiates. An agent who answers the Beachwalk test from memory, with a phase median and a Pulte count, has done the homework. An agent who answers with an Englewood-wide number has not, because Beachwalk's $672,300 median sits well above the $490,000 median for all 603 Sarasota-roll single-family sales in Englewood's ZIP 34223 over the same 12 months (Sarasota County Property Appraiser).
The recorded sales record says Beachwalk resales are a small, growing market inside a builder market. Of 206 qualified Beachwalk sales in the 12 months to October 14, 2026, 36 were resales at a $677,500 median and $337 per square foot, against 170 Pulte closings at $644,550 and $325, concentrated in different phases.
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026; qualified sales October 15, 2025 to October 14, 2026).
Every figure in this section comes from one file, the Sarasota County Property Appraiser's bulk parcel and sales download (Sarasota County Property Appraiser). We counted qualified sales of Beachwalk parcels that carry a home on the roll, for more than $1,000, in the 12 months from October 15, 2025 to October 14, 2026. Price per square foot is per square foot of living area on the county roll, which can differ from the area on a builder's plan sheet or a listing, so it should not be set beside an MLS figure. Where a figure is our own arithmetic from the file, it says so.
Beachwalk's 170 builder-direct sales had a $644,550 median at $325 per square foot, and its 36 resales a $677,500 median at $337, in the 12 months to October 14, 2026. The resale median is higher mainly because resales came from older phases with larger homes, not because resales outsold new homes.
Beachwalk by Manasota Key, builder-direct against resale. Window: October 15, 2025 to October 14, 2026. Source: Sarasota County Property Appraiser.
| Seller group | Sales | Median | Lowest to highest | Middle half of sales | Median per sq ft of living area |
|---|---|---|---|---|---|
| Builder-direct (Pulte seller of record) | 170 | $644,550 | $356,500 to $1,371,400 | $444,500 to $854,150 | $325 |
| Resale (any other seller) | 36 | $677,500 | $350,000 to $1,050,000 | $501,625 to $763,500 | $337 |
| All qualified sales | 206 | $672,300 | $350,000 to $1,371,400 | $445,000 to $842,375 | $327 |
Three readings matter to a seller. First, resales are about one sale in six in this window: 36 of 206, or 17.5 percent (our calculation). Second, the resale range is narrower at the top: no resale reached the builder's $1,371,400 high, and the highest resale was $1,050,000. Third, the per-square-foot figures are closer than the medians, $337 against $325, and that is the better like-for-like reading, because it partly corrects for the fact that the two groups sold different homes. The resale group is still only 36 sales, so a handful of large homes can move its median, and we never price a single home from it.
Resales are also growing as the early phases age. The county record shows 6 resales in 2023 and 31 in 2026 through the last sale in the file, and the 2026 resale median of $695,000 reflects the larger homes in Phases 1C-1D reaching the resale market as much as any change in value (Sarasota County Property Appraiser).
Beachwalk's resales sat mostly in Phases 1C-1D (15) and 2A-2B Replat (14), while Pulte's closings sat mostly in Phases 3A-3B (83), 2C (45) and 2A-2B Replat (40). Phases 1A-1B-1E and 1F had resales only. A seller's phase decides whether the competition is other owners or the builder.
Beachwalk sales by recorded plat, all sales and Pulte closings. Window: October 15, 2025 to October 14, 2026. Source: Sarasota County Property Appraiser.
| Beachwalk plat | All sales | Median, all sales | Pulte closings | Pulte median | Resales | Resale median |
|---|---|---|---|---|---|---|
| Phases 3A-3B | 84 | $873,300 | 83 | $866,600 | 1 | $950,000 (one sale) |
| Phases 2A-2B Replat | 54 | $515,350 | 40 | $483,750 | 14 | $695,000 |
| Phase 2C | 46 | $395,000 | 45 | $395,000 | 1 | $360,000 (one sale) |
| Phases 1C-1D | 17 | $715,000 | 2 | $661,500 | 15 | $715,000 |
| Phases 1A-1B-1E | 3 | $390,000 (three sales) | 0 | none | 3 | $390,000 (three sales) |
| Phase 1F | 2 | $385,000 (two sales) | 0 | none | 2 | $385,000 (two sales) |
| Phases 4A-4B | 0 | none | 0 | none | 0 | none (194 lots, no homes on the roll yet) |
| Total | 206 | $672,300 | 170 | $644,550 | 36 | $677,500 |
The same file lets us set the homes side by side by size and price per square foot, which is where the phase story becomes clear.
Beachwalk, same-phase comparison of Pulte closings and resales: median living area and price per square foot. Same window and source.
| Beachwalk plat | Pulte: median living area | Pulte: median per sq ft | Resale: median living area | Resale: median per sq ft |
|---|---|---|---|---|
| Phases 3A-3B | 2,500 | $344 | 2,831 (one sale) | $336 |
| Phases 2A-2B Replat | 1,530 | $311 | 2,096 | $342 |
| Phase 2C | 1,600 | $267 | 1,442 (one sale) | $250 |
| Phases 1C-1D | 1,921 (two sales) | $345 | 2,098 | $355 |
| Phases 1A-1B-1E | none | none | 1,584 | $255 |
| Phase 1F | none | none | 1,513 | $254 |
Phases 2A-2B Replat shows why a phase median alone can mislead. Its 40 Pulte closings had a $483,750 median on 1,530 square feet, while its 14 resales had a $695,000 median on 2,096 square feet: the builder was closing out the smaller homes in that plat while owners were reselling the larger ones. Per square foot, the gap is narrower, $311 against $342. In Phases 1C-1D, the clearest resale market in Beachwalk, 15 of 17 sales were resales, and resales there ran at $355 per square foot. In Phases 1A-1B-1E and Phase 1F, the five resales were among the smaller homes in the community, at phase medians of $255 and $254 per square foot, with no builder closings beside them in the window. And in Phase 2C and Phases 3A-3B, a single resale each sat beside 45 and 83 Pulte closings, which is the position of any owner reselling a home in a phase the builder is still finishing.
Bedrooms and pools change a Beachwalk resale price mostly because they travel with size and phase. The 12 two-bedroom resales had a $435,000 median and the 21 three-bedroom resales $750,000; the 20 resales with a pool on the roll had $750,000, and the 16 without one $468,000.
Beachwalk sales by bedrooms and pool, all sales against resales. Window: October 15, 2025 to October 14, 2026. Source: Sarasota County Property Appraiser. Builder sales are all sales minus resales (our subtraction); the file gives no separate builder median by bedrooms or pool.
| Group on the county roll | All sales | Median, all sales | Resales | Resale median | Builder sales (our subtraction) |
|---|---|---|---|---|---|
| 2 bedrooms | 86 | $434,900 | 12 | $435,000 | 74 |
| 3 bedrooms | 112 | $782,500 | 21 | $750,000 | 91 |
| 4 bedrooms | 8 | $756,250 | 3 | $715,000 | 5 |
| Pool | 97 | $790,000 | 20 | $750,000 | 77 |
| No pool | 109 | $450,000 | 16 | $468,000 | 93 |
The two-bedroom line is the most useful for a villa or smaller single-family seller: 12 resales at $435,000 against an all-sales median of $434,900, almost the same figure, which says two-bedroom resales and two-bedroom builder closings met at about the same price in this window. The three-bedroom resale median, $750,000, sits below the all-sales $782,500, because the builder's three-bedroom closings include the large Echelon homes in Phases 3A-3B. The four-bedroom groups, 8 sales and 3 resales, are too small to read as a market.
The pool gap is not the value of a pool. Pool homes in Beachwalk are mostly the larger homes on the wider lots, so size and collection explain much of the $282,000 gap between the resale pool and no-pool medians (our calculation). DiVosta's own figure is a better guide to what a pool adds: its November 2026 offer valued "a standard pool" at $69,500 (DiVosta Stardom quick move-in page). Across the community, the roll records a pool at 423 of the 897 homes (Sarasota County Property Appraiser), so a pool is common, not rare, and a buyer will compare yours with other pool homes, not with homes without one.
Beachwalk resales rose from 5 in the last weeks of 2025 to 13 in the third quarter of 2026, and the quarterly resale median ranged from $544,250 to $750,000. Those swings follow which homes sold each quarter. With so few sales per quarter, the pattern describes activity, not a price trend.
Beachwalk sales by quarter, all sales and resales. Window: October 15, 2025 to October 14, 2026. Source: Sarasota County Property Appraiser. Resale counts and medians are our calculation from the file's resale list.
| Quarter | All sales | Median, all sales | Resales | Resale median |
|---|---|---|---|---|
| October 15 to December 31, 2025 | 47 | $650,000 | 5 | $550,000 |
| January to March 2026 | 45 | $498,100 | 6 | $544,250 |
| April to June 2026 | 55 | $635,000 | 10 | $675,000 |
| July to September 2026 | 57 | $760,000 | 13 | $750,000 |
| October 1 to 14, 2026 (two weeks) | 2 | $482,500 | 2 | $482,500 |
Two points stand out. Resale volume grew through the year, with 23 of the 36 resales closing from April to September 2026 (our count), as more Phases 1C-1D and 2A-2B homes came to market. And the all-sales median moved with the builder's mix of smaller and larger homes closing each quarter, from $498,100 in the first quarter of 2026 to $760,000 in the third. Neither number tells you what your home is worth today. The two sales in early October were both resales, so the last row is a resale snapshot, not a market reading.
Price per square foot says a Beachwalk resale's value tracks its phase and size far more than the community median. Resales ran from $250 per square foot in Phase 2C to $355 in Phases 1C-1D in the 12 months to October 14, 2026, against $325 for Pulte closings and $337 for all resales.
The per-square-foot figure is steadier than the price median because it partly corrects for size, but it still carries everything else that differs between homes: the pool, lot width, lake or preserve view, options and finish. The Beachwalk resale list in the county file shows the spread inside one phase. In Phases 1C-1D, two homes of 1,640 square feet resold within seven months of each other at $550,000 with a pool and $435,000 without one, $335 and $265 per square foot (Sarasota County Property Appraiser). In Phases 2A-2B Replat, three homes of 1,394 square feet resold at $430,000 and $440,000 without a pool and $565,000 with one, $308, $316 and $405 per square foot. Those are the comparisons a buyer's appraiser will make, which is why we compare per-square-foot figures only inside the same phase and collection, and never against a figure built from a builder's plan-sheet area.
The builder's published base prices are a different measure again. DiVosta's base prices on November 14, 2026 ran from $349,990 for the 1,448 square foot Seagrove villa to $1,048,990 for the 3,970 square foot Layton Grande, before homesite premiums and options (DiVosta Homes). The county's recorded Pulte median, $644,550, is what buyers actually closed at after those additions.
The county record does not show days on market, the sale-to-list ratio, active listing counts, months of supply or rents for Beachwalk, because those come only from the multiple listing service. For each of those fields: Information not available at time of publishing (checked November 14, 2026).
We do not estimate them, and we do not borrow them from a portal or an aggregator, because a portal's Beachwalk statistics are built from listings and can leave out builder closings that never passed through a listing service. What the county record can show is the size and shape of the market: 206 qualified sales, 170 of them Pulte closings, 36 resales, and the price each of 33 resale owners paid the builder (Sarasota County Property Appraiser). When we prepare a pricing opinion for a specific Beachwalk home, we add the listing-side measures for that home's own phase and collection at that time, show you where they came from, and keep the county record as the base.
When Beachwalk owners resold homes they bought new from Pulte, most sold below the price they had paid the builder. Of 33 such resales in the 12 months to October 14, 2026, the median resale price was 7.3 percent, or $52,700, below the purchase price; 7 sold above it and 26 below, after a median 27.4 months.
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026; resales October 15, 2025 to October 14, 2026, each matched to the same parcel's earlier qualified sale).
This is the most important section on this page for a Beachwalk owner, and it needs to be read carefully. We matched each of the 36 resales in the window to the same parcel's previous qualified sale in the county file (Sarasota County Property Appraiser). For 33 of them, the previous sale was the original purchase from Pulte, so the record holds both prices: what the owner paid the builder, and what the open market paid the owner later. The other three were a home with no earlier qualified sale in the file and two homes whose previous sale was itself a resale.
The comparison is honest only with its limits stated. A price paid to the builder is a contract price that includes the homesite premium, structural options and design-studio selections, and sometimes a pool, all chosen when the contract was signed. The resale price is what a buyer paid later, for the home as it stood. The record shows neither the costs of selling, nor improvements the owner made after closing, nor how the purchase was financed. So this page does not describe a profit or a loss for any owner. It says what the record says: they sold below the price paid to the builder.
Thirty-three of Beachwalk's 36 resales in the 12 months to October 14, 2026 were homes first bought from Pulte, so nearly every Beachwalk resale is a first resale of a DiVosta home. That makes the price paid to the builder a recorded, public number that the buyer's agent can look up.
Beachwalk resales matched to the price paid to Pulte. Window: October 15, 2025 to October 14, 2026. Source: Sarasota County Property Appraiser; our matching of each resale to the same parcel's earlier qualified sale.
| Measure | Value |
|---|---|
| Resales in the window | 36 |
| Resales of homes first bought from Pulte | 33 |
| Median change from the price paid to Pulte | 7.3% below |
| Median dollar change | $52,700 below |
| Sold above the price paid to Pulte | 7 |
| Sold below the price paid to Pulte | 26 |
| Sold at exactly the price paid | 0 |
| Median time between the Pulte purchase and the resale | 27.4 months |
| Shortest and longest time held | 3.7 months to 46.5 months |
| Median price paid to Pulte, these 33 homes (our calculation) | $672,700 |
| Median resale price, these 33 homes (our calculation) | $670,000 |
The last two rows show why the median change is the right measure and the difference between medians is not. The two medians are close, $672,700 and $670,000, yet the typical home in the group resold 7.3 percent below its own purchase price. Each pair compares one home with itself, so mix effects that distort the community medians do not distort this figure.
The practical point for a seller is simple. Your purchase price from Pulte is on the public record, and a well-prepared buyer's agent will see it. If your asking price sits well above what you paid, the buyer will ask why; if it sits below, the buyer will read the record above and ask whether it can go lower. Either way, the listing has to explain the price with the home itself, not with what you paid.
Those 33 Beachwalk owners sold for anywhere from 24.4 percent below to 17.7 percent above the price they paid Pulte. The widest gaps below were in Phases 1C-1D and the smaller homes of Phases 1A-1B-1E and 1F; Phases 1C-1D also produced four of the seven resales above the purchase price.
Beachwalk repeat sales by plat. Resales October 15, 2025 to October 14, 2026, each against the same home's purchase from Pulte. Source: Sarasota County Property Appraiser; our calculation.
| Beachwalk plat | Repeat sales | Median paid to Pulte | Median resale | Median change | Sold above | Median months held |
|---|---|---|---|---|---|---|
| Phases 1C-1D | 14 | $713,750 | $705,000 | 7.1% below | 4 | 32.3 |
| Phases 2A-2B Replat | 12 | $663,450 | $675,000 | 7.0% below | 2 | 23.1 |
| Phases 1A-1B-1E | 3 | $470,400 | $390,000 | 12.2% below | 1 | 34.7 |
| Phase 1F | 2 | $460,350 | $385,000 | 16.5% below | 0 | 19.0 |
| Phase 2C | 1 | $367,900 | $360,000 | 2.1% below | 0 | 9.3 |
| Phases 3A-3B | 1 | $976,400 | $950,000 | 2.7% below | 0 | 9.5 |
| All 33 | 33 | $672,700 | $670,000 | 7.3% below | 7 | 27.4 |
The two largest plats tell the same story: in both Phases 1C-1D and Phases 2A-2B Replat, the typical resale closed about 7 percent below the price paid to Pulte. The smaller homes in Phases 1A-1B-1E and Phase 1F show wider gaps on very few sales, five in all, so they are a caution, not a rule. The widest single gaps in the window were a two-bedroom pool home in Phases 1C-1D bought from Pulte for $672,700 in September 2023 and resold for $518,500 in March 2026, $154,200 or 22.9 percent below, and a three-bedroom home without a pool in the same plat bought for $575,500 in November 2023 and resold for $435,000 in July 2026, 24.4 percent below.
By size, the 12 two-bedroom repeat sales had the widest median gap, 9.8 percent below, against 6.2 percent below for the 19 three-bedroom repeat sales. By pool, the gap was about the same either way: 7.3 percent below for the 17 homes with a pool on today's roll and 7.5 percent below for the 16 without (our calculation). One caution applies to the pool line: the roll shows the pool today, so a pool an owner added after the builder closing is in the resale price but not in the purchase price, and on those homes the comparison flatters the result.
Yes. Beachwalk owners who bought from Pulte in 2023 had the widest gap, a median 10.2 percent below on 12 resales, and 2024 buyers were 7.6 percent below on 15. The two 2022 buyers in the window both sold above their purchase price, a median 4.3 percent above.
Beachwalk repeat sales by year of the Pulte purchase and by time held. Resales October 15, 2025 to October 14, 2026. Source: Sarasota County Property Appraiser; our calculation.
| Group | Repeat sales | Median change | Sold above |
|---|---|---|---|
| Bought from Pulte in 2022 | 2 | 4.3% above | 2 |
| Bought from Pulte in 2023 | 12 | 10.2% below | 2 |
| Bought from Pulte in 2024 | 15 | 7.6% below | 1 |
| Bought from Pulte in 2025 | 3 | 2.1% below | 1 |
| Bought from Pulte in 2026 | 1 | 4.8% above | 1 |
| Held under 12 months | 3 | 2.1% below | 1 |
| Held 12 to 24 months | 8 | 7.0% below | 1 |
| Held 24 to 36 months | 16 | 10.2% below | 2 |
| Held 36 months or more | 6 | 1.6% below | 3 |
The builder's own price history is consistent with that pattern. DiVosta's base prices for its smaller Beachwalk plans peaked around late 2023 and are lower today: the Seagrove villa was $380,990 in October 2023 and $349,990 on November 14, 2026; the Contour was $444,990 and is $419,990; the Hallmark was $470,990 and is $439,990 (Wayback Machine capture of the DiVosta Beachwalk page, October 21, 2023; DiVosta Homes). An owner who bought near that peak is reselling against a builder whose base price for a similar plan is now lower, plus whatever incentive the builder is running that month. The 2022 buyers bought before the run-up, and the longest holders, 36 months or more, came closest to their purchase price, with three of six selling above it. Those groups are small, and none of these figures predicts what any one home will bring.
Across every Beachwalk resale of a home bought from Pulte since the first resales in 2023, 56 in all, the median change was 4.2 percent below the purchase price. The direction turned in 2025: resales in 2023 and 2024 had median gains of 9.2 and 13.7 percent; 2025 and 2026 resales sat below.
All-time Beachwalk repeat sales, homes bought new from Pulte and resold, both sales qualified. Source: Sarasota County Property Appraiser, file dated October 21, 2026; our calculation.
| Year of the resale | Repeat sales | Median change from the price paid to Pulte |
|---|---|---|
| 2023 | 6 | 9.2% above |
| 2024 | 7 | 13.7% above |
| 2025 | 14 | 12.9% below |
| 2026 (through the last sale in the file) | 29 | 6.7% below |
| All years | 56 | 4.2% below |
Over all 56, the median dollar change was $34,250 below the purchase price; 19 sold above and 37 below, none at exactly the price paid, and the median time held was 22.4 months, from 2.5 to 46.5 months. Within the 12-month window used on the rest of this page, the 4 repeat sales that closed in late 2025 had a median 9.7 percent below, and the 29 that closed in 2026 had 6.7 percent below.
Read the early years with care. The 2023 and 2024 resales were few, 13 in all, and they could only be homes bought in the community's first years: the first qualified Beachwalk sale on the county record is dated October 18, 2021, when DiVosta's Seagrove base price had started at $313,990 and its Contour at $332,990 (Sarasota County Property Appraiser; Wayback Machine capture of the DiVosta Beachwalk page, June 21, 2021). The early buyers bought before the builder's prices climbed. In the latest window, by contrast, 27 of the 33 repeat sales were homes bought from Pulte in 2023 and 2024, at or near the builder's higher prices (our calculation). The change in direction is less a change in Beachwalk than a change in which purchase prices are being measured against. It is still the fact a 2026 seller has to price around.
"Sold below the price paid to the builder" leaves out what each Beachwalk owner spent, borrowed or received around the sale, so it is not a measure of profit or loss. The county file holds two prices; it does not hold selling costs, improvements, financing, incentives or the years of use the owner had.
Four things sit outside the two recorded prices:
What the record does show is useful in itself: in this window, the open market typically paid a Beachwalk owner less than that owner paid Pulte for the same home, and the reason is that the owner is selling against the builder. That is the starting fact for pricing, not a verdict on anyone's purchase.
Seven Beachwalk resales in the 12 months to October 14, 2026 sold above the price paid to Pulte, from $4,200 to $111,200 above. Four were in Phases 1C-1D, two in Phases 2A-2B Replat and one in Phases 1A-1B-1E; four had a pool on the roll, and two had been held more than 44 months.
The seven Beachwalk resales above the purchase price from Pulte. Source: Sarasota County Property Appraiser; change and months held are our calculation.
| Resale date | Plat | Beds / baths | Living area | Pool on roll | Bought from Pulte | Price paid | Resale price | Change |
|---|---|---|---|---|---|---|---|---|
| February 26, 2026 | Phases 1A-1B-1E | 2 / 2 | 1,948 | No | April 12, 2022 | $491,800 | $496,000 | $4,200 (0.9%) above |
| April 27, 2026 | Phases 2A-2B Replat | 3 / 2 | 2,117 | Yes | April 24, 2024 | $628,800 | $740,000 | $111,200 (17.7%) above |
| May 6, 2026 | Phases 2A-2B Replat | 2 / 2 | 1,394 | No | January 14, 2026 | $420,000 | $440,000 | $20,000 (4.8%) above |
| July 6, 2026 | Phases 1C-1D | 3 / 3 | 2,117 | Yes | September 20, 2023 | $732,100 | $750,000 | $17,900 (2.4%) above |
| July 31, 2026 | Phases 1C-1D | 3 / 2 | 2,075 | Yes | November 3, 2022 | $705,000 | $759,000 | $54,000 (7.7%) above |
| September 10, 2026 | Phases 1C-1D | 3 / 3 | 2,100 | No | January 3, 2025 | $598,900 | $675,000 | $76,100 (12.7%) above |
| September 11, 2026 | Phases 1C-1D | 4 / 2 | 2,041 | Yes | April 26, 2023 | $709,200 | $715,000 | $5,800 (0.8%) above |
No single feature explains the seven, and the record cannot show the improvements behind them. Two patterns are still worth noting. Two of the seven were bought in 2022, before the builder's prices rose, and they were held 46.5 and 44.9 months. And the largest gain came on a modest purchase price: the Phases 2A-2B Replat three-bedroom bought for $628,800 resold at $740,000, close to the $750,000 three-bedroom resale median for the window. The roll shows a pool on that home today; whether it came with the Pulte contract or was added later is not in the file, and that difference matters to how the gain is read. A home that sold above its purchase price did it on the home and the price, not on the community median.
It means a Beachwalk resale should be priced against the builder's quick move-in homes of similar size, net of the builder's current incentive, and sell what a new home cannot offer today. On November 14, 2026, DiVosta listed nine Beachwalk quick move-in homes from $419,630 to $1,234,435, several with posted reductions.
DiVosta quick move-in homes in Beachwalk, as listed November 14, 2026. Source: DiVosta quick move-in pages for each address, as published in our Beachwalk community guide.
| Plan | Price | Earlier price shown | Sq ft (builder) | Beds / baths | Availability shown |
|---|---|---|---|---|---|
| Seagrove | $419,630 | $463,630 | 1,448 | 2 / 2 | November 2026 |
| Cascadia | $445,570 | $496,570 | 1,602 | 2 / 2 | November 2026 |
| Seagrove | $464,120 | none | 1,448 | 2 / 2 | Available now |
| Contour | $533,835 | none | 1,405 | 2 / 2 | December 2026 |
| Flagstone | $554,780 | $564,035 | 1,577 | 2 / 2 | Available now |
| Prestige | $822,450 | none | 2,080 | 2 / 2.5 | December 2026 |
| Stardom | $975,240 | $990,240 (pool included) | 2,269 | 3 / 2.5 | Available now |
| Layton | $1,191,994 | none | 3,020 | 3 / 3.5 | February 2027 |
| Layton | $1,234,435 | none | 3,020 | 3 / 3.5 | March 2027 |
These are asking prices, not closings, and the square footage is the builder's, not the county's living area, so we do not turn them into a price per square foot beside the county figures. Set beside the county record, they still tell a resale seller three things.
First, at the small end the builder is priced right on top of the resale market. The 12 two-bedroom Beachwalk resales in the window had a $435,000 median, and two homes of 1,394 square feet without a pool resold at $430,000 and $440,000 (Sarasota County Property Appraiser). A new 1,448 square foot Seagrove was listed at $419,630 after a $44,000 reduction. A villa or small single-family resale priced above that new home needs a reason the buyer can see, such as a pool, a view or a finished lanai.
Second, at the larger end the resale is priced below the new home, and that is its advantage. A 2,100 square foot three-bedroom resale in Phases 1C-1D without a pool closed at $675,000 in September 2026, and a 2,244 square foot three-bedroom pool home in the same plat at $822,000 in June 2026. DiVosta listed a 2,080 square foot Prestige at $822,450 and a 2,269 square foot Stardom with a pool at $975,240. The buyer who wants that size and a pool now can have a resale for less; the listing has to make that comparison for them, in figures.
Third, the builder's incentive is part of its price. Through November 30, 2026, DiVosta's offer gave eligible buyers either a pool valued at $69,500 on select to-be-built homes or up to $77,000 toward closing costs, rate buydown, design options and quick move-ins, with the $77,000 credit not combinable with other offers (DiVosta Homes). Rate offers run through the builder's affiliated lender. A resale seller can meet that with a seller-paid closing credit or rate buydown, which keeps the recorded sale price higher than an equal cut in the asking price would.
Here is how we put that into a Beachwalk resale price:
For how we represent buyers on DiVosta contracts, including builder registration, see our new construction guide for Englewood.
In Beachwalk, 33 of the 36 resales in the last 12 months were homes first bought from Pulte, and the typical one closed 7.3 percent below the price paid to the builder, so we price your home against your phase and DiVosta's quick move-in homes before you list. Start with a free Beachwalk home valuation built from the county's recorded sales, or use our Englewood home valuation page. Call Jesse direct at (239) 898-6072. Buying in Beachwalk or elsewhere in Englewood as well? Read how we help buyers find a home in Englewood and how we work with buyers. Call Marc at (239) 287-5873.
Thirty-six Beachwalk by Manasota Key homes resold in the 12 months to October 14, 2026, at a $677,500 median and $337 per square foot of living area. They ranged from $350,000 to $1,050,000. Thirty-three of those sellers had bought from Pulte, and the typical one sold 7.3 percent below that builder price.
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026; qualified resales October 15, 2025 to October 14, 2026; each home's prior qualified purchase from the same file)
Every figure in this section comes from the Sarasota County Property Appraiser's bulk parcel and sales file dated October 21, 2026 (Sarasota County Property Appraiser). A resale is a qualified sale of an improved Beachwalk parcel by any seller other than Pulte Home Company LLC or Pulte Homes Company LLC, the PulteGroup entities that sell DiVosta's new homes. Living area is the county's figure, which can differ from DiVosta's "A/C square feet" or a listing sheet, so the per-square-foot column compares Beachwalk homes with each other, not with a brochure. We show phase, size and features but no addresses.
The 36 Beachwalk resales in the window ran from a $350,000 two-bedroom in Phase 1F to a $1,050,000 three-bedroom pool home in Phases 1C-1D. Twenty had a pool on the county roll. Phases 1C-1D and 2A-2B Replat supplied 29 of the 36, and every home was built from 2022 to 2025.
Sarasota County, Beachwalk by Manasota Key, every qualified resale from October 15, 2025 to October 14, 2026, oldest first. Source: Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026 (sarasotapropertyappraiser.gov). The last column is our arithmetic on the two recorded prices.
| Sale date | Phase (county plat) | Beds / baths | Living sq ft | Pool on roll | Year built | Recorded price | $ per sq ft | Prior purchase from Pulte | Resale against Pulte price |
|---|---|---|---|---|---|---|---|---|---|
| Oct 16, 2025 | Phases 2A-2B Replat | 2 / 2 | 1,394 | No | 2024 | $430,000 | $308 | Sep 2024, $470,000 | 8.5% below |
| Nov 5, 2025 | Phases 1C-1D | 3 / 2 | 2,075 | No | 2023 | $640,000 | $308 | Mar 2023, $718,300 | 10.9% below |
| Dec 2, 2025 | Phase 1F | 2 / 2 | 1,442 | No | 2024 | $350,000 | $243 | Oct 2024, $430,800 | 18.8% below |
| Dec 19, 2025 | Phases 1C-1D | 3 / 3 | 2,485 | Yes | 2022 | $991,000 | $399 | None recorded | Not applicable |
| Dec 29, 2025 | Phases 1C-1D | 3 / 2 | 1,640 | Yes | 2023 | $550,000 | $335 | Dec 2023, $567,600 | 3.1% below |
| Feb 26, 2026 | Phases 1A-1B-1E | 2 / 2 | 1,948 | No | 2022 | $496,000 | $255 | Apr 2022, $491,800 | 0.9% above |
| Mar 11, 2026 | Phases 2A-2B Replat | 2 / 2 | 1,687 | No | 2024 | $570,000 | $338 | Apr 2024, $609,300 | 6.5% below |
| Mar 17, 2026 | Phases 1C-1D | 2 / 2 | 1,394 | Yes | 2023 | $518,500 | $372 | Sep 2023, $672,700 | 22.9% below |
| Mar 19, 2026 | Phases 2A-2B Replat | 3 / 2 | 2,075 | Yes | 2024 | $750,000 | $361 | Aug 2024, $835,200 | 10.2% below |
| Mar 26, 2026 | Phases 1A-1B-1E | 2 / 2 | 1,410 | No | 2023 | $390,000 | $277 | May 2023, $444,400 | 12.2% below |
| Mar 30, 2026 | Phases 2A-2B Replat | 3 / 3 | 2,508 | Yes | 2024 | $910,000 | $363 | Sep 2024, $985,200 | 7.6% below |
| Apr 1, 2026 | Phases 2A-2B Replat | 3 / 3 | 2,125 | No | 2024 | $680,000 | $320 | Apr 2024, $698,100 | 2.6% below |
| Apr 2, 2026 | Phases 2A-2B Replat | 2 / 2 | 2,272 | No | 2023 | $670,000 | $295 | Jan 2024, $753,700 | 11.1% below |
| Apr 3, 2026 | Phases 1C-1D | 4 / 3 | 2,117 | Yes | 2023 | $695,000 | $328 | Dec 2023, $808,600 | 14.0% below |
| Apr 9, 2026 | Phases 1C-1D | 3 / 3 | 2,471 | Yes | 2023 | $1,050,000 | $425 | Apr 2023, $1,093,900 | 4.0% below |
| Apr 22, 2026 | Phase 1F | 2 / 2 | 1,584 | No | 2024 | $420,000 | $265 | Apr 2024, $489,900 | 14.3% below |
| Apr 27, 2026 | Phases 2A-2B Replat | 3 / 2 | 2,117 | Yes | 2024 | $740,000 | $350 | Apr 2024, $628,800 | 17.7% above |
| May 6, 2026 | Phases 2A-2B Replat | 2 / 2 | 1,394 | No | 2025 | $440,000 | $316 | Jan 2026, $420,000 | 4.8% above |
| May 7, 2026 | Phase 2C | 2 / 2 | 1,442 | No | 2025 | $360,000 | $250 | Jul 2025, $367,900 | 2.1% below |
| Jun 9, 2026 | Phases 2A-2B Replat | 3 / 2 | 1,665 | No | 2024 | $530,000 | $318 | Dec 2024, $550,000 | 3.6% below |
| Jun 17, 2026 | Phases 1C-1D | 3 / 3 | 2,244 | Yes | 2024 | $822,000 | $366 | Feb 2024, $876,300 | 6.2% below |
| Jul 6, 2026 | Phases 1C-1D | 3 / 3 | 2,117 | Yes | 2023 | $750,000 | $354 | Sep 2023, $732,100 | 2.4% above |
| Jul 7, 2026 | Phases 2A-2B Replat | 4 / 2 | 2,056 | Yes | 2024 | $839,000 | $408 | None (prior sale May 2025, $790,000, by another owner) | Not applicable |
| Jul 16, 2026 | Phases 1C-1D | 3 / 2 | 1,640 | No | 2023 | $435,000 | $265 | Nov 2023, $575,500 | 24.4% below |
| Jul 21, 2026 | Phases 2A-2B Replat | 3 / 3 | 2,500 | Yes | 2024 | $890,000 | $356 | May 2024, $977,400 | 8.9% below |
| Jul 31, 2026 | Phases 1C-1D | 3 / 2 | 2,075 | Yes | 2022 | $759,000 | $366 | Nov 2022, $705,000 | 7.7% above |
| Aug 7, 2026 | Phases 1C-1D | 3 / 2 | 2,098 | Yes | 2023 | $745,000 | $355 | Aug 2023, $851,200 | 12.5% below |
| Aug 10, 2026 | Phases 2A-2B Replat | 3 / 3 | 2,209 | Yes | 2023 | $765,000 | $346 | None (prior sale Oct 2025, $750,000, by another owner) | Not applicable |
| Aug 11, 2026 | Phases 2A-2B Replat | 3 / 2 | 2,181 | Yes | 2023 | $710,000 | $326 | Feb 2024, $766,300 | 7.3% below |
| Aug 20, 2026 | Phases 1C-1D | 3 / 3 | 2,485 | Yes | 2023 | $895,000 | $360 | Dec 2023, $989,400 | 9.5% below |
| Sep 9, 2026 | Phases 3A-3B | 3 / 3 | 2,831 | No | 2025 | $950,000 | $336 | Nov 2025, $976,400 | 2.7% below |
| Sep 10, 2026 | Phases 1C-1D | 3 / 3 | 2,100 | No | 2024 | $675,000 | $321 | Jan 2025, $598,900 | 12.7% above |
| Sep 11, 2026 | Phases 1C-1D | 4 / 2 | 2,041 | Yes | 2023 | $715,000 | $350 | Apr 2023, $709,200 | 0.8% above |
| Sep 17, 2026 | Phases 2A-2B Replat | 2 / 2 | 1,394 | Yes | 2024 | $565,000 | $405 | Jun 2024, $605,600 | 6.7% below |
| Oct 2, 2026 | Phases 1A-1B-1E | 2 / 2 | 1,584 | No | 2024 | $365,000 | $230 | Feb 2024, $470,400 | 22.4% below |
| Oct 5, 2026 | Phases 1C-1D | 3 / 2 | 1,665 | Yes | 2023 | $600,000 | $360 | Jul 2023, $652,700 | 8.1% below |
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026)
Four things stand out in that list (Sarasota County Property Appraiser). First, plat comes before size: Phases 1C-1D supplied 15 resales and Phases 2A-2B Replat 14, while the three smaller-home plats (Phases 1A-1B-1E, 1F and 2C) supplied six, all two-bedroom, all without a pool, all from $350,000 to $496,000. Second, price per square foot ran from $230 to $425, and even the four resales of 1,394 square feet ran from $308 to $405 a foot. Third, the busiest stretch was March and April 2026, with 11 resales. Fourth, the Pulte column tells most of the seller's story, which is the next question.
Of the 36 Beachwalk resales, 33 had a prior qualified purchase from Pulte in the county record. The median resale came in 7.3 percent, or $52,700, below the price paid to the builder, after a median 27.4 months of ownership. Seven sold above the builder price and 26 below.
Sarasota County, Beachwalk homes bought new from Pulte and resold, both sales qualified. Source: Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026 (sarasotapropertyappraiser.gov).
| Repeat-sale group | Pairs | Median change from Pulte price | Median dollar change | Above / below builder price | Median months held |
|---|---|---|---|---|---|
| Resold in the window, October 15, 2025 to October 14, 2026 | 33 | 7.3% below | $52,700 below | 7 / 26 | 27.4 (3.7 to 46.5) |
| All Beachwalk repeat sales on record | 56 | 4.2% below | $34,250 below | 19 / 37 | 22.4 (2.5 to 46.5) |
| Resold in calendar 2023 | 6 | 9.2% above | not computed | not computed | not computed |
| Resold in calendar 2024 | 7 | 13.7% above | not computed | not computed | not computed |
| Resold in calendar 2025 | 14 | 12.9% below | not computed | not computed | not computed |
| Resold in calendar 2026 (to October 9) | 29 | 6.7% below | not computed | not computed | not computed |
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026; all-time pairs from the first Beachwalk sale on October 18, 2021)
Read the comparison with care. The price an owner paid Pulte is a contract price that already includes the homesite premium, structural options, design-studio selections and often a pool, all bought at the builder's prices on the day the contract was signed. The resale price is what the open market paid later for the same finished home. Neither figure shows the owner's financing, closing costs, later improvements or how the home was kept, so "sold below the price paid to the builder" is a fact about two recorded prices, not a statement about any owner's profit or loss. The pattern matters to a seller because a Beachwalk buyer can still buy the same plan new from DiVosta, which caps what the market will pay for a used version of it (Sarasota County Property Appraiser).
The year-by-year row shows the turn. Owners who resold in 2023 and 2024 recorded medians above their Pulte prices, 9.2 and 13.7 percent, on homes bought in the community's first years, before DiVosta's base prices peaked in late 2023. Owners who resold in 2025 recorded a median 12.9 percent below, and 2026 resales so far sit 6.7 percent below.
Most Beachwalk resales closed below the original Pulte price because many owners bought near DiVosta's 2023 price peak, and the builder has since cut base prices on the smaller plans. A buyer comparing a resale with a new home sees today's builder price, not the price the owner paid in 2023.
DiVosta's published base prices show the move. The Hallmark plan started at $470,990 in October 2023 and $439,990 on November 14, 2026; the Contour at $444,990 and $419,990; the Seagrove villa at $380,990 and $349,990 (Wayback capture of the DiVosta Beachwalk page, October 21, 2023; DiVosta Beachwalk community page). Of the 33 Beachwalk resales with a Pulte purchase on record, 20 were bought from Pulte in 2023 or in January to April 2024, around that peak period (our count from the Sarasota County Property Appraiser file).
Time held also lines up with the result. The 11 owners who held under 24 months recorded a median 3.6 percent below their Pulte price; the 22 who held 24 months or more recorded a median 8.5 percent below (our arithmetic on the same 33 pairs). That is not because a two-year-old Beachwalk home is worn out. It is because the longer holders bought earlier, at higher builder prices.
Two DiVosta signals since then point the same way. The builder's Echelon starting price rose from $615,990+ in January 2025 to $662,990+ on November 14, 2026, while the Vista and Scenic starting prices held at $349,990+ and $419,990+, down from January 2025 (Wayback capture, January 25, 2025; DiVosta Beachwalk community page). An owner of a smaller plan faces a lower builder benchmark today than an owner of a large Echelon plan.
Seven Beachwalk resales in the window recorded more than the owner paid Pulte, from 0.8 percent to 17.7 percent above. Four were in Phases 1C-1D, two in Phases 2A-2B Replat and one in Phases 1A-1B-1E. Four had a pool on the roll, and two were bought from Pulte in 2025 or 2026.
The seven, from the table above (Sarasota County Property Appraiser):
Two patterns show. Owners who bought before the 2023 peak (April 2022, November 2022) or after the builder's prices eased (January 2025, January 2026) had the easier comparison. And the largest gain came on a pool home whose Pulte price, $628,800, was low for a 2,117 square foot three-bedroom; a pool or other features added after closing are not in the builder's recorded price, so a resale that carries them can clear it. We cannot see from the county file which homes had a pool added later, so we ask every Beachwalk seller for permits and receipts.
Yes. Three pairs of Beachwalk resales in the same phase with the same county living area and bedroom count differ mainly by the pool flag, and in each pair the pool home recorded $115,000 to $135,000 more. That is a wider gap than DiVosta's own $69,500 value for a standard pool.
| Phase | Beds / baths, living sq ft | Without pool on roll | With pool on roll | Gap (our arithmetic) |
|---|---|---|---|---|
| Phases 2A-2B Replat | 2 / 2, 1,394 | $430,000 (Oct 2025); $440,000 (May 2026) | $565,000 (Sep 2026) | $125,000 to $135,000 |
| Phases 1C-1D | 3 / 2, 1,640 | $435,000 (Jul 2026) | $550,000 (Dec 2025) | $115,000 |
| Phases 1C-1D | 3 / 2, 2,075 | $640,000 (Nov 2025) | $759,000 (Jul 2026) | $119,000 |
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026; DiVosta offer read November 14, 2026)
Sources: Sarasota County Property Appraiser; DiVosta's November 2026 offer describes "a standard pool, valued at $69,500" (DiVosta Stardom quick move-in page, offers section). These are pairs, not a model: the homes sold months apart, on different lots, with different options, so the gap carries more than the pool. A pool home also usually carries a screened cage, pavers and pool heat that the builder's "standard pool" may not include. What the pairs do show is that Beachwalk buyers in this window paid real money for a pool already in the ground.
Days on market, the sale-to-list ratio and the asking price for each Beachwalk resale come from the multiple listing service, and the county record cannot produce them. For the 36 resales above: Information not available at time of publishing (checked November 14, 2026). The county record gives every sale's date and recorded price.
That gap runs both ways. Recorded sales capture every Beachwalk deed, including the 170 builder closings in the window that never passed through a listing service (Sarasota County Property Appraiser), so a market count built from the MLS alone would miss most of Beachwalk. When we prepare a pricing opinion for your home, we pair the recorded resales nearest yours with each one's listing history at the time, so you see the asking price, the recorded price and how long each took.
In Beachwalk, the plat sets the price band first, then size, pool and bedrooms move a home within it. Resales ran from a $360,000 Phase 2C median to $715,000 in Phases 1C-1D, and pool resales recorded a $750,000 median against $468,000 without one, in the 12 months to October 14, 2026.
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026; window October 15, 2025 to October 14, 2026; 2026 roll for home counts)
The tables below separate the four levers so a seller can see which one is moving a price. All come from the same county file (Sarasota County Property Appraiser). Where a group has one to three sales, we print it for completeness and say so; a median of two sales is a midpoint, not a market.
Inside the same Beachwalk phase, resales recorded higher medians than Pulte closings in Phases 1C-1D and 2A-2B Replat, because the resales were larger homes. In Phases 2A-2B Replat, 14 resales had a $695,000 median at 2,096 square feet, against 40 Pulte closings at $483,750 and 1,530 square feet.
Sarasota County, Beachwalk, builder-direct (Pulte seller of record) against resale, by phase, October 15, 2025 to October 14, 2026. Source: Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026 (sarasotapropertyappraiser.gov).
| Phase | Seller | Sales | Median price | Median $ per sq ft | Median living sq ft |
|---|---|---|---|---|---|
| Phases 1C-1D | Pulte | 2 | $661,500 | $345 | 1,921 |
| Phases 1C-1D | Resale | 15 | $715,000 | $355 | 2,098 |
| Phases 2A-2B Replat | Pulte | 40 | $483,750 | $311 | 1,530 |
| Phases 2A-2B Replat | Resale | 14 | $695,000 | $342 | 2,096 |
| Phase 2C | Pulte | 45 | $395,000 | $267 | 1,600 |
| Phase 2C | Resale | 1 | $360,000 | $250 | 1,442 |
| Phases 3A-3B | Pulte | 83 | $866,600 | $344 | 2,500 |
| Phases 3A-3B | Resale | 1 | $950,000 | $336 | 2,831 |
| Phases 1A-1B-1E | Resale only | 3 | $390,000 | $255 | 1,584 |
| Phase 1F | Resale only | 2 | $385,000 | $254 | 1,513 |
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026)
The per-square-foot column is the fairer comparison, and it is close. In Phases 2A-2B Replat, resales recorded $342 a square foot against $311 for the builder's closings in the same plat, and in Phases 1C-1D, $355 against $345 on two builder sales. In Phases 3A-3B, the one resale, a 2025 home of 2,831 square feet, recorded $336 a foot against $344 for 83 builder closings. So a Beachwalk resale has not been trading at a deep discount per foot to the builder in the same plat; it has been trading close to it, and the price gap to the original Pulte contract comes from when that contract was signed. Phase 2C, where Pulte closed 45 homes at $267 a foot, is the plat where a resale competes most directly with fresh builder inventory today.
Beachwalk phase medians for all qualified sales ran from $385,000 in Phase 1F to $873,300 in Phases 3A-3B in the window. The phases also differ in home and lot size: Phase 1F's median home is 1,584 square feet on a 4,267 square foot lot, and Phases 3A-3B's is 2,485 on 8,476.
Sarasota County, Beachwalk by phase. Sales: qualified sales October 15, 2025 to October 14, 2026. Homes and sizes: 2026 roll. Source: Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026 (sarasotapropertyappraiser.gov).
| Phase | All sales | All-sales median | Resales | Resale median | Homes on the roll | Median living sq ft (roll) | Median lot sq ft (roll) |
|---|---|---|---|---|---|---|---|
| Phases 1A-1B-1E | 3 | $390,000 (3 sales) | 3 | $390,000 | 174 | 1,704 | 6,688 |
| Phases 1C-1D | 17 | $715,000 | 15 | $715,000 | 179 | 2,105 | 7,356 |
| Phase 1F | 2 | $385,000 (2 sales) | 2 | $385,000 | 67 | 1,584 | 4,267 |
| Phases 2A-2B Replat | 54 | $515,350 | 14 | $695,000 | 313 | 2,111 | 7,148 |
| Phase 2C | 46 | $395,000 | 1 | $360,000 | 79 | 1,600 | 5,565 |
| Phases 3A-3B | 84 | $873,300 | 1 | $950,000 | 85 | 2,485 | 8,476 |
| Phases 4A-4B | 0 | none | 0 | none | 0 | none yet | none yet |
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026)
The phase is the first thing we check because DiVosta built different collections in different plats. Phase 1F and Phase 2C carry the smaller homes on the narrowest lots, and Phases 3A-3B carry the largest. DiVosta's community map assigns its Vista collection to "Quads" (attached villas) and its Scenic, Distinctive and Echelon collections to 42-foot, 52-foot and 66-foot homesites (DiVosta Beachwalk Community Book, p.12). A Phases 1C-1D seller and a Phase 1F seller are in different markets even though they share a gate.
Beachwalk resales with a pool on the county roll recorded a $750,000 median on 20 sales, against $468,000 on 16 without a pool, in the window. Per square foot the gap narrows to $360 against $301.50, because pool homes were also larger: a median 2,117 square feet against 1,652.5.
Sarasota County, Beachwalk resales by pool flag on the roll, October 15, 2025 to October 14, 2026. Source: Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026 (sarasotapropertyappraiser.gov). Per-square-foot and size medians are our arithmetic on the resale list.
| Group | Sales | Median price | Median $ per sq ft | Median living sq ft |
|---|---|---|---|---|
| Resales with a pool | 20 | $750,000 | $360 | 2,117 |
| Resales without a pool | 16 | $468,000 | $301.50 | 1,652.5 |
| Phases 1C-1D resales with a pool | 12 | $747,500 | $360 | 2,107.5 |
| Phases 1C-1D resales without a pool | 3 | $640,000 | $308 | 2,075 |
| Phases 2A-2B Replat resales with a pool | 8 | $757,500 | $358.50 | 2,149 |
| Phases 2A-2B Replat resales without a pool | 6 | $550,000 | $317 | 1,676 |
| All sales with a pool (builder and resale) | 97 | $790,000 | not computed | not computed |
| All sales without a pool (builder and resale) | 109 | $450,000 | not computed | not computed |
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026)
Inside the two plats with enough resales to compare, pool homes ran about $40 to $50 a square foot higher than non-pool homes of similar size, $360 against $308 in Phases 1C-1D and $358.50 against $317 in Phases 2A-2B Replat. That is the most useful pool figure on this page for a Beachwalk seller. The roll shows a pool at 423 of 897 Beachwalk homes, about 47 percent (Sarasota County Property Appraiser), so a buyer shopping pool homes has plenty to compare, and a non-pool home competes on price and lot. Adding one is an architectural-review decision: the recorded declaration treats an in-ground pool or screen enclosure as an improvement that needs approval first (Beachwalk association, Governing Documents).
Three-bedroom homes led Beachwalk resales with 21 sales at a $750,000 median, against 12 two-bedroom resales at $435,000 and 3 four-bedroom resales at $715,000, in the window. The four-bedroom group is too small to read: three sales cannot show what a fourth bedroom is worth.
Sarasota County, Beachwalk by bedroom count on the roll. Source: Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026 (sarasotapropertyappraiser.gov). Resale per-square-foot medians are our arithmetic on the resale list.
| Bedrooms | Resales | Resale median | Resale median $ per sq ft | All sales | All-sales median | Homes on the 2026 roll |
|---|---|---|---|---|---|---|
| 2 | 12 | $435,000 | $286 | 86 | $434,900 | 338 |
| 3 | 21 | $750,000 | $354 | 112 | $782,500 | 459 |
| 4 | 3 | $715,000 | $350 | 8 | $756,250 | 100 |
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026)
The two-bedroom resale median, $435,000, sits almost exactly on the two-bedroom median for all Beachwalk sales, $434,900, which means two-bedroom resales and the builder's two-bedroom closings are trading in the same range. Two-bedroom resales also ran lower per foot, $286, than three-bedroom resales at $354, because the two-bedroom group holds the villas and garden homes in the earlier plats. The county's bedroom count is what was permitted and assessed, and DiVosta lists many Beachwalk plans as "2 to 3" bedrooms depending on whether the buyer chose a den or a third bedroom (DiVosta Beachwalk community page). If your home has a den the roll counts as a room, say so in the listing and show it on the floor plan.
Beachwalk homes on the 2026 roll run from 1,394 to 4,078 square feet of living area, with a 2,074 median and a middle half from 1,584 to 2,277. The largest band, 297 homes, is 2,000 to 2,399 square feet; only 61 homes have 2,800 or more, so the largest plans trade in a thin market.
Sarasota County, Beachwalk homes by living area on the 2026 roll (897 homes). Source: Sarasota County Property Appraiser bulk parcel file dated October 21, 2026 (sarasotapropertyappraiser.gov).
| Living area band | Homes on the roll | Share (our arithmetic) |
|---|---|---|
| Under 1,600 sq ft | 233 | 26.0% |
| 1,600 to 1,999 sq ft | 169 | 18.8% |
| 2,000 to 2,399 sq ft | 297 | 33.1% |
| 2,400 to 2,799 sq ft | 137 | 15.3% |
| 2,800 sq ft and up | 61 | 6.8% |
| Total | 897 | 100% |
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel file dated October 21, 2026)
The size mix tells a seller how many direct rivals a home has. A 2,100 square foot Beachwalk home is one of 297 in its band, so buyers have choices and the recorded resales give a dense set of comparables; we expect a tighter price range there. A 2,900 square foot home is one of 61, and the builder's own large plans, such as the Layton at 2,970 square feet, may be its main competition (DiVosta Beachwalk community page). The window's only Phases 3A-3B resale, at 2,831 square feet, recorded $950,000, $26,400 below its November 2025 Pulte price (Sarasota County Property Appraiser).
Year built changes a Beachwalk resale price far less than plat and size. The three 2022-built resales recorded a $759,000 median, the fifteen 2023 homes $695,000 and the fifteen 2024 homes $675,000, while the three 2025-built homes recorded $440,000, because that group was mostly small villas and garden homes.
Every Beachwalk home on the roll was built from 2021 to 2026 (Sarasota County Property Appraiser), so the age gap a buyer can see between a 2022 and a 2025 home is small. The medians above (our arithmetic on the resale list) move with which homes sold, not with age. Year built matters to a sale in two other ways. It sets the warranty clock, because DiVosta's coverage runs from the original closing; and it sets the build-out stage of the surrounding street, since the 2022 and 2023 homes sit in finished plats while some 2025 and 2026 homes still have construction nearby. A finished street with mature landscaping is something a Beachwalk resale can show that a home in Phase 2C or 3A-3B may not yet.
You compete with DiVosta by pricing against its quick move-in homes and current offers, not its 2023 contract prices, and by selling what a new Beachwalk home cannot give: a finished, landscaped home with options and often a pool installed, and a near-term closing. DiVosta listed nine quick move-ins from $419,630 to $1,234,435 on November 14, 2026.
Data updated: November 2026 (DiVosta Beachwalk community page, plan pages, quick move-in pages and Community Book read November 14, 2026; Sarasota County Property Appraiser file dated October 21, 2026)
Pulte was seller of record on 170 of Beachwalk's 206 qualified sales in the 12 months to October 14, 2026 (Sarasota County Property Appraiser). The builder still has a sales center at 26061 Seastone Drive, model homes, a marketing budget and dated incentives (DiVosta Beachwalk Community Book, p.70). Every builder figure below is "as published on November 14, 2026"; DiVosta's prices and offers change often.
DiVosta offered 18 Beachwalk floor plans in four collections on November 14, 2026, with base prices from $349,990 for the Seagrove villa to $1,048,990 for the Layton Grande, and plans from 1,405 to 3,970 square feet. Base prices exclude the homesite premium, options and any pool.
| Collection | Starting price, Nov 14, 2026 | Starting size | Homesite on the community map | Plans and base prices |
|---|---|---|---|---|
| Vista | $349,990+ | 1,448+ sq ft | Quads (attached villas) | Seagrove $349,990; Cascadia $379,990 |
| Scenic | $419,990+ | 1,405+ sq ft | 42-foot homesites | Contour $419,990; Flagstone $439,990; Hallmark $439,990 |
| Distinctive | $501,990+ | 1,670+ sq ft | 52-foot homesites | Prosperity $501,990; Mystique $541,990; Palmary $557,990; Prestige $571,990; Concord $604,990; Mystique Grande $671,990 |
| Echelon | $662,990+ | 2,269+ sq ft | 66-foot homesites | Stardom $662,990; Stellar $707,990; Reverence $714,990; Renown $722,990; Stellar Grande $829,990; Layton $848,990; Layton Grande $1,048,990 |
Data updated: November 2026 (DiVosta Beachwalk community page and Community Book p.12, read November 14, 2026)
Sources: DiVosta Beachwalk community page; DiVosta Beachwalk Community Book, p.12. For a seller, the plan list does two jobs. It names your home's plan the way buyers search for it, and it gives today's base price for your plan, which is the number a buyer will hold up against your asking price. If you own a Hallmark, the buyer's starting point is $439,990 plus a lot and options, and the job of your listing is to show what you already have on top of that base.
DiVosta listed nine Beachwalk quick move-in homes on November 14, 2026, from a $419,630 Seagrove villa to a $1,234,435 Layton. Four showed an earlier, higher price with a savings figure, from $9,255 to $51,000. A quick move-in includes the lot, options and any pool, so it is the closest builder comparison to a resale.
| Plan | Collection | Price, Nov 14, 2026 | Earlier price shown | Sq ft (builder) | Beds / baths | Availability shown |
|---|---|---|---|---|---|---|
| Seagrove | Vista | $419,630 | $463,630 ($44,000 savings) | 1,448 | 2 / 2 | Nov 2026 |
| Cascadia | Vista | $445,570 | $496,570 ($51,000 savings) | 1,602 | 2 / 2 | Nov 2026 |
| Seagrove | Vista | $464,120 | none | 1,448 | 2 / 2 | Available now |
| Contour | Scenic | $533,835 | none | 1,405 | 2 / 2 | Dec 2026 |
| Flagstone | Scenic | $554,780 | $564,035 ($9,255 savings) | 1,577 | 2 / 2 | Available now |
| Prestige | Distinctive | $822,450 | none | 2,080 | 2 / 2.5 | Dec 2026 |
| Stardom | Echelon | $975,240 | $990,240 ($15,000 savings; pool included) | 2,269 | 3 / 2.5 | Available now |
| Layton | Echelon | $1,191,994 | none | 3,020 | 3 / 3.5 | Feb 2027 |
| Layton | Echelon | $1,234,435 | none | 3,020 | 3 / 3.5 | Mar 2027 |
Data updated: November 2026 (DiVosta quick move-in pages read November 14, 2026)
Sources: DiVosta quick move-in pages for each home, for example Seagrove, Cascadia, Prestige and Stardom. The gap between base and finished price shows what options add: the Prestige base is $571,990 and the Prestige quick move-in $822,450; the Stardom base is $662,990 and the finished Stardom with pool and spa $975,240. For a Beachwalk seller, the quick move-in list is the live competition. A buyer who wants a Seagrove villa now can buy the builder's at $419,630, shown as available in November 2026, so a resale Seagrove has to show why it is worth that or more: a pool, a lot, finished landscaping, window treatments, or a better street.
DiVosta's Beachwalk offer for purchase agreements accepted November 2 to November 30, 2026 gives eligible buyers a standard pool valued at $69,500 on select to-be-built homes, or up to $77,000 toward closing costs, rate buy down, design options and quick move-ins. The two cannot be combined.
The page headline read "BLACK FRIDAY OFFER | Nov 9-30," while the fine print limits the offer to purchase agreements accepted from November 2 to November 30, 2026, and says the $77,000 credit "cannot be combined with other offers or incentives" (DiVosta Beachwalk community page). Some rate offers require the builder's lender: "You are not required to finance through Pulte Mortgage to purchase a home from seller; but use of Pulte Mortgage is necessary to receive BFC-related rate offers" (same page).
Builder incentives are the norm nationally, not a Beachwalk exception. In February 2026, 65 percent of builders in the NAHB/Wells Fargo survey used sales incentives, the 11th straight month above 60 percent, and 36 percent cut prices (Florida Realtors, February 17, 2026). PulteGroup reported a $561,000 average selling price for the quarter ended September 30, 2026, down 1 percent, with closings down 9 percent (PulteGroup third quarter 2026 results).
What that means for a Beachwalk resale: a $77,000 credit is worth about 7.9 percent of a $975,240 quick move-in and about 18 percent of a $419,630 one (our arithmetic). A resale seller can answer with a price that already reflects it, or with a seller credit toward the buyer's closing costs or a rate buydown, which Fannie Mae counts as an interested party contribution with its own limits (Fannie Mae Selling Guide B3-4.1-02). We set out both options with net figures before you choose.
Yes, within its term, by DiVosta's published terms for Beachwalk homes. The highlights list 10 years on structural elements, 5 years on water infiltration and internal leaks, 2 years on systems and 1 year on materials and workmanship, and state that warranties transfer to a later owner who takes title within the warranty period.
| DiVosta coverage (highlights) | Term from the original closing | Likely status on a Beachwalk resale in late 2026 |
|---|---|---|
| Structural elements | 10 years | Running on every Beachwalk home, all built 2021 to 2026 |
| Water infiltration and internal leaks | 5 years | Running on most homes; check homes closed in 2021 |
| Plumbing, electrical, HVAC and mechanical systems | 2 years | Expired on homes closed before late 2024 |
| Materials and workmanship | 1 year | Expired on homes closed before late 2025 |
| Transfer to a later owner within the term | Yes, per DiVosta | Confirm the procedure for your home |
Data updated: November 2026 (DiVosta Warranty Highlights, DiVosta Quality page and Community Book p.62, read November 14, 2026)
Sources: DiVosta Warranty Highlights PDF; DiVosta Quality page, which states "Warranties are transferable to subsequent owner who takes title within the applicable warranty period"; Community Book, p.62. The third column is our reading of the terms against Beachwalk's 2021 to 2026 build years (Sarasota County Property Appraiser), not a DiVosta statement.
Two points are not confirmed. DiVosta's warranty page offers a separate document for purchase agreements signed before September 1, 2024, and the full 2024 warranty book on its site is image-only and was not read (DiVosta 10 Year Warranty page); no DiVosta-specific transfer form was found. Your own warranty book, delivered with your purchase agreement, controls. Before listing, find your original closing date and warranty book, and submit any open items so a buyer's inspection does not turn them into credits; DiVosta's sister brand Pulte routes service requests through a "Service" form on its site (Pulte New Home Care Guide).
A Beachwalk resale offers a finished home now: a pool, cage, landscaping, window treatments and upgrades already installed, no construction wait, a street with no building around it, and lower association charges at closing. A new-home buyer pays $2,000 and $4,000 contributions plus a $480 dining minimum; a resale buyer pays a $2,000 resale assessment.
| What the buyer gets | New DiVosta home | Beachwalk resale |
|---|---|---|
| Move-in | Quick move-ins from "Available now" to March 2027; to-be-built timelines not published | On the contract's timeline; the association cannot disapprove a sale |
| Pool | Not standard; offered as a $69,500 incentive on select to-be-built homes through November 30, 2026 | Already in place on 20 of the 36 window resales |
| Association charges at closing | $2,000 and $4,000 contributions plus a prorated $480 annual food and beverage minimum | $2,000 resale assessment |
| Monthly assessment | $367.29 to $400.71 a month in 2026, by series | Same |
| Warranty | Full DiVosta terms from closing | Remaining DiVosta terms, transferable within the term |
| First property tax bill | May be billed as a vacant lot until the home is on the roll | Reset to just value the January 1 after purchase |
Data updated: November 2026 (DiVosta Beachwalk page and 2026 fee summary, Beachwalk declaration, Sarasota County Property Appraiser file dated October 21, 2026)
Sources: DiVosta Beachwalk community page; DiVosta 2026 fee summary, Community Book p.69; Beachwalk association, Governing Documents, Declaration Section 12.3; Sarasota County Property Appraiser. The one-time contributions alone give a resale buyer a $4,000 head start over a new-home buyer: $2,000 and $4,000 against a $2,000 resale assessment (our arithmetic on the fee summary). A resale also shares DiVosta's construction base: steel-reinforced concrete block, engineered trusses with hurricane tie-downs, a tile roof and "Whole house impact-resistant windows" on the Beachwalk feature sheets (Community Book, p.26), so on hurricane hardening a 2022 home and a 2026 home make the same claim. Check your own home's sheet for its build date.
Answer with a side-by-side: the builder's quick move-in price for your plan, the base price plus the options and pool you already have, the association charges the buyer avoids, and the warranty still running. Most Beachwalk buyers see DiVosta's models first, so the listing should make that comparison before the buyer does.
DiVosta had model homes open for the Seagrove, Cascadia, Contour, Mystique, Prestige and Stellar plans on November 14, 2026 (DiVosta Beachwalk community page). A buyer walking a model sees the decorated, upgraded version at a base price that does not include those upgrades. Here is how we build the comparison on a Beachwalk listing:
If you are buying your next home as well, whether new or resale, our Englewood new construction guide explains how we register and represent buyers with builders, and Marc leads that side: Call Marc at (239) 287-5873 or read our guide to buying a home in Englewood.
Selling a Beachwalk home against DiVosta's quick move-ins? We price your plan against the builder's current inventory and the 36 recorded resales before you list. Get your free Beachwalk home valuation. Call Jesse direct at (239) 898-6072.
We price a Beachwalk home phase first: recorded resales in your plat, then DiVosta's recorded closings and current quick move-in price for your plan as the upper reference and its base price as the lower one, then your options, pool, lot and condition. In Phases 2A-2B Replat, resales recorded $342 a square foot against $311 for builder closings.
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026; DiVosta Beachwalk pages read November 14, 2026; Fannie Mae Selling Guide sections as cited)
An automated estimate reads Beachwalk as one community with a $672,300 median (Sarasota County Property Appraiser). That number blends a $395,000 Phase 2C plat with an $873,300 Phases 3A-3B plat, so it describes almost no actual home. The steps below are how we narrow it to yours. For our full Englewood listing process, from pricing to marketing to negotiation, read how we sell homes in Englewood.
We start with your phase because Beachwalk's plats hold different collections on different lot widths. Phase medians in the window ran from $385,000 to $873,300, a gap larger than the lower median itself. Comparing a Phases 1C-1D home with a Phase 2C sale would misprice it by hundreds of thousands of dollars.
Inside the phase, we narrow to the same collection and, where possible, the same plan. Phases 1C-1D gave 15 resales in the window and Phases 2A-2B Replat 14, enough for a working set; Phases 1A-1B-1E, 1F, 2C and 3A-3B gave one to three resales each (Sarasota County Property Appraiser), so in those plats we reach for the same plan in a neighboring plat, the builder's own closings and older resales, and we tell you which ones we used and why. We compare per-square-foot figures only inside the same collection and plat, and we use the county's living area for both sides, never a brochure area against a county area.
DiVosta sets both edges of a Beachwalk resale price. The upper reference is what a buyer would pay for the same plan finished today, its quick move-in price or recent Pulte closings in your plat, less any incentive. The lower reference is the plan's base price, which a buyer can contract for but must wait and add options to.
For a Stardom in late 2026, those edges are a $662,990 base and a $975,240 finished quick move-in with pool, before the $77,000 credit the builder offered through November 30 (DiVosta Beachwalk community page; DiVosta Stardom quick move-in page). For a Seagrove villa, they are $349,990 and $419,630 to $464,120. Where a resale lands between the edges depends on what it has that the base does not: lot, options, pool, cage, finished landscaping. A resale priced above the builder's finished home, without something a buyer can see, waits while DiVosta keeps selling.
The recorded closings check the brochure. Pulte's 40 closings in Phases 2A-2B Replat in the window recorded $311 a square foot, and its 83 in Phases 3A-3B recorded $344 (Sarasota County Property Appraiser). Those are contract prices with options and lot premiums included, before any credit or rate incentive, which no public record shows. We treat them as what new-home buyers actually agreed to pay, and the brochure as what DiVosta is asking today.
Options and lot premiums are inside every Pulte price on the county record, but DiVosta does not publish its Beachwalk lot premiums, so no public source separates them. The best evidence for your home is your own purchase agreement, which lists the homesite premium and each option you paid for.
We found no published Beachwalk homesite premium schedule in any source read for this page (DiVosta Beachwalk community page). What the record does show is the size of the gap options create: on the same plan, the Prestige base of $571,990 against a finished Prestige at $822,450 is $250,460 of lot, options and selections (our arithmetic on DiVosta's published prices). On a resale, buyers and appraisers do not pay the builder's option prices back dollar for dollar; they pay for what they can see and what recorded sales support. That is why we ask every Beachwalk seller for three papers before we set a price:
Your purchase agreement also shows the homesite width. DiVosta's 42-foot, 52-foot and 66-foot homesite collections decide how much house, lanai and pool a lot can hold (DiVosta Beachwalk Community Book, p.12), and that is the lot fact buyers compare first.
The public record does not show a Beachwalk lake or preserve premium we could measure. DiVosta publishes no lot premium schedule, and the county cuts behind this page do not flag lake or preserve views, so we print no lake-lot premium. We price your view from your purchase agreement and matched resales.
Water and green space are a big part of the Beachwalk site plan. The 2020 announcement described "144 acres of lakes and 226 acres of preserve and green space" on the 765-acre site, as planning figures (SRQ Daily, January 24, 2020). None of the 1,388 Beachwalk parcels is coded as Gulf or bay waterfront on the county roll (Sarasota County Property Appraiser), so "waterfront" in a Beachwalk listing means a lake.
On a lake or preserve lot, we do three things. We read the homesite premium on your DiVosta agreement, which shows what the builder charged for the view when you bought. We look for resales of the same plan in your plat with and without the view. And we disclose the limits that come with a preserve edge: every Beachwalk plat bars trimming or clearing in preservation areas without county approval (Sarasota Clerk, Phases 1A-1B-1E plat). If the matched sales are too few to show a premium, we say so in the pricing opinion rather than guess.
An appraiser values a Beachwalk resale from comparable sales the appraiser chooses and must explain, under Fannie Mae's Selling Guide. In a community where builder closings outnumber resales, those comparables will include Pulte sales, and the appraiser can adjust builder sales for concessions such as rate buydowns and closing credits.
Fannie Mae's comparable sales section says the appraiser determines which comparables are best and must document and explain their use; older sales and sales from competing areas may be used if explained; and new subdivisions and planned unit developments carry added requirements (Fannie Mae Selling Guide B4-1.3-08, Comparable Sales). Its interested party contributions section, dated May 7, 2025, defines costs paid by a party with a financial interest in the sale, divides them into financing and sales concessions, and makes loans with undisclosed contributions ineligible (Fannie Mae Selling Guide B3-4.1-02). Builder temporary rate buydowns have their own section (Fannie Mae Selling Guide B2-1.4-04). We did not capture Fannie Mae's percentage limits table and do not quote one here.
Three practical points follow for a Beachwalk seller. First, a financed buyer's loan is based on the lower of the price or the appraised value, so a low appraisal leaves a gap the buyer covers in cash, renegotiates or uses a contract right to cancel (Consumer Financial Protection Bureau). Second, the appraiser needs the evidence for your upgrades: we send the option summary, permits and receipts with the listing file so they reach the appraiser through the buyer's lender. Third, a builder sale with a $77,000 credit may be adjusted downward as a comparable, while your sale without concessions stands at face value, which helps a resale priced honestly against the builder.
An automated estimate misreads Beachwalk because it blends plats, cannot see options or pools added after closing, and often leans on the county roll. The median 2026 just value of a Beachwalk home on the roll is $478,400, well below the $672,300 median sale. Neither number prices a specific home.
The just value is the property appraiser's mass-appraisal estimate for the tax roll, and it does not track each home's options, pool or lot premium one by one (Sarasota County Property Appraiser). An online estimate also cannot know that your 2,075 square foot Phases 1C-1D home has a pool added in 2024 with a finaled permit, or that the builder is selling the same plan new two streets away with a $77,000 credit. A Beachwalk price has to account for both.
Our valuation for a Beachwalk home is built from the recorded resales in your plat, your plan and options, your flood zone and any letter of map change, and DiVosta's current price on the same plan, then checked against the listing history for each comparable. Start with our free Beachwalk home valuation built from recorded sales, or use the form on this page.
What is your Beachwalk home worth against today's builder prices? We read your plat, your plan and DiVosta's current quick move-ins before we give you a number. Request your free Beachwalk valuation. Call Jesse direct at (239) 898-6072.
Beachwalk resales have closed most often from March to July: 36 of the 60 qualified resales on record, 60 percent, closed in those five months, and April led with 9. Plan to be listed, documented and priced by January, and plan around hurricane season, which can pause insurance binding, and DiVosta's dated incentive windows.
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026, all qualified Beachwalk resales on record; RASM and Florida Realtors releases dated July to October 2026; Freddie Mac, November 5, 2026)
Sixty resales over five years is a small record, so we read it as a tendency, not a calendar rule. The county context below adds scale, and the insurance dates are the ones that can actually stop a Beachwalk closing.
All 60 qualified Beachwalk resales on record, from 2023 to October 2026, cluster in spring and early summer. April recorded 9 resales, July 8 and March 7, while January recorded 1 and November 2. Because a closing follows the contract by weeks, buyers were signing most Beachwalk resale contracts from February to June.
Sarasota County, Beachwalk qualified resales (non-Pulte seller) by month of sale, all years on record (60 sales). Source: Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026 (sarasotapropertyappraiser.gov). Shares are our arithmetic.
| Month | Resales | Share |
|---|---|---|
| January | 1 | 1.7% |
| February | 4 | 6.7% |
| March | 7 | 11.7% |
| April | 9 | 15.0% |
| May | 6 | 10.0% |
| June | 6 | 10.0% |
| July | 8 | 13.3% |
| August | 5 | 8.3% |
| September | 4 | 6.7% |
| October | 5 | 8.3% |
| November | 2 | 3.3% |
| December | 3 | 5.0% |
| Total | 60 | 100% |
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026)
November through February together held 10 of the 60, 16.7 percent. That is the season when the most buyers tour, so it is the season to be on the market and photographed, not the season when Beachwalk resales have closed. A home listed in January is in front of buyers when they arrive and can close in the March to July window. Resales also grew year by year, with 31 in 2026 through October 9 (Sarasota County Property Appraiser), so more Beachwalk owners will be competing for the same spring buyers.
Beachwalk's quarterly medians in the window followed which plats closed, not a change in value. All sales ran from $498,100 in the first quarter of 2026 to $760,000 in the third quarter; resales alone ran from $544,250 in the first quarter to $750,000 in the third, as larger Phases 1C-1D and 2A-2B Replat homes sold.
Sarasota County, Beachwalk qualified sales by quarter, October 15, 2025 to October 14, 2026. Source: Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026 (sarasotapropertyappraiser.gov). Resale columns are our arithmetic on the resale list.
| Quarter | All sales | All-sales median | Resales | Resale median | Resale median $ per sq ft |
|---|---|---|---|---|---|
| October 15 to December 31, 2025 | 47 | $650,000 | 5 | $550,000 | $308 |
| January to March 2026 | 45 | $498,100 | 6 | $544,250 | $349.50 |
| April to June 2026 | 55 | $635,000 | 10 | $675,000 | $319 |
| July to September 2026 | 57 | $760,000 | 13 | $750,000 | $354 |
| October 1 to 14, 2026 (partial) | 2 | $482,500 | 2 | $482,500 | $295 |
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026)
The third quarter of 2026 was the strongest for Beachwalk resales on both count and price per foot: 13 resales at $354 a square foot. The two sales in early October 2026 were both resales: a two-bedroom home without a pool at $365,000 and a three-bedroom pool home at $600,000, which is why that partial quarter reads low. A quarter's median on 5 to 13 sales moves with each sale, so we use these figures to see activity, and we price from matched comparables.
Sarasota County's single-family market, the backdrop for every Beachwalk sale, strengthened through 2026. Realtor association data put the third-quarter median sale price at $485,000, up 3.7 percent, with 3.7 to 3.9 months of supply and homes selling at 94.4 percent of original asking. Mortgage rates near 7.2 percent are the main headwind for financed buyers.
| Measure, Sarasota County single-family | Figure | Period and source |
|---|---|---|
| Median sale price | $485,000 (up 3.7%) | Q3 2026, Business Observer, October 16, 2026 |
| Months of supply | 3.7 (Sarasota Magazine) or 3.9 (Business Observer) | Q3 2026, Sarasota Magazine, October 2026 |
| Median days on market | 92, down from 107 | Q3 2026, same Sarasota Magazine report |
| Sale price to original asking | 94.4%, up from 91.9% | Q3 2026, same report |
| Cash share of purchases | 37.6% | Q3 2026, same report |
| Median sale price | $493,500 (up 5.0%), 744 closed sales | July 2026, RASM |
| Inventory | 2,736 (down 23.4%), 3.9 months; median 52 days to contract | July 2026, same RASM report |
| Median sale price a year earlier | $445,000 (down 9.2% year over year) | October 2025, RASM |
| Florida single-family median | $415,000 (up 1.2%), 4.4 months of supply | September 2026, Florida Realtors |
| 30-year fixed mortgage rate | 7.18%, against 6.22% a year earlier | November 5, 2026, Freddie Mac PMMS |
Data updated: November 2026 (sources and dates in the table)
These are county and state figures from the multiple listing service, and they are context, not Beachwalk numbers; the Beachwalk-only versions of days on market, sale-to-list and months of supply read: Information not available at time of publishing (checked November 14, 2026). The direction is useful. RASM's president said in October 2026 that "buyer demand is outpacing current supply" (Business Observer), and county supply tightened from 4.2 to 4.8 months a year earlier into the 3.7 to 3.9 range. Rates cut the other way: with the 30-year rate at 7.18 percent, a builder rate buydown is DiVosta's strongest tool against a resale, and PulteGroup's chief executive said in October 2026 that "The rapid increase in interest rates has stretched affordability even further" (PulteGroup third quarter 2026 results). A cash share near 38 percent means a large part of the county's buyers are not rate-sensitive at all.
Hurricane season runs June 1 to November 30, and its main effect on a Beachwalk closing is insurance. When a tropical storm or hurricane watch or warning covers any part of Florida, Citizens suspends binding new policies until it lifts, and a financed buyer cannot close without a bound policy.
Sources: National Hurricane Center; Citizens Property Insurance, binding suspension notice, October 7, 2024, with a 2025 example (Citizens, September 27, 2025). Private carriers set their own rules, so the practical step is the same for every buyer: bind insurance early in the contract, not the week of closing (Citizens hurricane season information). We write that into the timeline on every summer and fall Beachwalk contract.
Beachwalk's storm profile helps a seller explain the risk plainly. Sarasota County places 89.3 percent of Beachwalk address points in evacuation Level C and 10.7 percent in Level B, none in Level A, and every address in the county's 160 mph design wind zone for houses (Sarasota County GIS, Storm Evacuation Zone layer; Sarasota County GIS, Wind Load Category 8th Edition layer). Milton's orders in October 2024 covered Levels A, B and C, so every Beachwalk address was under an evacuation order, and no report read for our community guide describes Milton damage inside Beachwalk (Sarasota Magazine, Milton evacuation orders). The resale record shows the season's pull: September, October and November together held 11 of the 60 Beachwalk resales (Sarasota County Property Appraiser).
Plan around January 1, 2027, when every Citizens personal residential policy needs flood coverage whatever the zone, and around Citizens' $700,000 replacement-cost ceiling, which pushes larger Beachwalk homes to private carriers. Private-market rates have been easing: Florida approved further cuts on more than 62,000 policies in September 2026.
Florida Statutes 627.351(6)(aa) phased in the Citizens flood requirement by replacement cost, reaching "all other personal lines residential property insured by the corporation" on January 1, 2027, and 627.351(6)(a)3.a makes a structure with a dwelling replacement cost of $700,000 or more ineligible for Citizens (Florida Statutes 627.351; Citizens, Flood). For a Beachwalk buyer planning on Citizens, a flood policy becomes part of the payment from 2027 even in Zone X, so the flood quote should start with the inspection, not after it.
On price, the direction in 2026 has been down. Regulators approved an average 8.7 percent statewide Citizens reduction in January 2026 (Business Observer, January 13, 2026), and in September 2026 four private insurers were approved for cuts of 3.2 to 10.4 percent, with the average admitted-market homeowners premium put at $3,736 including wind (Florida Realtors, September 24, 2026). A Beachwalk home earns its own credits: the wind mitigation form, OIR-B1-1802, must be the Rev. 04/26 version for inspections from April 1, 2026 (Citizens, mitigation form changes). If your form is older than five years or predates the new revision, order a new one before you list.
Yes, where you can. DiVosta runs dated offers, such as the November 2 to 30, 2026 pool or $77,000 credit, and its quick move-in list changes within weeks. A Beachwalk resale launched while the builder is discounting your exact plan competes against that discount.
The builder's inventory tells you which plans are under pressure. On November 14, 2026, DiVosta showed savings on a Seagrove, a Cascadia, a Flagstone and a Stardom, and listed two Layton homes for February and March 2027 (DiVosta Beachwalk community page). An owner of a Seagrove or Cascadia faced the most direct builder discounting that week; an owner of a Renown or Stellar Grande had no matching quick move-in on the list. We check the builder's list for your plan before we set a launch date, and again every week the home is on the market.
Building continues around the resale market. On the 2026 roll, Phase 2C had 79 homes on 149 parcels, Phases 3A-3B had 85 on 236, and Phases 4A-4B's 194 parcels had none yet (Sarasota County Property Appraiser), so DiVosta will be selling new Beachwalk homes for some time. Waiting for the builder to finish is not a timing plan; pricing against it is.
Beachwalk's location adds a gated DiVosta community with an open 11,500-square-foot Capri Club, resort pool, 10 pickleball, 5 tennis and 6 bocce courts and an on-site bar and grill, on the mainland near Manasota Key's public beaches. A Beachwalk listing should show those facts accurately, including what is still under construction.
Data updated: November 2026 (DiVosta Beachwalk community page and Community Book read November 14, 2026; Sarasota County GIS layers; county and state project pages as dated)
Every place below is one our community guide or a county, state or builder source confirms. Beachwalk is on the mainland in Englewood, entered from Englewood Road (State Road 776), so a listing should say "near Manasota Key," never "on Manasota Key" (Sarasota County GIS, AddressPoint layer). For the full picture of the community, see our Beachwalk by Manasota Key community guide.
A Beachwalk listing should show the open amenities the association dues cover: the Capri Club with fitness center and cafe, the saltwater resort pool with lap lanes and heated spa, 10 pickleball, 5 tennis and 6 bocce courts, the HighTide Bar and Grill, the lakeside boardwalk, a dog park and community garden, and the staffed gate.
| Beachwalk amenity | Status, November 14, 2026 | Source |
|---|---|---|
| Capri Club, 11,500 sq ft: fitness center, studio, social lounge, cafe, covered terrace, 3 activity rooms, locker rooms | Open | Community Book, p.4 |
| Tropical saltwater resort pool with lap lanes and heated spa | Open | DiVosta Beachwalk page |
| 10 pickleball, 5 tennis and 6 bocce ball courts | Open | Community Book, p.4 |
| HighTide Bar and Grill | Open since 2025 | Wayback capture, May 14, 2025 |
| Event lawn, fire pits, cornhole, memorial garden | Open | Community Book, p.6 |
| Lakeside boardwalk with pier and gazebo, walking trails | Open | DiVosta Beachwalk page |
| Dog park and community garden | Open | DiVosta Beachwalk page |
| Staffed vehicular access control at the gate | In the 2026 dues | Community Book, p.69 |
| Lifestyle director | In the 2026 dues | Community Book, p.69 |
Data updated: November 2026 (DiVosta Beachwalk community page, Community Book and Wayback captures, read November 14, 2026)
Amenity access comes with the association assessment, with no separate club membership to buy, though owners pay an annual food and beverage minimum, $480 in the 2026 fee summary (Community Book, p.69). For a seller, the amenity list belongs in the first lines of the listing, with the dues figure beside it, because buyers comparing Beachwalk with other Englewood communities price the amenities into the monthly cost. Photograph the Capri Club, the pool and the courts in season, and confirm the current open house and photography rules with the association before the shoot; the declaration allows commercial drones for real estate marketing (Beachwalk association, Governing Documents).
Two Beachwalk amenities were under construction on November 14, 2026: the Social Clubhouse, with a large hall and stage, catering kitchen and a club room with golf simulator, and the Waterline Restaurant. DiVosta announced both "officially underway" on November 18, 2025, and published no opening dates. A listing should call them under construction.
Sources: DiVosta Beachwalk Community Book, p.10; DiVosta Beachwalk community page. The association's own site describes "two onsite restaurants (High Tide outdoor bar and grill, The Waterline)" (Beachwalk Manasota TownSq), but only HighTide was open when we read the builder's page.
Describing the future amenities carefully protects the sale. A buyer who reads "restaurant and social clubhouse" and finds a construction fence can feel misled, and builder disclaimers make amenity plans subject to change. "Waterline Restaurant and Social Clubhouse under construction by DiVosta, opening dates not published" is accurate and still tells a buyer what is coming. If your home sits near either building site, say so and say what you know about construction hours.
Name Manasota Beach Park, the first Gulf beach on the route west across Lemon Bay on Manasota Beach Road, and Blind Pass Beach Park farther south on Manasota Key Road. Both are Sarasota County public parks. Beachwalk has no private beach club or beach shuttle, and no agency publishes a distance from Beachwalk.
| Beach | Operator | Address | What the operator lists |
|---|---|---|---|
| Manasota Beach Park | Sarasota County | 8570 Manasota Key Rd, Englewood | 21.565 acres; beach access, boat ramp, canoe and kayak launch, fishing, lifeguard, picnic shelters, restrooms, nature trails |
| Blind Pass Beach Park | Sarasota County | 6725 Manasota Key Rd, Englewood | 63.4 acres; beach access, birding, kayak launch, fishing, picnic shelters, playground, restrooms, nature trails |
| Englewood Beach at Chadwick Park | Charlotte County | 2100 N Beach Rd, Englewood | 12.67 acres; 900-foot boardwalk; pay-to-park at 75 cents an hour |
Data updated: November 2026 (Sarasota County GIS ParkBoundary layer and Charlotte County parks pages, read November 14, 2026)
Sources: Sarasota County GIS, ParkBoundary layer; Charlotte County, Englewood Beach at Chadwick Park. DiVosta's own beach distances disagree with one another, "2.5 miles from the beach" and "2.3 miles" on its page against "12.3 miles" in its community book (DiVosta Beachwalk community page; Community Book, p.4), so we describe the route instead of printing a number.
Two dated facts belong in a 2027 listing. The stretch of Manasota Key Road toward Blind Pass, washed out by Helene and Milton in 2024, reopened on a temporary repair in January 2026, and the permanent fix is a longer project (WGCU, January 12, 2026). And Charlotte County's Manasota Key beach renourishment, on the key's Charlotte County shoreline, shows estimated construction from January 1 to April 30, 2027 on its project page last updated November 2, 2026 (Charlotte County, Manasota Key Beach Renourishment). Manasota Beach Park sits north of the damaged road segment, which makes it the more reliable beach trip to feature.
Three public road projects touch Beachwalk's drive. River Road (State Road 777) was widened from two lanes to six between US 41 and Interstate 75, a $61 million project completed in October 2026. Englewood Road is being resurfaced through summer 2027, and the county approved a Manasota Beach Road extension toward North Port.
Sources: FDOT news release, October 2, 2026 for the five-mile River Road widening, which Sarasota County's sheriff said "is going to make it available for hurricane evacuations and detours" (WGCU, October 2, 2026); FDOT SR 776 fact sheet, May 12, 2026 for the State Road 776 milling and resurfacing from the Charlotte County line to south of US 41, a stretch that includes the Beachwalk frontage, estimated at $15 million and running to summer 2027 with temporary lane closures.
The Manasota Beach Road extension is the one to watch on the north side. The Board of County Commissioners approved an agreement on August 27, 2025 for a road "from approximately half a mile east of SR 776 to the North Port city limits," and the project was "moving into the 90% design phase" in February 2026 (ABC7 mysuncoast, February 4, 2026). No source we read confirms construction has begun. For a seller, the River Road widening is a selling point today for anyone driving to I-75; the extension is a fact to disclose plainly if your home is near Beachwalk's north edge, without predicting its effect.
Near Beachwalk are HCA Florida Englewood Hospital at 700 Medical Blvd, a 100-bed hospital with a 24/7 ER, and Sarasota Memorial Hospital-Venice at 2600 Laurel Road E. Three commercial airports serve the area: Sarasota Bradenton (SRQ), Punta Gorda (PGD) and Southwest Florida International (RSW). DiVosta puts a Publix 3.2 miles away.
Sources: HCA Florida Englewood Hospital; Sarasota Memorial Hospital-Venice, which lists "212 private patient suites"; Sarasota Bradenton International Airport; Punta Gorda Airport, which says Sun Country and Allegiant fly nonstop "to more than 50 destinations"; Southwest Florida International Airport.
DiVosta's own distances, builder figures that may be straight-line, put Publix at 3.2 miles, Target at 3.5 miles, the Venice Village Shoppes at 3 miles, US 41 at 3 miles, and Downtown Wellen and CoolToday Park, the Atlanta Braves' spring training ballpark, at 9 miles each (DiVosta Beachwalk community page). A listing can quote those as the builder's figures. Englewood's Dearborn Street district lies to the south, and Lemon Bay Park and Environmental Center, a county preserve at 570 Bay Park Blvd, sits on Lemon Bay (Sarasota County GIS, ParkBoundary layer). Sarasota Memorial says its North Port hospital is "slated to open in late 2028" (Sarasota Memorial, June 22, 2026).
The owner mailing addresses on the county roll show how far Beachwalk's market reaches: 202 of the 897 Beachwalk homes have an owner mailing address outside Florida. New York, Ohio, Illinois, Michigan and Massachusetts lead, and Ontario, Canada appears too. A Beachwalk listing should be marketed to those places.
Sarasota County, Beachwalk homes on the 2026 roll by owner mailing state. Source: Sarasota County Property Appraiser bulk parcel file dated October 21, 2026 (sarasotapropertyappraiser.gov).
| Owner mailing address | Beachwalk homes |
|---|---|
| Florida | 693 |
| New York | 29 |
| Ohio | 20 |
| Illinois | 18 |
| Michigan | 16 |
| Massachusetts | 15 |
| New Jersey | 12 |
| Ontario, Canada | 11 |
| Indiana | 10 |
| Wisconsin | 9 |
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel file dated October 21, 2026; owners outside Florida counted as 202 in our seller cut)
This is mailing-address data about homes, not a description of any owner. It says that owner mailing addresses on the roll span the Northeast, the Midwest and Ontario, and that 505 of the 897 Beachwalk homes carry a homestead exemption (Sarasota County Property Appraiser). For a seller, that is a marketing instruction: the listing, the photos and the virtual tour need to work for a buyer who first sees the home from 1,000 miles away, and showings need to fit visits that are planned weeks ahead. Sarasota Bradenton and Punta Gorda's nonstop routes are part of the pitch to that buyer.
A Beachwalk listing should leave out claims no source supports: "on Manasota Key," a private beach club, a golf course inside the gate, a beach distance as fact, opening dates for the Social Clubhouse or Waterline, and school assignments not checked with the district. Each one invites a buyer objection or a correction later.
The record behind each point: Beachwalk is mainland and none of its parcels is coded Gulf or bay waterfront (Sarasota County Property Appraiser); no DiVosta material mentions a beach club, beach parking passes or a shuttle, and there is no golf course inside Beachwalk, only a planned golf simulator room (DiVosta Beachwalk community page; Community Book, p.10). School zoning must be confirmed for each address with Sarasota County Schools (Sarasota County Schools, student assignment policy).
What a listing can say with confidence is concrete and still strong: a gated DiVosta community, an open 11,500-square-foot clubhouse, 21 courts across three sports, an on-site bar and grill, a home built of concrete block with impact glass and a tile roof, a route to two county beach parks across Lemon Bay, and a widened River Road to I-75. Accurate copy sells a Beachwalk home without giving a buyer's agent anything to correct.
Selling a Beachwalk home this season? We price it against the 36 recorded resales and DiVosta's current inventory, and we market it as far as the county's owner mailing record reaches. Start your free Beachwalk valuation. Call Jesse direct at (239) 898-6072.
A Beachwalk by Manasota Key sale runs through one homeowners association and no CDD. Dues are $367.29 to $400.71 a month in 2026, collected quarterly; the buyer pays a $2,000 resale assessment; the seller orders an estoppel certificate and hands over the section 720.401 disclosure summary before the buyer signs.
Data updated: November 2026
The association is BeachWalk by Manasota Key Homeowners Association, Inc. (Sunbiz N20000012492), governed by a declaration recorded February 11, 2021 as Sarasota County Instrument 2021023812. Pulte Home Company, LLC still controls the board, and Castle Group manages the community day to day (Florida Division of Corporations; Beachwalk Manasota TownSq, Governing Documents). For a seller, that means two things. The rules are written down and public, so a buyer's questions have documented answers. And the developer is still selling new homes inside the same gate, so every association figure you hand a buyer is read next to DiVosta's own fee sheet.
What follows is general information about the association's documents and Florida law, not legal advice. Your closing agent or a Florida real estate attorney decides how any rule applies to your sale.
Beachwalk HOA dues for 2026 run $367.29 to $400.71 a month, collected quarterly at $1,101.87 to $1,202.12, depending on the home series. The 2026 Fee Summary, revised November 10, 2025, lists four amounts beside the Vista, Scenic, Distinctive and Echelon series, so a seller should confirm the exact figure for the lot.
| 2026 Beachwalk assessment | Per month | Per quarter |
|---|---|---|
| Lowest series amount | $367.29 | $1,101.87 |
| Second amount | $379.29 | $1,137.86 |
| Third amount | $386.28 | $1,158.84 |
| Highest series amount | $400.71 | $1,202.12 |
Source: DiVosta Beachwalk Community Book, p.69, 2026 Fee Summary. The sheet's text does not pin each amount to a series, so we print the range and confirm your lot's number with Castle Group or on the estoppel certificate. The dues cover community amenities, a lifestyle director, landscape maintenance and irrigation, common areas and lakes, staffed vehicular access control and professional management (same source). Owners also carry a $480 Annual Food and Beverage Minimum, prorated from closing and forfeited if unused, which your closing agent handles as a proration line.
Beachwalk has no community development district. DiVosta lists "No CDD" for the community, the 2026 fee summary carries a "No CDD" note, and the 2026 TRIM notices we read for Beachwalk parcels show no non-ad valorem lines beyond Englewood Area Fire, Solid Waste and Stormwater (DiVosta, BeachWalk by Manasota Key; Sarasota County Property Appraiser, TRIM 0479140010). That is a selling point we put in writing, because a buyer comparing Beachwalk with a CDD community will add a bond assessment to the other side of the ledger.
On a Beachwalk resale, the buyer pays a $2,000 resale assessment under Declaration Section 4.10, and the seller customarily pays for the estoppel certificate, which Florida caps at $299 on a current account. The new-home contributions that DiVosta buyers pay at closing do not apply to a resale, which helps a resale's total cost.
The resale assessment is written into the recorded declaration: it is "due and payable to the Association by the transferee upon the conveyance of title to a Parcel by an Owner subsequent to the initial conveyance of title to the Parcel from the Developer or a Builder" (Beachwalk TownSq, Governing Documents, Declaration Section 4.10, page 19 of the posted PDF). The 2026 fee summary says it is "currently $2,000.00" (Community Book, p.69), and the declaration limits any increase to 10 percent over the previous calendar year. Transfers to a co-owner, to an heir or surviving spouse, to a trustee or spouse for estate planning, to a foreclosing lender, or to the developer or a builder are exempt.
| Charge at a Beachwalk closing | Amount | Who pays | Source |
|---|---|---|---|
| Resale assessment | $2,000 | Buyer (transferee), by the declaration | Declaration 4.10; 2026 fee summary |
| Estoppel certificate | Capped at $299 current, plus $119 if rushed, plus up to $179 if delinquent | Seller, by Sarasota custom | DBPR; Barnes Walker customs table |
| Food and Beverage Minimum | $480 a year | Prorated between the parties | 2026 fee summary |
| Sale application fee | None printed on the July 2026 form | Not published | Beachwalk TownSq |
| Initial Contribution and One-Time Payment | Builder sales only | Not charged on a resale | Declaration 4.9 and 4.11 |
Florida caps what an association can charge for the estoppel certificate a sale needs: no more than $299 on a current account, plus $119 if it is rushed within 3 business days and up to $179 more if the account is delinquent (Florida DBPR's adjusted amounts under sections 720.30851 and 718.116, next update due by July 1, 2027) (Florida DBPR, Estoppel Certificate Fees). In Sarasota County the estoppel letter is customarily a seller cost (Barnes Walker, Sarasota Manatee closing customs). The Initial Contribution in Section 4.9 and the One-Time Payment in Section 4.11 apply only on the first conveyance from the developer or a builder, and the declaration says the One-Time Payment "is not an Assessment or a capital contribution" (Beachwalk TownSq, Governing Documents, pages 19 to 20 of the posted PDF). Because the resale assessment is a buyer cost by the declaration, it is also a clean concession to offer when a buyer is weighing your home against a DiVosta incentive.
The Beachwalk estoppel certificate is the association's signed statement of what your account owes and what fees are due at closing. Declaration Section 4.7 requires it within ten business days of a written request and compliance with Florida Statutes 720.30851; if the association misses that deadline, it may not charge for the certificate.
The statute requires the certificate to answer specific questions, including whether "a capital contribution fee, resale fee, transfer fee, or other fee" is due, with the type and amount, and whether the association's rules require board approval for the transfer (Florida Statutes 720.30851). On a Beachwalk resale, the $2,000 resale assessment should appear on that fee line. The title or closing agent normally orders the certificate. Castle Group did not post a Beachwalk estoppel fee or a request address on the public association site we read, so we route the request through Castle Group's Resident Services, 800-337-5850, option 1 (Beachwalk TownSq, Contact Us).
Timing matters because a buyer becomes jointly liable with the seller for assessments unpaid at transfer, which is why every title agent insists on the estoppel before closing (Florida Statutes 720.3085). We ask the closing agent to order it as soon as the contract is signed, so a ten-business-day turnaround never sets the closing date.
No. Beachwalk Declaration Section 12.3 states that "The Association shall not have the authority to disapprove a proposed conveyance or other transfer." A sale needs written notice, not approval: the owner gives the association notice at least 20 business days before closing, with the completed sales application and a copy of the executed contract.
The notice rule is in Declaration Section 12.3(A)(1): written notice "at least twenty (20) business days prior to ... the date of closing, together with a copy of the purchase and sale agreement," and "The Association may charge a transfer fee in connection with processing each application" (Beachwalk TownSq, Governing Documents, page 45 of the posted PDF). The current Sales Application, revised July 22, 2026, quotes a 20-day notice period and asks for the "Fully Completed Application" and a "Copy of Executed Sales Contract," returned to the association office at 9818 Beachwalk Drive or by email to the Castle Group manager named on the form; it prints no fee (Beachwalk TownSq, Sales and Leasing). Plan on 20 business days, the longer reading.
Two details are worth knowing. The July 2026 form carries a board "APPROVED / DISAPPROVED" block even though the declaration denies the board a veto over sales, so we file it as notice and keep Section 12.3 in the file. And an older application still on the same page, revised February 13, 2025, carries a copy error naming a different community in its acknowledgment; use the July 2026 form. Section 12.2 adds a covenant duty of its own: "Prior to the conveyance or transfer of title to a Parcel or lease of a Unit, it shall be the Owner's responsibility to provide the purchaser or Tenant with the complete set of Governing Documents and any other documents required by law" (page 44 of the posted PDF).
Beachwalk allows leasing with limits that every investor buyer prices in. The recorded declaration says only entire units may be leased, the minimum term is 90 consecutive days, and no unit may be leased more than three times in a calendar year. Each lease needs prior written board approval, and the lease application carries a $100 fee.
The exact text: "Only entire Units may be leased. The minimum leasing period is ninety (90) consecutive days and no Unit may be leased more than three (3) times in any one (1) calendar year" (Beachwalk TownSq, Governing Documents). Section 9.1 bars use "on a 'time share' or transient basis, including without limitation, an 'Airbnb' type use." The current lease application repeats the 90-day minimum and three-lease limit and charges $100 (Beachwalk TownSq, Sales and Leasing). If an owner falls behind on dues, Florida law lets the association collect rent directly from a tenant (Florida Statutes 720.3085).
For a seller, the leasing rule shapes the buyer pool. A Beachwalk home works for an annual or seasonal lease of 90 days or more, not a weekly rental, so we market it to buyers who will live in it or lease it that way, and we say so in the listing rather than letting a buyer find it in the documents during the inspection period.
Before the buyer signs. Florida Statutes 720.401 requires a Beachwalk seller on a resale to give the buyer the homeowners' association disclosure summary "before executing the contract for sale," never at closing. If the summary is missed, the buyer can cancel within 3 days after receiving it or before closing, whichever comes first, and cannot waive that right.
| Statutory fact | What section 720.401 says |
|---|---|
| Timing | Pre-contract: "before executing the contract for sale," never at closing |
| Who supplies it on a resale | The seller: "by the parcel owner if the sale is by an owner that is not the developer" |
| The contract clause | The contract must carry the section 720.401(1)(b) voidability clause in conspicuous type |
| The buyer's remedy if it is missed | The buyer may cancel "within 3 days after receipt of the disclosure summary or prior to closing, whichever occurs first"; the right cannot be waived and ends at closing |
Source: Florida Statutes 720.401. The summary tells the buyer that membership is mandatory, that recorded covenants govern use, that assessments are owed and may change, and that unpaid assessments can become a lien. Item 7 on the form reads "THE DEVELOPER MAY HAVE THE RIGHT TO AMEND THE RESTRICTIVE COVENANTS WITHOUT THE APPROVAL OF THE ASSOCIATION MEMBERSHIP OR THE APPROVAL OF THE PARCEL OWNERS," and in Beachwalk that item is live: Declaration Section 14.6 lets the developer "unilaterally modify, enlarge, amend, waive or add to the provisions of this Declaration" (Beachwalk TownSq, Governing Documents, page 48 of the posted PDF). The 2026 fill-in for the assessment line is $367.29 to $400.71 a month, collected quarterly.
The fork in the statute: section 720.401(2) says the summary does not apply to associations governed by chapters 718, 719, 721 or 723 (condominiums, cooperatives, timeshares and mobile home parks). On the records we read, Beachwalk's single-family homes and attached villas sit under one chapter 720 homeowners association, and its declaration ties the estoppel to section 720.30851 "of the Act"; we found no condominium association in Beachwalk. If your title commitment shows anything different, your closing agent or attorney decides which regime applies. This is general information, not legal advice.
The covenant twin: a full-text search of the posted declaration found no restatement of section 720.401 and no "disclosure summary" language. What the declaration does add is Section 12.2, the seller's own covenant duty to hand the buyer "the complete set of Governing Documents," and Section 4.10, the buyer's duty to pay the resale assessment at closing. Read together, the split is documented: the Beachwalk seller owes the disclosure summary and the governing documents before signing, and the buyer owes the $2,000 resale assessment at closing. We attach the signed summary to the offer package on any Beachwalk listing we take so the contract is never voidable over paperwork.
Thinking about selling? Request a free Beachwalk home valuation and we will put the dues, the resale assessment and the estoppel timeline on your net sheet before you list. Call Jesse direct at (239) 898-6072.
A Beachwalk seller must disclose known facts that materially affect value and that a buyer cannot readily see, under Johnson v. Davis; complete Florida's flood disclosure under section 689.302 at or before signing; give the radon notice; deliver the property tax disclosure summary under section 689.261; and supply the HOA disclosure summary under section 720.401.
This is general information, not legal advice; your closing agent or a Florida real estate attorney decides which duties apply to your sale. Beachwalk homes are recent, built from 2021 to 2026 on the county roll, so the disclosure file is shorter than on an older Englewood home (Sarasota County Property Appraiser, bulk data). Short is not the same as empty: warranty repairs, lake-edge drainage, any water event since you bought and the community-wide facts recorded against every lot all belong in it.
Under Johnson v. Davis (Fla. 1985), a Beachwalk seller who knows of facts materially affecting value that are not readily observable and not known to the buyer must disclose them. The Florida Supreme Court said the duty applies "to all forms of real property, new and used," so a nearly new DiVosta home is covered too.
The court's words: "where the seller of a home knows of facts materially affecting the value of the property which are not readily observable and are not known to the buyer, the seller is under a duty to disclose them to the buyer," and "One should not be able to stand behind the impervious shield of caveat emptor and take advantage of another's ignorance" (Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)). An as-is contract does not remove the duty for a known latent defect (Attorneys' Title Fund, AS IS v. Standard).
In Beachwalk, facts that can meet the test include a warranty claim that was opened but not finished, a roof or window leak repaired under the builder's water-infiltration coverage, standing water after a heavy rain at a lake edge, an unpermitted lanai or pool change, and any open architectural violation. Two recorded facts apply community-wide. The 2021 amendment, Instrument 2021084277, adds Section 2.4, a cell tower near Coastal Blue Drive and Pearl Lake Circle that neither the developer nor the association owns, and Section 2.5, 11 Englewood Water District well-site parcels with wellhead protection zones (Beachwalk TownSq, Governing Documents). If your lot is near either, name it. A buyer who learns it from you treats it as a known fact; a buyer who learns it after closing treats it as a grievance.
Florida Statutes 689.302 requires a Beachwalk seller to complete and give the buyer a flood disclosure "at or before the time the sales contract is executed." Since October 1, 2025, the form asks whether you know of flooding that damaged the home during your ownership, filed a flood insurance claim, or received flood assistance, including FEMA aid.
The three questions on the statutory form, exactly (Florida Statutes 689.302):
The form opens with a warning that "Homeowners' insurance policies do not include coverage for damage resulting from floods." The statute defines flooding broadly: overflow of inland or tidal waters, unusual and rapid runoff from an established water source such as a drainage ditch, and "Sustained periods of standing water resulting from rainfall." The 2025 amendment added knowledge of any damaging flood, not only one that led to a claim, and removed the requirement that assistance be federal (Florida Realtors, Florida expands flood disclosures; Laws of Florida ch. 2025-166).
The form reaches your ownership period only. For most Beachwalk sellers, that period covers Helene and Milton in 2024, so answer from your own records. Sarasota County's flood insurance promotion plan also tells real estate agents, brokers and sellers that they have a duty to disclose flood risks to buyers (Sarasota County, 2024 Program for Public Information). A documented "no," with your flood zone, any letter of map change and your elevation certificate attached, reads better than a blank.
Florida Statutes 404.056(5) requires a radon notice on at least one document signed at or before the contract for any building, Beachwalk homes included. The wording is set by statute, and the standard Florida Realtors and Florida Bar contract forms carry it, so a seller using those forms usually meets the duty without a separate document.
The prescribed language reads: "RADON GAS: Radon is a naturally occurring radioactive gas that, when it has accumulated in a building in sufficient quantities, may present health risks to persons who are exposed to it over time. Levels of radon that exceed federal and state guidelines have been found in buildings in Florida. Additional information regarding radon and radon testing may be obtained from your county health department" (Florida Statutes 404.056). If you tested your Beachwalk home and know the result, that result is a known fact, and the Johnson v. Davis duty applies to it like any other. If you never tested, the notice is all the statute requires of you; the buyer may test during the inspection period.
Section 689.261 requires that a Beachwalk buyer receive a property tax disclosure summary at or before signing, warning not to rely on the seller's current taxes because a change of ownership triggers reassessment. Unless the contract includes it, the seller provides it. In Beachwalk, where some sellers still carry a first-year, land-only bill, the warning is unusually concrete.
The statutory wording: "BUYER SHOULD NOT RELY ON THE SELLER'S CURRENT PROPERTY TAXES AS THE AMOUNT OF PROPERTY TAXES THAT THE BUYER MAY BE OBLIGATED TO PAY IN THE YEAR SUBSEQUENT TO PURCHASE. A CHANGE OF OWNERSHIP OR PROPERTY IMPROVEMENTS TRIGGERS REASSESSMENTS OF THE PROPERTY THAT COULD RESULT IN HIGHER PROPERTY TAXES" (Florida Statutes 689.261). Subsection (2) adds: "Unless included in the contract, the disclosure summary must be provided by the seller."
Two Beachwalk patterns make the summary matter. A homesteaded seller's bill is reduced by the exemption and capped by Save Our Homes, neither of which transfers. And a seller who closed on a new DiVosta home may hold a bill that valued only the lot, because Florida law places no value on improvements "not substantially completed on January 1" (Florida Statutes 192.042); a Phase 3A-3B parcel was billed as a vacant lot on its 2026 notice, with a $63.95 fire charge and no solid waste line (Sarasota County Property Appraiser, TRIM 0481071064). The county's own advice is that buyers should "not presume that the taxes and the exemptions, caps and discounts of the previous owner will carry over" (Sarasota County Property Appraiser, Estimating Taxes). The tax section below shows what the buyer's bill is likely to look like.
A complete Beachwalk disclosure file holds the signed section 720.401 summary, the flood disclosure, the property tax summary, the governing documents Section 12.2 requires you to hand over, the elevation certificate and any letter of map change, the wind mitigation form, warranty claim records and finaled permits for anything added after the builder closed.
Beachwalk has no CDD, so the separate community development district notice under section 190.048 does not arise on the records we read (Florida Statutes 190.048; Community Book, p.69). Most sellers also complete the Florida Realtors Seller's Property Disclosure form; completing it accurately is the cleanest way to meet the Johnson v. Davis duty, though the duty exists with or without the form. We assemble the file before the listing goes live, because three of these documents, the flood disclosure, the property tax summary and the HOA summary, are due at or before signing, and a missed one hands the buyer either a cancellation right or a grievance.
A Beachwalk buyer will ask which FEMA zone the lot is in, whether a letter of map change applies, what the home did in Helene and Milton, and what wind and flood coverage will cost. Beachwalk is not one flood zone: about 51% of address points are Zone X, 29% shaded X and 20% AE.
Data updated: November 2026
The answers are lot by lot, and the lot is what a lender and an insurer look up. We tested the question the way a buyer's insurer will: by parcel, on the FEMA maps Sarasota County adopted effective March 27, 2024, with the letters of map change that remove some Beachwalk lots from the Special Flood Hazard Area. Our Beachwalk by Manasota Key community guide carries the full flood and storm record; this section covers what a seller should have ready.
On FEMA maps effective March 27, 2024, Beachwalk's 1,383 address points split 707 in Zone X (51.1%), 405 in shaded Zone X (29.3%) and 271 in Zone AE (19.6%), the Special Flood Hazard Area. No VE coastal high hazard zone touches any Beachwalk plat, and the AE share varies sharply from one phase to the next.
| Beachwalk plat | Zone X minimal | Zone X shaded | Zone AE |
|---|---|---|---|
| Phases 1A-1B-1E | 20 | 129 | 59 |
| Phases 1C-1D | 37 | 111 | 53 |
| Phase 1F | 0 | 44 | 35 |
| Phases 2A-2B Replat | 217 | 53 | 53 |
| Phase 2C | 116 | 28 | 3 |
| Phases 3A-3B | 175 | 30 | 28 |
| Phases 4A-4B | 142 | 10 | 40 |
Source: Sarasota County GIS, FEMA Flood Zone layer, effective 3/27/2024, cross-checked against FEMA's National Flood Hazard Layer, read November 14, 2026. The AE areas are labeled in part "COMBINED RIVERINE AND COASTAL FLOODPLAIN," the Forked Creek and Lemon Bay source, not open Gulf wave zones.
Address points are not house footprints. In a 41-parcel sample read on the property appraiser's flood tables, 26 of 39 lots were entirely Zone X and 13 had at least part of the parcel in AE, usually a lake edge or rear yard alongside an X row; base flood elevations on those AE portions ran from 11 to 14.2 feet (Sarasota County Property Appraiser, parcel flood tables). Beachwalk sits on FIRM panels 12115C0344G and 12115C0363G, which replaced maps dated November 4, 2016 (Sarasota County GIS, FEMA FIRM Panel layer). If your survey or closing paperwork predates March 27, 2024, read the zone again before you list.
A letter of map change can take your Beachwalk lot out of the Special Flood Hazard Area even when a map tool still shows AE. Six such letters, dated May 13, 2022 to February 20, 2026, intersect Beachwalk's plats, so a seller who holds one should put it in the listing file before the first buyer runs a flood search.
| Beachwalk plat | Letter | Date |
|---|---|---|
| Phases 1A-1B-1E | LOMR-F 22-04-3382A | May 13, 2022 |
| Phases 1A-1B-1E | LOMR-F 25-04-3487A | April 22, 2025 |
| Phases 1C-1D | LOMA 24-04-6155A | August 29, 2024 |
| Phases 2A-2B Replat (also touches 2C) | LOMR-F 25-04-4245A | May 21, 2025 |
| Phases 2A-2B Replat | LOMA 25-04-4221A | May 29, 2025 |
| Phases 3A-3B | LOMR-F 26-04-1675A | February 20, 2026 |
Source: Sarasota County GIS, Letter of Map Change layer, community 125144, read November 14, 2026. Letters of Map Revision based on Fill and Letters of Map Amendment remove specific lots or structures from the SFHA, so the 271 AE address points overstate how many Beachwalk homes are legally in it today. The property appraiser's parcel flood table itself warns that a zone "may have changed due to a LOMR/LOMC."
A buyer who sees "AE" on a free map and no letter will either discount the price or ask for a flood quote that slows the deal. We pull the parcel table, the panel, any letter that covers your lot and your elevation certificate before listing, and we print the answer in the listing file.
Insurance is the line a Beachwalk buyer cannot price until they quote it, so a seller should hand over the wind mitigation form, roof date and flood documents on day one. Beachwalk homes are concrete block with tile roofs and impact windows under current code, and Florida bars refusing a policy solely for a roof under 15 years old.
Florida requires insurers to offer "actuarially reasonable discounts, credits, or other rate differentials" for wind-resistant construction, documented on the Uniform Mitigation Verification Inspection Form, OIR-B1-1802 (Florida Statutes 627.0629). Citizens says inspections on or after April 1, 2026 must use the revised form, Rev. 04/26, and it will still accept the prior version if it was completed within five years before that date and nothing structural changed (Citizens Property Insurance, mitigation form changes). DiVosta's Beachwalk included-features sheet lists "Steel-reinforced concrete block construction," a "Tile roof," "Professionally engineered roof trusses with hurricane tie-downs for wind protection" and "Whole house impact-resistant windows," rated for the High Velocity Hurricane Zone (DiVosta Beachwalk Community Book, p.26). Every Beachwalk address sits in Sarasota County's 160 mph design wind zone for houses (Sarasota County GIS, Wind Load Category layer).
On roofs, section 627.7011(5) bars an insurer from refusing to issue or renew a homeowner's policy solely because of roof age when the roof is under 15 years old (Florida Statutes 627.7011). Every Beachwalk roof dates from 2021 or later, which sets a Beachwalk resale apart from older Englewood stock.
Three insurance facts shape a 2027 sale:
Unincorporated Sarasota County, community 125144, is Community Rating System Class 5, worth a 25% discount on NFIP policies (FEMA CRS Eligible Communities, October 1, 2026). An NFIP building policy can usually be assigned to a buyer at sale, so if you carry one, bring the declarations page (FloodSmart for agents, frequently asked questions). Citizens versus private premiums for Beachwalk homes are not published anywhere we found, and we do not estimate them.
No news or county report we read describes damage or flooding inside Beachwalk from Ian, Helene or Milton. The heaviest surge hit the barrier island and the Lemon Bay shore; Beachwalk sits on the mainland, 89% of its addresses in evacuation Level C and 11% in Level B, and Milton's orders covered all of them.
Here is the public record a buyer may read:
| Storm | What the record shows near Beachwalk | Source |
|---|---|---|
| Ian, September 28, 2022 | NHC: "the majority of the sensors placed in Port Charlotte and Englewood ... remained dry"; the county ordered Levels A and B out, which reached Beachwalk's 148 Level B addresses | NHC Ian report |
| Helene, September 2024 | Surge of 4 to 6 feet "from Venice to south of Englewood"; the county alert covered Level A, and no Beachwalk address is in Level A | NHC Helene report |
| Milton, October 9 to 10, 2024 | Surge of 6 to 9 feet from Venice to Boca Grande, "an isolated peak of up to 10 ft AGL estimated near Manasota Key"; Venice airport logged 43 knots sustained and a 64-knot gust, North Port 37 knots and a 70-knot gust | NHC Milton report |
Evacuation levels come from the Sarasota County GIS Storm Evacuation Zone layer: 1,235 Beachwalk address points (89.3%) in Level C and 148 (10.7%) in Level B. Many lots had no house when Ian came through; the county roll shows 20 Beachwalk homes built in 2021 and 106 in 2022 (Sarasota County Property Appraiser, bulk data).
The absence of a report is not a guarantee about your home. Your own record is what a buyer needs: whether you filed a claim, what was repaired, and the permits for that work. Hurricane season also affects timing. When a tropical storm or hurricane watch or warning covers any part of Florida, Citizens suspends binding new policies until it lifts, which can stall a financed closing (Citizens, binding suspension notice). We push every Beachwalk buyer to bind coverage early in the contract, not the week of closing.
When you sell a Beachwalk home, your homestead exemption and Save Our Homes cap end with your ownership, and the buyer's bill resets to just value the January 1 after closing. You can carry up to $500,000 of accumulated benefit to your next Florida homestead by filing Form DR-501T by March 1, within the portability window.
Data updated: November 2026
Beachwalk parcels sit in unincorporated Sarasota County, with no city millage and no CDD. The total was 11.4737 mills for 2025 and 11.3068 mills for 2026 on the roll certified September 29, 2026 (Sarasota County Tax Collector, 2025 millage; 2026 millage). Of the 897 Beachwalk parcels with a home on the October 21, 2026 county file, 505 carry a homestead exemption (Sarasota County Property Appraiser, bulk data), so most sellers here have a homestead to give up and, potentially, a benefit to move. This is general information, not tax advice.
Both end when you sell your Beachwalk home. The homestead exemption belongs to the owner whose permanent residence the home is on January 1, and Save Our Homes caps the yearly growth of a homestead's assessed value at 3 percent or CPI, whichever is lower, until a change of ownership. The buyer's assessment resets to just value.
The cap is in Florida Statutes 193.155: the change "shall not exceed the lower of ... Three percent of the assessed value of the property for the prior year; or ... The percentage change in the Consumer Price Index." The Sarasota County Property Appraiser publishes the cap by year: 2.7 percent for 2026, 2.9 percent for 2025 and 3.0 percent for 2024 (Sarasota County Property Appraiser, Save Our Homes). The exemption itself is authorized by Florida Statutes 196.031.
Because Beachwalk homes were first sold from 2021 onward, most owners have held a homestead for only a few years, and the gap between just value and assessed value is often modest. A seller who bought early, in 2021 or 2022, has had more capped years than one who closed in 2025. Your 2026 TRIM notice shows both numbers; the difference between them is your Save Our Homes benefit.
Portability lets a Beachwalk seller move the Save Our Homes difference, up to $500,000, to a new Florida homestead. You must establish the new homestead by January 1 of any of the 3 years after the year your Beachwalk exemption was last held, then file Form DR-501T with the homestead application by March 1.
The statute grants the transfer when the person establishing a new homestead "has received a homestead exemption as of January 1 of any of the 3 immediately preceding years" (Florida Statutes 193.155(8)). Moving to a more expensive home, the new assessed value is just value minus "the lesser of $500,000 or the difference between the just value and the assessed value of the immediate prior homestead"; moving to a less expensive home uses a proportional formula (same statute). The Sarasota County Property Appraiser's example: a 2020 exemption requires the new homestead by January 1, 2023 (Sarasota County Property Appraiser, Portability FAQ). A Beachwalk owner who held the exemption on January 1, 2026 and sells this year therefore has until a January 1, 2029 homestead date.
| Portability step | What to file | Where | Deadline |
|---|---|---|---|
| Claim the new homestead | Form DR-501, homestead application | Property appraiser in the new county | March 1 of the year claimed |
| Transfer the Beachwalk benefit | Form DR-501T, Transfer of Homestead Assessment Difference | Filed with DR-501 | March 1 of the year claimed |
| Prior county certifies the difference | Form DR-501RVSH | Sarasota County Property Appraiser | Handled between offices |
| Split a jointly held benefit | Form DR-501TS | County of the old homestead | With the transfer |
Sources: Florida DOR, DR-501T; Florida DOR, DR-501RVSH; Florida DOR, DR-501TS; Florida DOR, PT-112. The property appraiser in the county of your new home, not this page, is the authority on your number. Leaving Florida ends it: portability moves only to another Florida homestead. If you are leaving the state, update your mailing address with the Sarasota County Property Appraiser so the final notices reach you.
Your Beachwalk buyer's bill starts from just value, not your capped assessed value. At the $478,400 median just value of improved Beachwalk parcels, the 2026 ad valorem tax is about $5,409.17 without homestead and $4,984.47 with it, plus $705.67 to $820.94 in fire, solid waste and stormwater charges on sampled single-family bills.
| Line on a Beachwalk tax bill | Amount | Source |
|---|---|---|
| Millage, unincorporated Sarasota County | 11.4737 (2025); 11.3068 (2026) | Tax Collector millage tables |
| Ad valorem at $478,400, 2026 rates, no homestead | $5,409.17 | Our arithmetic |
| Ad valorem at $478,400, 2026 rates, with homestead | $4,984.47 | Our arithmetic, $26,411 additional exemption |
| Englewood Area Fire Control District | $290.78 per residence, 2026-2027 | Fire district schedule |
| Solid Waste | $263.96 per improved home | 2026 TRIM notices |
| Stormwater | $131.14 to $266.20 on sampled parcels | 2026 TRIM notices |
| CDD | None | DiVosta; TRIM notices |
Sources: Sarasota County Tax Collector, 2026 millage; Englewood Area Fire Control District, Assessments; TRIM 0482140800; TRIM 0481040304; TRIM 0479040030. The $478,400 figure is the median 2026 just value on the Sarasota County Property Appraiser bulk file dated October 21, 2026; it is an example, not a quote for your home, and a buyer paying more than just value will be reassessed toward their price over time.
The non-ad valorem lines carry over unchanged and homestead does not reduce them, so the honest statement to a buyer is "your ad valorem tax will be reassessed; these assessment lines will not." Amendment 3 adds a 2027 wrinkle. Florida Realtors reported on November 4, 2026 that voters approved it, raising the non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028 and lowering the non-homestead non-school cap from 10 percent to 5 percent (Florida Realtors, November 4, 2026). Implementing legislation was pending when we read the sources, and the figures above do not include it. The property appraiser can say how it applies to a parcel, and the county's tax estimator lets a buyer run their own number.
Sarasota County taxes run on the calendar year and are paid in arrears, so at a Beachwalk closing the seller customarily credits the buyer for the days from January 1 through the day before closing. Before the current bill is issued, the title agent usually prorates on the prior year's bill at the maximum 4 percent discount.
The custom is "through the day before closing (in arrears)," credited seller to buyer (Barnes Walker, Sarasota Manatee closing customs). Bills go out in November; early payment earns 4 percent in November, 3 in December, 2 in January and 1 in February, and taxes are delinquent April 1 (Florida Statutes 197.162; Florida Statutes 197.333; Sarasota County Tax Collector).
An illustration, our arithmetic only: on the non-homestead example bill of $6,194.69 for a $478,400 Beachwalk home, a June 30 closing gives the seller 180 days (January 1 through June 29). That is $3,054.92 at the gross amount, or $2,932.72 at the 4 percent discount convention. The quarterly HOA assessment is prorated the same way, using the paid-through date on the estoppel certificate. The purchase contract sets the method, and your title agent's figure governs.
Possibly. If you sell a Beachwalk home before owning and living in it 24 months of the last 5 years, the full federal exclusion is not available, though a partial exclusion may apply for a work move, health or unforeseeable event. Many Beachwalk owners closed with DiVosta in 2025 or 2026 and have not reached 24 months.
This is general information, not tax advice; bring your closing statements and improvement records to your CPA or tax attorney before you list. The Beachwalk record shows why the question comes up here more than in an older neighborhood. Of the 33 Beachwalk resales in the 12 months to October 14, 2026 that followed a recorded purchase from Pulte, 11 were resold within 24 months of that purchase (our arithmetic from the Sarasota County Property Appraiser bulk file, dated October 21, 2026). Pulte was also the seller on 180 recorded Beachwalk sales in calendar 2025 and 128 in 2026 through October 9 (our arithmetic, same file); those owners reach two years in 2027 and 2028.
To exclude gain on a Beachwalk home, IRS Publication 523 requires that you owned it and used it as your main home for at least 24 months of the 5 years before closing, and that you have not used the exclusion in the prior 2 years. The exclusion is up to $250,000, or $500,000 for most married couples filing jointly.
Publication 523's words: "you may exclude the first $250,000 of gain from the sale of your home from your income and avoid paying taxes on it. The exclusion is increased to $500,000 for a married couple filing jointly." Ownership: "If you owned the home for at least 24 months (2 years) out of the last 5 years leading up to the date of sale (date of the closing), you meet the ownership requirement." Residence: "All that is required is a total of 24 months (730 days) of residence during the 5-year period." And: "You may take the exclusion only once during a 2-year period" (IRS Publication 523; 26 U.S.C. 121).
The clock starts at your closing with DiVosta, not at contract signing, so a Beachwalk home contracted in 2024 and closed in 2025 counts from 2025. Gain that is not excluded is a capital gain, and a home held one year or less produces short-term gain taxed at ordinary rates (IRS Topic 409). The closing agent reports the sale on Form 1099-S (IRS, About Form 1099-S).
A Beachwalk seller who sells before meeting the 24-month tests may still qualify for a partial exclusion if the main reason for the sale was a change in workplace location, a health issue or an unforeseeable event. Publication 523 treats a new job at least 50 miles farther from the home than the old one as a work move.
The reduced exclusion is a fraction of the $250,000 or $500,000 limit, based on how much of the 24-month period you met the tests (IRS Publication 523). Publication 523 defines the work-related test as "a new job in a work location at least 50 miles farther from the home than your old work location." Health and unforeseeable-event qualifications have their own rules in the same publication, and whether your facts fit is a question for your adviser.
The Beachwalk resale record also shows that many short holds did not end above the purchase price. Of the 11 resales within 24 months of a Pulte purchase, 2 sold above the price paid to the builder and 9 below (our arithmetic from the Sarasota County Property Appraiser bulk file). A builder price includes options, lot premiums and sometimes a pool chosen at contract, and your tax basis also counts improvements and selling costs, so a sale below the builder price does not by itself settle the tax question. Your CPA works it out from your closing statements; we supply the recorded prices.
If you leased your Beachwalk home before selling, Publication 523 says depreciation claimed or allowable after May 6, 1997 cannot be excluded and must be reported as gain, and periods of nonqualified use can reduce the exclusion. Unrecaptured section 1250 gain from depreciation is taxed at a maximum 25 percent rate.
Beachwalk's leasing rules, a 90-day minimum and no more than three leases a year with board approval, mean a rented Beachwalk home was most likely on an annual or seasonal lease (Beachwalk TownSq, Governing Documents). Rental income goes on Schedule E and residential rental buildings depreciate over 27.5 years (IRS Publication 527); the depreciation rules are in IRS Topic 409 and Publication 523. Bring your lease history and prior returns to your adviser before you set a list price, because the tax result can change what net figure you need.
If a Beachwalk seller is a foreign person for U.S. tax purposes, the buyer generally must withhold 15 percent of the price under FIRPTA, or 10 percent when the buyer will live in the home and the price is $1,000,000 or less. Every Beachwalk sale in the latest 12 months was above the $300,000 no-withholding threshold.
The IRS: buyers "from foreign persons, certain purchasers' agents, and settlement officers are required to withhold 15% ... of the amount realized," and "In most cases, the buyer (transferee) is the withholding agent" (IRS, FIRPTA Withholding). No withholding applies when the buyer acquires the home as a residence and the price is $300,000 or less (IRS, Exceptions from FIRPTA Withholding); the 10 percent rate for a residence up to $1,000,000 is in 26 U.S.C. 1445. The lowest qualified Beachwalk sale in the window was $350,000 (Sarasota County Property Appraiser, bulk data). At the $677,500 resale median, 10 percent is $67,750 held back at closing (our arithmetic).
The owner roll shows why this comes up. Of 897 Beachwalk homes on the October 21, 2026 file, 202 have an owner mailing address outside Florida, and 11 list Ontario, Canada (same file). A mailing address does not decide tax status; residency does. A seller who expects to owe less than the withholding can apply for a withholding certificate on Form 8288-B, and the buyer reports and pays withholding with Form 8288. Start that conversation with your tax adviser and the closing agent the week you list, not the week you close.
Prepare a Beachwalk home by closing out open builder warranty items, confirming finaled county permits for any pool, cage or other addition, pulling your architectural approval letters, ordering a wind mitigation inspection and a pre-listing inspection, and gathering the documents a buyer's lender, insurer and title agent will ask for first.
A nearly new home sells on its paperwork as much as its finishes. The buyer is comparing your home with DiVosta's quick move-in homes in the same gate, which arrive with a fresh warranty, a builder's closing package and no history. Your answer is a finished, landscaped home with a documented history and the remaining warranty that transfers with it. Every item below closes a gap a buyer's inspector, insurer or title agent would otherwise open.
Yes. Submit open items to DiVosta before you list your Beachwalk home, so a buyer's inspector does not turn drywall cracks, grout, stucco or door adjustments into credits. DiVosta's highlights list 1 year on workmanship, 2 years on systems, 5 years on water infiltration and 10 years on structure, and the coverage transfers within its term.
| DiVosta warranty coverage | Term |
|---|---|
| Structural elements (footings, bearing walls, beams, trusses, roof sheathing and similar) | 10 years |
| Water infiltration and internal leaks | 5 years |
| Plumbing, electrical, HVAC and other mechanical systems | 2 years |
| Materials and workmanship | 1 year |
| Transferable to a later owner within the warranty period | Yes |
Sources: DiVosta Warranty Highlights PDF; DiVosta Beachwalk Community Book, p.62. DiVosta states that "Warranties are transferable to subsequent owner who takes title within the applicable warranty period" (DiVosta, Quality). The warranty book delivered with your purchase agreement controls; DiVosta also keeps a separate document for agreements signed before September 1, 2024 (DiVosta, 10 Year Warranty).
Service requests go through the builder's site; Pulte's care guide directs owners to "Service" at the top right of the site and a request form, with a separate after-hours emergency route (Pulte New Home Care Guide). For a Beachwalk owner still inside year one or two, file every open item now and keep the closure records. For an owner in years three to ten, gather any structural or water-infiltration claim paperwork and your original closing date, which tells a buyer how many years of coverage remain. Remaining structural coverage on a 2021 to 2025 Beachwalk home is a selling point no older Englewood resale can match.
Yes. Any pool, screen enclosure, summer kitchen, generator, shutter system or lanai extension added after DiVosta's closing should show a finaled Sarasota County permit before you list a Beachwalk home. Open or expired permits surface in the buyer's lien and permit search and can delay closing or become a price argument.
Florida requires permits for construction, alteration and installation work under the Building Code (Florida Statutes 553.79). Beachwalk is unincorporated Sarasota County, so permits are searched at building.scgov.net by permit number, address or parcel ID; for inspection status call Permitting and Inspections Services at (941) 861-3271 or (941) 861-3273 (Sarasota County permit lookup instructions). A new residential pool must also have at least one listed safety feature under the Residential Swimming Pool Safety Act (Florida Statutes 515.27).
Pools matter to price here. In the 12 months to October 14, 2026, the 20 Beachwalk resales with a pool recorded a $750,000 median and the 16 without a pool $468,000 (Sarasota County Property Appraiser, bulk data). Pool homes also tend to be the larger homes, so that gap is not the value of a pool alone, but it shows how much of the price rides on an amenity a buyer's title agent will check. Keep the permit number, the final inspection record and the contractor's information in the listing file.
A Beachwalk seller should have the written Architectural Reviewer approval for every exterior change made since closing, including pools, cages, fences, pavers, paint and landscaping. The recorded declaration bars any alteration "including landscaping" without prior written approval, and before turnover the developer is the reviewer, with 60 days to answer a complete submission.
The declaration bars any owner from making "any alterations or additions to his Parcel (including landscaping)" or changing the exterior "without first obtaining the written approval of the Architectural Reviewer," and silence after 60 days on a complete submission counts as approval (Beachwalk TownSq, Governing Documents). The Beachwalk ARC Guidelines, revised April 10, 2026, set specific standards (Beachwalk TownSq, Architectural Review):
| Item | Beachwalk ARC rule |
|---|---|
| Fences | "Only acceptable fence: 48" high with 4" space pickets. Bronze only." |
| Rear setback | "A 5' setback from the rear lot line is required for both fences and screen enclosures" |
| Pools | Above-ground pools prohibited; above-ground spas only inside a screened lanai |
| Solar panels | Not on the front elevation |
| Paint and stone | From approved schemes; exterior and driveway colors need written approval |
Applications go through Castle Group with a lot survey marked to show the change, and incomplete applications are rejected (same source). If an approval letter is missing, request a copy through the TownSq portal before listing. If a change was never approved, we talk it through with you before a buyer finds it, because an architectural violation is a fact that can meet the Johnson v. Davis test and the estoppel can surface it. Solar is a special case: Florida bars an association from prohibiting solar collectors, though it may set location rules (Florida Statutes 163.04); a leased system or power purchase agreement is a contract the buyer must assume or the seller must pay off (U.S. DOE, Homeowner's Guide to Going Solar).
Usually, yes, paired with a wind mitigation inspection. On a 2021 to 2026 Beachwalk home, a pre-listing inspection catches warranty-eligible items while DiVosta still covers them, and a current wind mitigation form on the Rev. 04/26 version gives the buyer's insurer the credits the home already earns.
Inspection-industry sources describe the pre-listing inspection as a way to find fixable items early and share a report with buyers; it does not reduce the duty to disclose known material defects (HomeTeam, pre-listing inspections). A 4-point inspection is mainly an insurer requirement for older homes and is rarely the issue on a Beachwalk home. The wind mitigation form matters more. Citizens requires the Rev. 04/26 form for inspections on or after April 1, 2026, and accepts an earlier form completed within five years before that date if nothing structural changed (Citizens, mitigation form changes). If you have a form from your DiVosta closing that is still inside that window, bring it; if not, order a new one.
Gather the Beachwalk documents a buyer's lender, insurer and title agent ask for first: deed and survey, current tax bill and TRIM notice, elevation certificate and any letter of map change, wind mitigation form, warranty records, finaled permits, architectural approvals, the governing documents, insurance declarations, recent utility bills and your mortgage statement for the payoff request.
If you are leaving Florida before closing, ask the closing agent early about remote online notarization, which Florida authorizes under Part II of Chapter 117 (Florida Statutes 117.265), and verify any wiring instructions by calling the title company at a number you already have, never one from an email (CFPB, mortgage closing scams). Want help building the file? Start with a free Beachwalk home valuation. Call Jesse direct at (239) 898-6072.
We market a Beachwalk home against DiVosta's own inventory in the same gate: we show what the builder cannot sell today, a finished home with a pool, lanai and landscaping in place, price it against Pulte's recorded closings for the same phase, and follow the association's November 2026 open house and sign rules to the letter.
Data updated: November 2026
Beachwalk is a builder's market with a resale market growing inside it. In the 12 months to October 14, 2026, Pulte was the seller on 170 of 206 qualified Beachwalk sales, at a $644,550 median and $325 per square foot of living area, while 36 resales recorded a $677,500 median and $337 per square foot (Sarasota County Property Appraiser, bulk data). Resales are rising: 6 in 2023, 8 in 2024, 15 in 2025 and 31 in 2026 through October (same file). On November 14, 2026, DiVosta listed nine Beachwalk quick move-in homes from $419,630 to $1,234,435, and its November 2 to 30 offer gave buyers a pool valued at $69,500 on select to-be-built homes or a $77,000 credit, not combinable (DiVosta, BeachWalk by Manasota Key). Our marketing starts from those numbers.
We position a Beachwalk resale on what a quick move-in home lacks today: a pool and screened lanai already built, mature landscaping, window treatments, a finished street and a closing on the buyer's schedule. We compare against DiVosta's finished quick move-in prices, not base prices, because a quick move-in price already includes options and lot premium.
The gap between base and finished price is large. DiVosta's Prestige base was $571,990 and a Prestige quick move-in was $822,450; the Stardom base was $662,990 and a Stardom quick move-in with a pool and spa among its selections was $975,240, both on November 14, 2026 (DiVosta Stardom quick move-in page; DiVosta, BeachWalk). A buyer who prices your home against the base sheet is comparing a finished house with an unfinished one.
Same-phase records show where resales sit. In Phases 2A-2B Replat, 40 Pulte closings recorded a $483,750 median at $311 per square foot on 1,530 square feet of living area, while 14 resales recorded $695,000 at $342 per square foot on 2,096 square feet; in Phases 1C-1D, where Pulte recorded only 2 closings in the window, 15 resales recorded $715,000 at $355 per square foot (Sarasota County Property Appraiser, bulk data). The resale homes in those phases are larger, so the comparison that counts is plan to plan and dollar per square foot, not median to median.
The total-cost pitch is concrete. A DiVosta buyer pays $2,000 and $4,000 in association contributions plus the $480 food and beverage minimum at closing; a resale buyer pays the $2,000 resale assessment (Community Book, p.69). We put that line in the listing, along with the transferable warranty years left on your home. For the builder side of the story, see our Englewood new construction guide.
From November 10, 2026, the Beachwalk association allows realtor open houses only on Sundays from 11 a.m. to 4 p.m., a For Sale sign in front of the home only during the open house, and no flags or banners. Beachwalk, DiVosta and PulteGroup logos are not permitted on any resale marketing.
The policy's exact words: "Realtor Open Houses will only be allowed on Sundays from 11am to 4pm." "For Sale signs will be allowed to be placed in front of the property for sale, during the Open House. No flags or banners are allowed." "Please note that Beachwalk/Divosta/Pulte Group logos are NOT PERMITTED on any resales" (Beachwalk TownSq, Sales and Leasing, "26-11-10 Open House For Sale Policy Updated").
That changes how a Beachwalk listing finds buyers. With no yard sign between open houses, the street does little of the work, so the listing has to reach buyers online and through agents before they arrive. With a staffed gate, every showing needs access arranged in advance; we coordinate with the gate so a buyer appointment is not held at the entrance. And because the builder's model homes are open every day down the road, we schedule Sunday open houses deliberately, when a buyer touring DiVosta's models can walk a finished resale the same afternoon. Our listing photos and copy describe the home and the community's amenities in our own words, without the builder's brand marks.
Beachwalk photography should show what a floor plan cannot: the light on the lanai, the pool and lake view, the finished landscaping and the walk to the Capri Club. Commercial drone footage is allowed for real estate marketing under Declaration Section 9.22, while recreational drones are prohibited, so a licensed pilot flies the aerials.
The declaration permits commercial drones for real estate marketing videos and prohibits recreational ones (Beachwalk TownSq, Governing Documents, Section 9.22). The pilot also needs FAA authorization before flying in controlled airspace, checked lot by lot on the FAA's facility maps (FAA, flying near airports). Aerials earn their place here by showing a lake or preserve view, the distance to the amenity center and, for a buyer reading a flood map, where the lot sits relative to the lake edge.
Staging matters more for a resale competing with a decorated model. NAR's staging research names the living room and kitchen as the most important rooms to stage (NAR, Staged for Success). A Beachwalk buyer has just walked DiVosta's furnished models, so we stage to that standard in the rooms that count and let the upgrades you paid for show plainly.
We reach Beachwalk buyers through the MLS, our own websites and database, and agents across Southwest Florida, because many Beachwalk buyers are relocating from other states and shop online first. Of 897 Beachwalk homes on the county roll, 202 have an owner mailing address outside Florida, led by New York, Ohio, Illinois and Michigan.
The mailing-address counts on the October 21, 2026 roll: New York 29, Ohio 20, Illinois 18, Michigan 16, Massachusetts 15, New Jersey 12 and Ontario 11 (Sarasota County Property Appraiser, bulk data). That pattern tells us where to promote a listing and why the listing copy has to answer remote questions, flood zone, dues, insurance and the drive to the beach, before a buyer books a flight. Cash is common in this county: the Realtor Association of Sarasota and Manatee reported that 45.5 percent of Sarasota County single-family sales in January 2026 were cash (RASM, January 2026).
Since August 17, 2024, an offer of compensation to a buyer's broker cannot be communicated on the MLS, and a buyer signs a written agreement with their own agent before touring; commissions are "fully negotiable and not set by law" (NAR, what the settlement means for buyers and sellers). If you choose to offer anything to a buyer's agent, we decide it with you before launch and communicate it the way the rules allow. For the broader Englewood picture, see our sell my home in Englewood guide. A seller who is also buying can work with Marc on the purchase side: Call Marc at (239) 287-5873, or read our Englewood buyer guide.
We negotiate a Beachwalk sale with the county record in hand: Pulte's recorded closings for your phase, the resales in your plat and the price paid for your own home. Most Beachwalk renegotiations start with the appraisal, an insurance quote or a buyer's comparison with a DiVosta incentive, and each is easier to hold when the evidence is ready first.
Data updated: November 2026
Jesse McGreevy and Marc Comisar negotiate every listing personally. The partner who priced your Beachwalk home reads the inspection report, takes the call about the buyer's insurance quote and answers the appraiser. Days on market and sale-to-list ratio for Beachwalk are MLS fields: Information not available at time of publishing (checked November 14, 2026). The negotiation figures below come from the recorded sales.
Beachwalk resales have tended to close below the price paid to the builder. Of the 36 resales in the 12 months to October 14, 2026, 33 followed a recorded purchase from Pulte; the median change was minus 7.3 percent, or minus $52,700, with 7 above and 26 below, after a median 27.4 months held.
| Beachwalk resales after a Pulte purchase | Count | Median change from the builder price |
|---|---|---|
| Resold in 2023 | 6 | +9.2% |
| Resold in 2024 | 7 | +13.7% |
| Resold in 2025 | 14 | minus 12.9% |
| Resold in 2026 | 29 | minus 6.7% |
| All time | 56 | minus 4.2% (19 above, 37 below) |
| Latest 12 months | 33 | minus 7.3%, minus $52,700 (7 above, 26 below) |
Source: Sarasota County Property Appraiser, bulk data, file dated October 21, 2026, qualified sales on both legs. Read the table with care. A builder price includes options, lot premiums and sometimes a pool bought at contract; a resale price is what the open market paid later, against a builder still selling new homes with incentives in the same gate. These figures say nothing about any owner's costs, improvements or financing, and they do not mean an owner lost money. They mean the open market has priced Beachwalk resales against the builder's current product, not against what the first owner paid.
That is the case for pricing to DiVosta's current quick move-in homes and Pulte's recent closings for your plan, and for negotiating from that base. A buyer's agent who opens with "you paid more than this" is citing the wrong comparable. We answer with the recorded resales in your phase and the builder's current finished prices for your plan, dated and sourced.
If a Beachwalk appraisal comes in low, the first question is which comparables the appraiser used. Fannie Mae leaves the choice to the appraiser but requires it to be explained, and in Beachwalk the risk is builder closings with buyer incentives read as if they were plain resales, or a different phase read as yours.
Fannie Mae's guide says the appraiser determines which comparables are best and must document and explain the sales used, and it allows older sales or sales from competing areas when explained (Fannie Mae Selling Guide B4-1.3-08). We give the appraiser a package before the visit: your plat's recorded resales, Pulte's closings for your plan with their dates, the builder's current quick move-in price for the same plan, and your list of options, lot premium, pool and lanai with receipts. Phase matters: recorded Beachwalk medians in the window ran from $385,000 in Phase 1F to $873,300 in Phases 3A-3B (Sarasota County Property Appraiser, bulk data).
If a gap remains, a lender lends on the lower of price or appraised value, so the buyer covers the difference in cash, the price moves, or the parties meet (CFPB, Owning a Home). We model each option against your net before answering, and we do not concede a gap the recorded sales do not support.
A Beachwalk seller should usually prefer a targeted credit to a headline price cut when the request is about a defined cost, because the recorded price becomes the next comparable in your phase. Paying the buyer's $2,000 resale assessment is a Beachwalk-specific concession that answers a builder incentive without moving the price.
A price cut saves little in deed tax: Florida's documentary stamp tax runs at $0.70 per $100, so a $5,000 reduction saves the seller $35 (Florida Department of Revenue, documentary stamp tax). Seller credits toward closing costs remain allowed, within lender limits. Fannie Mae caps interested party contributions on a principal residence or second home at 3 percent when the loan is above 90 percent of value, 6 percent from 75.01 to 90 percent and 9 percent at 75 percent or less, and at 2 percent on investment property (Fannie Mae Selling Guide B3-4.1-02). Those contributions can cover closing costs and prepaids, not the down payment.
Against DiVosta's November 2026 offer of a $69,500 pool or a $77,000 credit (DiVosta, BeachWalk), a resale seller cannot match the size, but does not need to: the resale already has its pool, landscaping and finished lanai, and closes on the buyer's timeline. A targeted credit, the resale assessment, or a rate buydown through the buyer's own lender is often enough to close that comparison.
On a Beachwalk contract, the inspection period is when a buyer can cancel, quote insurance and ask for repairs, so we shorten it with documents. Under the Florida Realtors and Florida Bar AS IS form, the inspection period defaults to 15 days if left blank, and the buyer may cancel during it for any reason.
The AS IS form lets the buyer inspect and cancel during the inspection period, but the seller is not obligated to make repairs; under the Standard form, the seller makes certain repairs up to stated limits (Attorneys' Title Fund, AS IS v. Standard). The deposit is negotiated and held by the named escrow agent, and a Florida broker who receives one must place it in escrow by the end of the third business day (Florida Administrative Code 61J2-14.008).
On a nearly new Beachwalk home, the inspection list is usually short: warranty-type items, lanai and pool equipment, irrigation and drainage at a lake edge. We sort each request into a fair repair, a warranty claim DiVosta should handle, or a second price negotiation dressed as a repair, and we answer accordingly. Insurance is the other lever: a buyer who gets a high quote in week two asks for money, so the wind mitigation form, roof date, flood zone and any letter of map change go to the buyer's agent on day one. For a financed buyer, the Closing Disclosure must arrive at least 3 business days before closing (CFPB, Closing Disclosure), and the estoppel takes up to 10 business days, so we order it the day the contract is signed.
We compare multiple offers on a Beachwalk home by net and by certainty, not headline price. Financing type, insurance readiness, inspection period, appraisal terms, the 20-business-day association notice and the closing date all change what you keep and how likely the sale is to close, so we lay them side by side.
Cash changes the comparison here: 45.5 percent of Sarasota County single-family sales in January 2026 were cash (RASM, January 2026), and a cash offer skips the appraisal gap and the lender's timeline. A financed offer at a higher price may still net more if the buyer has a strong appraisal position and has already quoted insurance. A buyer with a home to sell elsewhere, or one still touring DiVosta's quick move-in homes, carries a different risk than one who has chosen your plan and phase. We weigh each one with you, and when two offers are close, we go back to both with a clear deadline rather than a bidding loop.
What is your Beachwalk home worth against Pulte's current closings and the latest resales in your phase? Request your free Beachwalk home valuation. Call Jesse direct at (239) 898-6072. We will bring the recorded sales, the builder's current prices and a net sheet to the first conversation.
Selling a Beachwalk by Manasota Key home typically costs the Florida deed stamps at $0.70 per $100 of price, a negotiated commission, the association estoppel certificate, prorated taxes and dues, and title company service fees. Your contract sets who pays the owner's title policy, and the buyer owes Beachwalk's $2,000 resale assessment (Florida DOR).
Data updated: November 2026
Florida has no single closing-cost percentage. Each line is set by statute, by state rule, by the recorded Beachwalk declaration or by your contract. For the statewide walk-through, see our guide to seller closing costs in Florida. The worked examples below use three Beachwalk price points from the Sarasota County Property Appraiser's recorded, qualified sales for October 15, 2025 to October 14, 2026: $435,000, the median of 12 two-bedroom resales; $677,500, the median of all 36 resales; and $950,000, the one resale recorded in Phases 3A-3B (Sarasota County Property Appraiser).
At Beachwalk's recorded price points, the two state-set costs are the deed stamps and the promulgated owner's title premium: $3,045.00 and $2,250.00 at $435,000, $4,742.50 and $3,462.50 at $677,500, and $6,650.00 and $4,825.00 at $950,000. Everything else is capped, estimated or negotiated, as the table shows.
| Cost line | $435,000 (2-bedroom resale median) | $677,500 (resale median) | $950,000 (Phases 3A-3B resale) | Source |
|---|---|---|---|---|
| Documentary stamp tax on the deed, $0.70 per $100 | $3,045.00 | $4,742.50 | $6,650.00 | Section 201.02; Florida DOR |
| Owner's title insurance, promulgated rate, only where the contract puts it on the seller | $2,250.00 | $3,462.50 | $4,825.00 | Rule 69O-186.003 |
| Association estoppel certificate, current account | up to $299, plus $119 if expedited | same | same | DBPR fee schedule |
| Beachwalk resale assessment | $2,000, owed by the buyer | same | same | Declaration 4.10; 2026 fee summary |
| Recording a release or satisfaction to clear title | $10.00 first page, $8.50 each additional | same | same | Section 28.24 |
| Commissions, settlement fee, repairs, credits | negotiated | negotiated | negotiated | Your contract |
Dollar figures are our arithmetic from the published rates (Florida Statutes 201.02; Rule 69O-186.003; DBPR estoppel certificate fees; DiVosta Beachwalk Community Book, p.69; Florida Statutes 28.24). They are not a quote.
The documentary stamp tax on a Beachwalk deed is $0.70 for each $100 of the price, or portion of $100, so the price is rounded up to the next $100, divided by 100 and multiplied by $0.70. Beachwalk is in Sarasota County, which uses the statewide rate, and the seller customarily pays it.
The arithmetic, shown so you can check it:
| Sale price | Taxable $100 units | Deed stamps |
|---|---|---|
| $435,000 | 4,350 | 4,350 x $0.70 = $3,045.00 |
| $677,500 | 6,775 | 6,775 x $0.70 = $4,742.50 |
| $950,000 | 9,500 | 9,500 x $0.70 = $6,650.00 |
The Florida Department of Revenue states that "In all Florida counties except Miami-Dade, the tax rate imposed on documents subject to tax is 70 cents on each $100 or portion thereof of the total consideration" (Florida Department of Revenue, documentary stamp tax). Consideration includes any mortgage the buyer assumes (Florida Statutes 201.02). The new-mortgage stamps of $0.35 per $100 and the 2-mill intangible tax are buyer costs when the buyer finances. Deed stamps are usually the largest fixed cost after commission, so they are the first line on every Beachwalk net sheet we prepare.
On a Beachwalk sale the purchase contract decides who pays the owner's title policy. Chicago Title's Florida customs guide and a Sarasota-area closing-customs table both list the buyer as the customary payer in Sarasota County, but that is custom, not law: the contract controls, and your closing agent confirms who pays before you sign.
Chicago Title's Real Estate Laws and Customs guide describes the Florida residential owner's policy as "Seller pays but Buyer pays in some counties (Broward, Collier, Miami-Dade, Monroe, Sarasota)" (CTIC, Real Estate Laws and Customs). A Sarasota and Manatee closing-customs table lists the owner's policy as a buyer cost in Sarasota County and a seller cost in Manatee County, and calls these "local customs, not state laws" (Barnes Walker, Sarasota Manatee closing customs). A buyer coming from Manatee or Lee County, where the seller customarily pays, may expect the reverse, so the line deserves a direct conversation before an offer is signed.
The premium itself is set by state rule and is identical at every title insurer: $5.75 per $1,000 of coverage up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000, with any fraction of $100 counted as a full $100 (Rule 69O-186.003).
| Sale price | First $100,000 at $5.75 per $1,000 | Balance at $5.00 per $1,000 | Owner's premium |
|---|---|---|---|
| $435,000 | $575.00 | $335,000 = $1,675.00 | $2,250.00 |
| $677,500 | $575.00 | $577,500 = $2,887.50 | $3,462.50 |
| $950,000 | $575.00 | $850,000 = $4,250.00 | $4,825.00 |
A reissue or simultaneous-issue credit can change the bill, so bring the owner's policy you received when you closed with DiVosta to the closing agent. The lender's policy, when the buyer finances, is the buyer's cost.
A Beachwalk sale needs an estoppel certificate from the association, and Florida caps its fee: no more than $299 on a current account, plus $119 if rushed within 3 business days and up to $179 more if delinquent. The buyer, not the seller, owes Beachwalk's $2,000 resale assessment under the recorded declaration.
Florida caps what an association can charge for the estoppel certificate a sale needs: no more than $299 on a current account, plus $119 if it is rushed within 3 business days and up to $179 more if the account is delinquent (Florida DBPR's adjusted amounts under sections 720.30851 and 718.116, next update due by July 1, 2027) (Florida DBPR, Estoppel Certificate Fees). The association must issue it within 10 business days of a request, and if it misses that deadline it may not charge for that certificate (Florida Statutes 720.30851). Beachwalk's declaration, Section 4.7, repeats the 10-business-day rule. The fee Castle Group, the community manager, actually charges was not published on the association's site (Beachwalk TownSq, Sales and Leasing).
Beachwalk's own resale charges are set by the recorded declaration. Section 4.10 makes the resale assessment "due and payable to the Association by the transferee," and the 2026 fee summary puts it at "currently $2,000.00" (Beachwalk TownSq, Governing Documents; DiVosta Beachwalk Community Book, p.69). Section 12.3 lets the association charge a transfer fee for processing the sale notice, but the July 2026 sales application prints no amount. The $2,000 and $4,000 new-home contribution amounts on the fee summary apply only to the first sale from the builder, never to a resale. A seller can still agree to cover the buyer's $2,000 as a negotiated concession, which is one way to answer a DiVosta incentive.
Beachwalk property taxes are prorated at closing because Florida taxes run on the calendar year and are paid in arrears, so a seller who closes before the bill is paid credits the buyer for the days owned. Beachwalk's quarterly association dues are prorated the same way, with the estoppel certificate showing the paid-through date.
Early payment earns a discount of 4 percent in November, 3 percent in December, 2 percent in January and 1 percent in February (Florida Statutes 197.162; Sarasota County Tax Collector). When the year's bill has not been issued, title agents commonly prorate from the prior year's bill (Florida Department of Revenue, property tax). Beachwalk sits in unincorporated Sarasota County at 11.3068 mills for 2026, and every improved Beachwalk tax notice we read carries three non-ad valorem lines: Englewood Area Fire at $290.78, Solid Waste at $263.96 and Stormwater, which varied from $131.14 to $266.20 by parcel (Sarasota County Tax Collector, 2026 millage; Sarasota County Property Appraiser, TRIM 0479140010).
For scale, a non-homestead Beachwalk home at the community's $478,400 median just value works out to about $6,194.69 to $6,309.96 a year at 2025 rates with those charges included. Closing on June 30, the seller owns 180 days, so 180 / 365 x $6,194.69 is about $3,054.92 credited to the buyer. Dues of $367.29 to $400.71 a month are collected quarterly, so a seller who has paid the quarter ahead may receive a credit back (DiVosta Beachwalk Community Book, p.69). The $480 annual food and beverage minimum is an owner charge the closing agent handles as a proration item.
Beachwalk commissions are negotiable, as they are everywhere in Florida: there is no standard or legally set rate, and the listing fee is agreed in writing between you and the brokerage you hire. Since August 17, 2024, the rules have also changed how any compensation to a buyer's agent is offered.
NAR states that "Agent compensation for home buyers and sellers continues to be fully negotiable," and buyers now sign written agreements with their own agents that must state the compensation and that fees are "not set by law" (NAR, What the NAR Settlement Means for Home Buyers and Sellers). Offers of buyer-broker compensation can no longer appear on the MLS, but a seller may still offer it off the MLS or give a concession such as a closing-cost credit (NAR settlement FAQs). In Beachwalk that choice matters more than usual, because the resale buyer is also being offered DiVosta's November 2026 promotion of a pool or up to $77,000 toward closing costs, rate buydowns, options and quick move-ins on contracts accepted November 2 to 30, 2026 (DiVosta, BeachWalk by Manasota Key). We set out the choices, and what each costs at your likely price, in writing before you list.
A Beachwalk seller should expect a title company settlement fee, a title search, a municipal lien search where the contract assigns it, and small recording charges for any release that clears title. Only recording fees and the title premium are fixed by the state; the service fees vary by title company and are estimates.
Typical settlement fees run about $500 to $1,500, title search and examination about $150 to $500 combined, and a municipal lien search about $100 to $250. Recording costs $10.00 for the first page and $8.50 for each additional page under section 28.24 (Florida Statutes 28.24); the deed is customarily recorded at the buyer's cost, and your closing agent assigns the cost of recording any mortgage satisfaction. Beachwalk has no city layer, because every parcel sits in unincorporated Sarasota County, and no CDD, so the lien search checks county permits, code cases and the association account (Sarasota County Property Appraiser). A pool, screen enclosure or fence added after your DiVosta closing should show a closed county permit before the buyer's inspection period ends (Sarasota County Building).
At Beachwalk's two-bedroom resale median of $435,000, our example net sheet shows about $29,524 in seller costs and an estimated net of about $405,476 before any mortgage payoff. At the $677,500 resale median it shows about $43,346 in costs and $634,154 net, and at $950,000 about $58,879 and $891,121.
Assumptions, stated plainly so you can change them:
| Line item | $435,000 | $677,500 | $950,000 | Basis |
|---|---|---|---|---|
| Sale price | $435,000 | $677,500 | $950,000 | Recorded Beachwalk resale figures, window above |
| Listing commission, example only (2.5 percent) | $10,875 | $16,937.50 | $23,750 | Negotiated; not our fee |
| Buyer's agent compensation, optional, example only (2.5 percent), offered off the MLS | $10,875 | $16,937.50 | $23,750 | Optional; negotiated |
| Documentary stamp tax on the deed | $3,045 | $4,742.50 | $6,650 | 4,350, 6,775 and 9,500 units at $0.70 |
| Title search and settlement fee, estimate | $1,200 | $1,200 | $1,200 | Varies by title company |
| Municipal lien search, estimate | $175 | $175 | $175 | Varies |
| Association estoppel certificate | $299 | $299 | $299 | DBPR cap, current account |
| Property tax proration, 180 days, credit to buyer | $3,055 | $3,055 | $3,055 | 180/365 of $6,194.69 |
| Estimated total seller costs | $29,524 | $43,346 | $58,879 | About 6.8, 6.4 and 6.2 percent of price |
| Estimated net before any mortgage payoff | $405,476 | $634,154 | $891,121 | Price minus the lines above |
| Owner's title premium, only if the contract puts it on the seller | add $2,250 | add $3,462.50 | add $4,825 | Rule 69O-186.003 |
Figures are rounded to the dollar. Without the optional buyer's agent line, estimated costs fall to about $18,649 (about 4.3 percent) at $435,000, for a net of about $416,351; to about $26,409 (about 3.9 percent) at $677,500, for a net of about $651,091; and to about $35,129 (about 3.7 percent) at $950,000, for a net of about $914,871. The buyer's $2,000 resale assessment is not on the seller's sheet unless you agree to cover it. These are estimates built from published rates and stated assumptions, not a quote, and the closing agent's settlement statement is the final word. For a net sheet on your own Beachwalk address, request a free Beachwalk home valuation or Call Jesse direct at (239) 898-6072.
Most Beachwalk owners are best served by listing, because a resale here competes with DiVosta's own quick move-in homes and incentives inside the same gate, and the price has to be defended against the builder's recorded closings. A cash sale trades price for speed, and selling by owner saves a listing commission but leaves every disclosure to you.
Data updated: November 2026
Florida lets an owner sell without an agent, and some cash buyers are legitimate. What none of the three routes changes is the law and the Beachwalk documents: the deed stamps are owed at $0.70 per $100, the seller's disclosure duties stand, the buyer owes the $2,000 resale assessment, and the association must receive written notice of the sale with the executed contract at least 20 business days before closing (Beachwalk TownSq, Sales and Leasing). The table compares the routes on facts, not on invented percentages.
| What you care about | Sell by owner | Sell to a cash buyer or instant-offer company | List with McGreevy and Comisar |
|---|---|---|---|
| Who sees the home | Whoever you reach on your own; Beachwalk allows open houses only on Sundays from 11am to 4pm | One buyer, the company making the offer | MLS, our own sites, our Southwest Florida buyer database and targeted promotion, with open houses inside the Sunday window |
| How the price is set | By you, usually without the county record | By the buyer's offer; no public record reports what cash-offer companies pay as a group | From Beachwalk's recorded sales, split by builder-direct (170 sales, $644,550 median) and resale (36 sales, $677,500 median), by plat, bedrooms and pool |
| Competing with DiVosta | You face nine quick move-in homes listed from $419,630 to $1,234,435 on November 14, 2026, alone | Not a factor for the seller | Priced and marketed against the builder's quick move-ins and current offer, line by line |
| Listing commission | None to a listing brokerage | Depends on the offer's terms | Negotiated in writing in the listing agreement |
| Buyer's agent compensation | Since August 17, 2024 buyers sign written agreements with their own agents, so you may still be asked to contribute | Usually not part of a direct sale | Decided with you before launch; any offer made off the MLS |
| Deed stamps at $0.70 per $100 | Owed under the standard contract | Owed under the standard contract | Owed under the standard contract |
| Disclosure duties (Johnson v. Davis, sections 689.261, 689.302 and 720.401) | Owed by you, unaided | Still owed by you | Gathered and delivered before the buyer signs |
| Beachwalk sale notice and documents | Sales application, executed contract and governing documents prepared by you | Still required | Prepared with the listing file |
| Marketing rules | DiVosta, Beachwalk and PulteGroup logos are not permitted on resale marketing | Not applicable | Followed in every photo, sign and listing |
Sources for the table: Sarasota County Property Appraiser, DiVosta, BeachWalk by Manasota Key, Beachwalk TownSq, Sales and Leasing, NAR, written buyer agreements 101, Florida Department of Revenue, documentary stamp tax, Johnson v. Davis, Florida Statutes 689.261, Florida Statutes 689.302 and Florida Statutes 720.401.
A cash offer on a Beachwalk home saves showings and the financing and appraisal steps, and it costs the gap between the offer and what the open market recorded for homes like yours. No public record reports what cash-offer companies pay as a group, so we compare any offer with Beachwalk's own recorded resales instead.
The open-market side is public. Beachwalk's 36 resales from October 15, 2025 to October 14, 2026 recorded a $677,500 median at $337 per square foot of living area; the 12 two-bedroom resales recorded $435,000 and the 21 three-bedroom resales $750,000 (Sarasota County Property Appraiser). Ask any cash buyer to show the recorded sales behind the offer, by plat and bedroom count; a fair one can, and we will check them against yours.
Beachwalk sellers should list when value depends on facts a buyer must be shown against a new DiVosta home: a finished pool, mature landscaping, paid-for upgrades, a lake view and an immediate closing. A cash sale fits an owner who values speed over price. Selling by owner fits a seller who already has a buyer.
That list matters because the seller story in Beachwalk is specific. Of the 36 resales in the latest 12-month window, 33 had an earlier qualified purchase from Pulte, and the median resale was 7.3 percent, or $52,700, below the price paid to the builder, with 7 above and 26 below after a median 27.4 months of ownership (Sarasota County Property Appraiser). Builder prices include options, lot premiums and often a pool bought at contract; the resale price is what the open market paid later. If you are unsure which route fits, a free valuation shows what each would likely net. Request one through the free Beachwalk home valuation, or Call Jesse direct at (239) 898-6072.
Your Beachwalk home is worth what comparable Beachwalk homes recorded on the Sarasota County roll, matched by plat, bedrooms, living area and pool, and then set against DiVosta's current quick move-in prices for the same plan. Get a free valuation through the free Beachwalk home valuation form, by phone or with a walk-through.
We do not send an automated number. We send the recorded Beachwalk sales we used, builder-direct and resale labelled separately, from the Sarasota County Property Appraiser file dated October 21, 2026 (Sarasota County Property Appraiser), your lot's flood zone and any letter of map change, the non-ad valorem lines on your tax bill, the DiVosta quick move-in homes your buyer will also tour, and a net sheet at the likely price. There is no obligation. For the wider area, our Englewood home valuation page explains the same method.
For a Beachwalk valuation we need your address, your DiVosta plan and collection, the price and date of your builder closing, the options, lot premium and pool you paid for, any changes approved by the architectural reviewer since, and your elevation certificate or any letter of map change for the lot. That is enough to start.
The walk-through lets us see condition and finish, which no county record holds. Bring your DiVosta warranty documents and any wind mitigation report, because both travel with the home and a buyer's insurer will ask for them.
Or call Jesse direct at (239) 898-6072
You are working with Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. If you are buying your next home too, Call Marc at (239) 287-5873 or read our Englewood home buyer guide.
Sellers who work with McGreevy and Comisar describe partners who stay in touch, explain the plan and handle the moving parts, and that is the standard we bring to every Beachwalk sale, whether the home is a villa, a garden home or a single-family home on a lake or preserve. Their words are quoted exactly below.
We are a top-reviewed Southwest Florida team, 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 was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through."
★★★★★ "Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation."
★★★★★ "I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced."
★★★★★ "Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed."
★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive."
When you list your Beachwalk home with a top-reviewed team of Top 1% Real Estate Agents Nationally Since 2008, the partners who answer your first call are the partners at your closing. Call Jesse direct at (239) 898-6072.
These are the questions Beachwalk by Manasota Key owners ask about selling, and the questions people type into search, answered directly. Sales figures come from the Sarasota County Property Appraiser's recorded, qualified sales in the file dated October 21, 2026, for October 15, 2025 to October 14, 2026, unless an answer names another period. Builder-direct means Pulte Home Company LLC or Pulte Homes Company LLC was the seller; resale means any other seller. For anything specific to your lot, call us.
Your Beachwalk home is worth what comparable Beachwalk homes recorded, matched by plat, bedrooms, living area and pool. The 36 resales in the latest 12 months recorded a $677,500 median at $337 per square foot, but a median is a starting point, not a price (Sarasota County Property Appraiser). Request a free Beachwalk home valuation or Call Jesse direct at (239) 898-6072, and we will send the recorded sales we used.
The county recorded 206 qualified Beachwalk sales from October 15, 2025 to October 14, 2026, at a $672,300 median. Pulte was the seller on 170 of them, at a $644,550 median and $325 per square foot, and owners sold the other 36, at $677,500 and $337 per square foot (Sarasota County Property Appraiser). Most new homes here sell direct from the builder, so a resale seller is competing inside a builder's market.
Most recent ones sold below the price paid to the builder. Of the 36 resales in the window, 33 had an earlier qualified purchase from Pulte; the median change was minus 7.3 percent, or minus $52,700, with 7 above and 26 below, after a median 27.4 months of ownership (Sarasota County Property Appraiser). Costs, improvements and financing are not in the record, so this compares prices only, not profit.
A builder price includes options, a lot premium and often a pool chosen at contract, and it was set in a different market. The resale buyer compares your home with DiVosta's current quick move-ins and incentives, such as November 2026's pool or up to $77,000 offer (DiVosta, BeachWalk by Manasota Key). Pricing from today's recorded resales, not from your contract, is what sells the home.
No. Across all repeat sales on the record, owners who resold in 2023 recorded a median change of plus 9.2 percent against their builder price, and those who resold in 2024 plus 13.7 percent. Resales in 2025 recorded minus 12.9 percent and 2026 resales minus 6.7 percent (Sarasota County Property Appraiser). The direction depends on when the home was bought and what the builder is charging now.
Price against them by plan and finish, and sell what a new home cannot offer: grown landscaping, a finished pool and lanai, completed upgrades and an immediate closing. On November 14, 2026 DiVosta listed nine Beachwalk quick move-ins from $419,630 for a 1,448-square-foot Seagrove to $1,234,435 for a Layton (DiVosta, BeachWalk by Manasota Key). We put that comparison in your listing file.
Twelve two-bedroom Beachwalk resales recorded a $435,000 median from October 15, 2025 to October 14, 2026 (Sarasota County Property Appraiser). Your direct competition is the builder's smaller plans: DiVosta's base prices on November 14, 2026 started at $349,990 for the Seagrove villa and $379,990 for the Cascadia garden home, before lot premiums and options. A resale wins on a finished home ready to close.
Twenty-one three-bedroom Beachwalk resales recorded a $750,000 median and three four-bedroom resales a $715,000 median from October 15, 2025 to October 14, 2026 (Sarasota County Property Appraiser). Bedroom count alone does not set price here; living area, the plat and a pool move the number more, which is why we price from the closest matches in your own phase.
Pool homes recorded a higher median, though the comparison mixes home sizes. In the latest 12 months, 20 Beachwalk resales with a pool recorded a $750,000 median against $468,000 for 16 without (Sarasota County Property Appraiser). DiVosta's own November 2026 offer valued a standard pool at $69,500, which is the figure a buyer weighs when comparing your finished pool with building one (DiVosta Stardom quick move-in page).
In the latest 12 months, Phases 1C-1D recorded 15 resales at a $715,000 median and $355 per square foot, and Phases 2A-2B Replat 14 at $695,000 and $342. Phase 1F's two resales recorded $385,000 and Phases 1A-1B-1E's three $390,000, reflecting smaller homes; the one Phases 3A-3B resale recorded $950,000 (Sarasota County Property Appraiser). Your plat sets your comparables.
The 36 Beachwalk resales in the latest 12 months recorded a median of $337 per square foot of living area, against $325 for the 170 builder-direct sales (Sarasota County Property Appraiser). By phase, resales ranged from $250 in Phase 2C to $355 in Phases 1C-1D. Price per square foot is a check, not a method, because pool, lot and finish vary within each plat.
The resale median has risen by calendar year as larger homes reached resale: $514,250 on 6 resales in 2023, $572,500 on 8 in 2024, $575,000 on 15 in 2025 and $695,000 on 31 in 2026 to date (Sarasota County Property Appraiser). Those medians mix home sizes and plats, so the cleaner signal is the same-home comparison: recent resales recorded below their builder prices.
Information not available at time of publishing (checked November 14, 2026). Days on market is an MLS field, and every Beachwalk figure on this page is a county recorded sale instead. What the record does show is steady resale volume: 36 resales in the latest 12 months, against 60 Beachwalk resales across all years (Sarasota County Property Appraiser). Price, condition and a complete document file drive speed.
The county record shows when sales close, not when homes list. Across all 60 recorded Beachwalk resales, April led with 9 closings, followed by July with 8 and March with 7, while November recorded 2 and January 1 (Sarasota County Property Appraiser). Sixty sales is a small sample, so read it as a pattern, not a rule; listing in winter feeds the spring closings.
The county roll dated October 21, 2026 holds 1,388 Beachwalk parcels in seven recorded plats, 897 of them with a home, and the community is approved for up to 1,563 dwellings (Sarasota County Property Appraiser). Only 60 qualified resales have recorded in all years, so the resale market is still early, and every recent sale is a comparable your buyer's appraiser will read.
Yes. The recorded declaration says the association "shall not have the authority to disapprove a proposed conveyance," so a sale needs notice, not approval (Beachwalk TownSq, Governing Documents). The county record shows Beachwalk resales as soon as 3.7 months after the builder closing in the latest window. Read your DiVosta purchase agreement for any resale terms, and talk with a tax adviser about timing.
Possibly; ask your CPA. The home sale exclusion of up to $250,000, or $500,000 for most married couples filing jointly, requires owning and using the home as your main home for 2 of the 5 years before the sale (IRS Publication 523). A partial exclusion may apply for a work move of at least 50 miles, a health reason or an unforeseeable event. This is general information, not tax advice.
The fixed state lines are the deed stamps at $0.70 per $100, $4,742.50 at the $677,500 resale median, and the owner's title premium, $3,462.50 at that price where the contract puts it on the seller. Add the estoppel fee, capped at $299 for a current account, prorated taxes and dues, closing service fees and the commissions and credits you negotiate (Florida DOR; Florida DBPR).
Round the price up to the next $100, divide by 100 and multiply by $0.70. A $435,000 sale owes $3,045.00, a $677,500 sale owes $4,742.50, and a $950,000 sale owes $6,650.00. Sarasota County uses the statewide rate, and the seller customarily pays the deed stamps (Florida Department of Revenue). Any mortgage the buyer assumes counts as consideration under section 201.02.
Your contract decides. Chicago Title's Florida customs guide and a Sarasota-area closing-customs table both list the buyer as the customary payer of the owner's policy in Sarasota County, but custom is not law, so the contract controls and your closing agent confirms who pays (CTIC, Real Estate Laws and Customs). The premium is set by state rule and is the same at every title insurer, and the lender's policy is the buyer's cost.
The promulgated premium is $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000, so it is $2,250.00 at $435,000, $3,462.50 at $677,500 and $4,825.00 at $950,000 (Rule 69O-186.003). A reissue credit may apply because you bought an owner's policy when you closed with DiVosta, so give that policy to the closing agent.
Commission is negotiable, and there is no standard or legally set rate in Florida. The listing fee is agreed in writing between you and the brokerage, and since August 17, 2024 any compensation to a buyer's agent is a separate, optional decision that cannot be advertised on the MLS (NAR settlement FAQs). Judge any fee by what it buys against DiVosta's incentives: pricing, marketing and negotiation. Call Jesse direct at (239) 898-6072.
Yes. A seller may offer buyer-broker compensation off the MLS or a concession such as a closing-cost credit (NAR settlement FAQs). Lenders cap seller contributions: Fannie Mae allows 3 percent on a primary or second home when the loan is above 90 percent of value, 6 percent from 75.01 to 90 percent and 9 percent at 75 percent or less (Fannie Mae Selling Guide B3-4.1-02). Covering the buyer's $2,000 resale assessment is one Beachwalk-specific option.
It is the association's statement of what is owed on your home, and every Beachwalk sale needs one. Florida caps it at $299 on a current account, plus $119 if rushed within 3 business days and up to $179 more if the account is delinquent, under DBPR's adjusted amounts (Florida DBPR). Castle Group's actual Beachwalk fee was not published; your closing agent orders the certificate and confirms it.
Ten business days from a written or electronic request, under both Florida law and Beachwalk's declaration, Section 4.7. If the association misses that deadline, it may not charge a fee for that certificate (Florida Statutes 720.30851; Beachwalk TownSq, Governing Documents). The certificate must also list any resale or transfer fee due, which is where Beachwalk's $2,000 resale assessment appears. We ask for it the day the contract is signed.
The buyer. Beachwalk's declaration, Section 4.10, makes the resale assessment "due and payable to the Association by the transferee," and the 2026 fee summary puts it at "currently $2,000.00" (Beachwalk TownSq, Governing Documents; DiVosta Beachwalk Community Book, p.69). The board may raise it by no more than 10 percent a year after turnover. Transfers to a co-owner, an heir or an estate-planning trust are exempt.
No. Section 12.3 of the recorded declaration says the association "shall not have the authority to disapprove a proposed conveyance or other transfer" (Beachwalk TownSq, Governing Documents). You must still give the association written notice of the sale with a copy of the executed contract at least 20 business days before closing, and leases, unlike sales, need board approval. The July 2026 sales application is the form to use.
The Sales Application revised July 22, 2026, fully completed, and a copy of the executed sales contract, returned to the association at 9818 Beachwalk Drive or by email to the Castle Group manager named on the form (Beachwalk TownSq, Sales and Leasing). The form says 20 days and the declaration says 20 business days, so plan on the longer period. An older 2025 form on the same page carries another community's name; skip it.
Yes, and before the buyer signs. Section 720.401 makes the timing pre-contract and has the owner supply the summary on a resale; a buyer who did not receive it may cancel in writing within 3 days after receipt or before closing, whichever comes first, and that right cannot be waived (Florida Statutes 720.401). Beachwalk is a chapter 720 homeowners association. This is information, not legal advice.
The statutory form tells the buyer that association membership is mandatory, that assessments may change and unpaid ones can become a lien, and that the developer may be able to amend the covenants without owner approval. In Beachwalk, 2026 assessments run $367.29 to $400.71 a month, collected quarterly, plus a $480 annual food and beverage minimum, and Section 14.6 gives Pulte that amendment power before turnover (DiVosta Beachwalk Community Book, p.69; Beachwalk TownSq, Governing Documents).
Yes. Section 12.2 of the recorded declaration says that before a sale "it shall be the Owner's responsibility to provide the purchaser or Tenant with the complete set of Governing Documents and any other documents required by law" (Beachwalk TownSq, Governing Documents). That is a covenant duty separate from the statutory disclosure summary. The association posts the declaration, amendments and rules online, as Florida law requires for associations with 100 or more parcels.
Since October 1, 2025, Florida requires a seller to give a flood disclosure at or before the contract, stating whether the seller knows of flooding that damaged the property during their ownership, filed a flood insurance claim, or received flood-damage assistance such as FEMA aid (Florida Statutes 689.302). Beachwalk homes date from 2021, so the period covered is usually your whole ownership. Disclose any lake-edge or drainage event too.
It depends on the lot. Of 1,383 Beachwalk address points on FEMA maps effective March 27, 2024, 51.1 percent sit in Zone X, 29.3 percent in shaded Zone X and 19.6 percent in Zone AE, and no VE zone touches any plat (Sarasota County GIS, FEMA Flood Zone layer). Six letters of map change from 2022 to 2026 removed some lots from AE, so check your parcel and letter.
A buyer with a federally backed mortgage needs it if the home is in Zone AE, and every Citizens personal residential policy will need flood coverage from January 1, 2027, whatever the zone (Florida Statutes 627.351). Sarasota County's Class 5 Community Rating System status gives NFIP policies a 25 percent discount (FEMA CRS list, October 2026). Your elevation certificate makes the buyer's quote faster.
Often, yes. An NFIP building policy can usually be assigned to a buyer at the sale, so coverage continues, while contents-only and private flood policies are treated differently (FloodSmart, answers to frequently asked questions). Assignment can help a buyer whose lot is in Zone AE. Give your declarations page to your listing team early, so the buyer's insurance agent can price both options before the inspection period ends.
Yes, if you do not have a current one. Florida insurers must offer discounts for wind-resistant construction, documented on form OIR-B1-1802, which stays valid for up to five years if the structure is unchanged (Florida Statutes 627.0629; OIR-B1-1802 form). DiVosta's Beachwalk sheets list block construction, hurricane tie-downs and impact-resistant windows, features the report can credit.
DiVosta describes its new home limited warranty as transferable to a later owner within the warranty period, with structural coverage for 10 years, water infiltration for 5, plumbing, electrical and mechanical systems for 2 and materials and workmanship for 1 (DiVosta Warranty Highlights). Your own warranty book controls. Bring it to the listing appointment, because the remaining coverage is a selling point against a resale elsewhere.
No. DiVosta lists Beachwalk as "No CDD," and 2026 tax notices for Beachwalk parcels show no non-ad valorem lines other than Englewood Area Fire, Solid Waste and Stormwater (Sarasota County Property Appraiser, TRIM 0479140010). The CDD disclosure under section 190.048 therefore does not apply, but the HOA disclosure summary under section 720.401 does, and a buyer comparing communities will notice the difference.
The 2026 fee summary lists assessments of $367.29 to $400.71 a month, collected quarterly, covering amenities, a lifestyle director, landscape maintenance and irrigation, common areas and lakes, staffed vehicular access control and professional management (DiVosta Beachwalk Community Book, p.69). The sheet does not tie each amount to a collection, so your estoppel certificate is the authoritative figure for your lot. Internet and cable are owner-arranged.
Florida taxes run January 1 to December 31 and are paid in arrears, so the seller credits the buyer for the days owned, usually through the day before closing. When the year's bill is not out, title agents prorate from the prior year's bill (Florida Department of Revenue, property tax). On a $6,194.69 example Beachwalk bill, a June 30 closing credits the buyer about $3,054.92 for 180 days.
Often, yes, because Save Our Homes caps reset at a sale (Florida Statutes 193.155). At the $478,400 median just value of Beachwalk homes, 2025 rates give about $5,489.02 in ad valorem tax without homestead and $5,063.82 with it (Sarasota County Tax Collector, 2025 millage). The property tax disclosure summary under section 689.261 warns the buyer not to rely on your bill.
Usually, if you establish a new Florida homestead within the window. Portability lets you transfer the difference between just and assessed value, up to $500,000, when you had a homestead exemption as of January 1 of any of the 3 preceding years (Florida Statutes 193.155). File form DR-501T with the new homestead application by March 1 (Sarasota County Property Appraiser, Save Our Homes and portability).
Run both numbers against the rules. Beachwalk's declaration sets a 90-day minimum lease, allows no more than three leases a calendar year, bars transient "Airbnb" type use, and requires board approval with a $100 application fee (Beachwalk TownSq, Sales and Leasing). Rents and rental days are MLS fields: Information not available at time of publishing (checked November 14, 2026). Call Jesse direct at (239) 898-6072 to compare both paths.
Yes, within the board's rule effective November 10, 2026: "Realtor Open Houses will only be allowed on Sundays from 11am to 4pm," and a For Sale sign may stand in front of the home during the open house, with no flags or banners (Beachwalk TownSq, Sales and Leasing). Private showings arranged through the gate fill the rest of the week. We plan the launch weekend around that window.
No. The same November 10, 2026 board policy states that "Beachwalk/Divosta/Pulte Group logos are NOT PERMITTED on any resales" (Beachwalk TownSq, Sales and Leasing). You can still name your plan and collection in the listing, such as a Mystique in the Distinctive collection, because buyers search by plan name. We keep builder branding out of every photo, sign and flyer while describing the home accurately.
Your closing agent requests a payoff statement, and under Regulation Z a servicer must send an accurate payoff balance within 7 business days of a written request, with limited exceptions (CFPB, Regulation Z 1026.36). Federal rules prohibit prepayment penalties on most residential mortgages, and any penalty must appear on your periodic statement (CFPB, what is a prepayment penalty). Check your note before listing.
Yes. Florida authorizes online notarization by registered remote online notaries, and many title companies also handle mail-away closings (Florida Statutes 117.265). Out-of-state ownership is common here: 202 of the 897 Beachwalk homes on the county roll carry a mailing address outside Florida (Sarasota County Property Appraiser). We handle showings, the association notice and inspections while you are away.
The buyer generally must withhold 15 percent of the amount realized under FIRPTA, reduced to 10 percent when the buyer will use the home as a residence and the price is $1,000,000 or less (IRS, FIRPTA withholding). Every Beachwalk price point on this page is above the $300,000 no-withholding exception. Form 8288-B lets a seller apply for a withholding certificate; ask a tax adviser early.
You can, but a Beachwalk resale has more moving parts than most: the association's sale notice, the disclosure summary, the flood disclosure, the Sunday-only open house rule, the logo ban and a builder selling new homes inside the same gate. You would also handle the buyer's agent compensation question. Call Jesse direct at (239) 898-6072 before you decide, and get our free Beachwalk home valuation either way.
Some are, and Florida does not bar an owner from selling to a cash buyer. No public record reports what cash-offer companies pay as a group, so compare any offer with recorded Beachwalk resales: 36 in the latest 12 months at a $677,500 median and $337 per square foot (Sarasota County Property Appraiser). You still owe the same disclosures, and a closing agent or attorney should review the contract.
Fix anything that would fail an inspection, close every permit, and leave cosmetic choices to the buyer. Unpermitted work becomes an open-permit problem at closing (Florida Statutes 553.79), and Beachwalk exterior changes, including landscaping, need written architectural approval (Beachwalk TownSq, Governing Documents). Warranty items should go to DiVosta before you list, while coverage is active.
Yes. Beachwalk's architectural guidelines, revised April 10, 2026, allow only a 48-inch bronze picket fence and require a 5-foot setback from the rear lot line for fences and screen enclosures (Beachwalk TownSq, Architectural Review). Have the approval letter and the county permit and final inspection for each addition ready (Sarasota County Building). Missing approvals slow a closing.
Your deed and DiVosta closing statement, your owner's title policy, survey and elevation certificate, any letter of map change, architectural approvals and county permits for additions, your DiVosta warranty book, wind mitigation report, flood and homeowners declarations pages, your latest tax bill, your payoff contact, and the Beachwalk governing documents, which you must hand the buyer under declaration Section 12.2 (Beachwalk TownSq, Governing Documents).
Never trust wiring instructions that arrive by email alone. Scammers send spoofed messages posing as the agent or the title company, so verify instructions by calling the title company at a number you already know (CFPB, mortgage closing scams). If money goes astray, call your bank at once and report it to the FBI Internet Crime Complaint Center. We confirm the process with you by phone before closing.
It can affect the closing date. Atlantic hurricane season runs June 1 to November 30 (National Hurricane Center), and when a watch or warning is issued for Florida, Citizens suspends binding new policies until it lifts (Citizens Property Insurance). A financed buyer needs a bound policy to close, so we push buyers to bind insurance early. Most Beachwalk addresses sit in evacuation Level C.
No. Beachwalk is on the mainland east of Englewood Road in unincorporated Sarasota County, and none of its 1,388 parcels is coded as Gulf or bay waterfront on the county roll (Sarasota County Property Appraiser). The name points to the nearest beach. An accurate listing describes the lake, preserve or street view and the drive to the beaches, which protects you from a misrepresentation claim.
The best listing agent for your Beachwalk home is one who prices from the county record split by builder and resale, knows the DiVosta plans and current incentives, follows the association's sale and marketing rules, and personally negotiates your sale. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and Jesse and Marc handle every listing themselves. Read more about McGreevy and Comisar.
We price from Beachwalk's recorded resales by plat, bedrooms and pool, set the home against DiVosta's quick move-ins, prepare the association notice, disclosure summary and flood disclosure before an offer arrives, market within the Sunday open-house rule, negotiate as the partners who priced the home, and manage the closing. Start with a free Beachwalk home valuation, or Call Jesse direct at (239) 898-6072. If you are buying too, Call Marc at (239) 287-5873.
Beachwalk sellers call a local team because value here is written in details a distant agent rarely checks: which of seven plats holds the lot, what the owner paid DiVosta and what the builder charges today, which lots a letter of map change moved out of Zone AE, and what the declaration requires before closing.
If you are thinking, "I need someone to sell my house in Beachwalk by Manasota Key, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Englewood, Sarasota County, Charlotte County, Venice and North Port. Whether you are selling in Beachwalk by Manasota Key, Boca Royale, Stillwater, Oyster Creek, Englewood Isles, Grove City or on Manasota Key, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
RealTrends ranked our Domain Realty Group team #5 in Florida in 2026, and Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience between them. For the community itself, from the Capri Club and the seven plats to dues, flood maps and DiVosta's floor plans, read our Beachwalk by Manasota Key community guide. For the wider town, read our complete Englewood area guide and our guide to selling a home in Englewood.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Beachwalk's public records live with Sarasota County and the association. The Property Appraiser shows the parcel, plat, flood table and recorded sales; the Tax Collector's bill shows the assessments; the association's site posts the declaration, rules and sale forms; and FEMA's map confirms the flood zone. Knowing where each lives lets us answer a Beachwalk buyer in a day.
That means the Sarasota County Property Appraiser, the Sarasota County Tax Collector, the association's Beachwalk TownSq governing documents page and sales and leasing page, the Englewood Water District for water and sewer, and the Englewood Area Fire Control District for the $290.78 fire assessment on every improved Beachwalk bill. Castle Group manages the association, and its resident services line is 800-337-5850, option 1 (Beachwalk TownSq, Contact Us).
If you are selling in Beachwalk and buying your next home in the area, or weighing a new DiVosta home against a resale, we handle both sides of the move with the same county-record method. Builder registration, contract review and timing the two closings together are where a local team saves Beachwalk owners the most.
Read our Beachwalk home buyer guide and our Englewood new construction guide, then Call Marc at (239) 287-5873. Before any of that, our Englewood home valuation page or a free Beachwalk home valuation tells you what you are working with, or Call Jesse direct at (239) 898-6072.
Every document behind the figures on this page is public and free. These are the ones a Beachwalk seller actually uses, each linked to the publishing authority.
| Document | Publisher | What a Beachwalk seller uses it for | Link |
|---|---|---|---|
| Estoppel Certificate Fees schedule | Florida DBPR | The current $299, $119 and $179 estoppel caps | myfloridalicense.com estoppel fee sheet |
| Documentary Stamp Tax guidance | Florida Department of Revenue | The $0.70 per $100 deed rate and the rounding method | floridarevenue.com documentary stamp tax |
| Section 201.02, Florida Statutes | Florida Legislature | The statute that sets the deed stamp tax | Section 201.02 |
| Rule 69O-186.003, Title Insurance Rates | Florida Office of Insurance Regulation rule | The promulgated owner's title premium schedule | Rule 69O-186.003 |
| Section 720.401, Florida Statutes | Florida Legislature | The HOA disclosure summary owed before the buyer signs | Section 720.401 |
| Section 720.30851, Florida Statutes | Florida Legislature | The 10-business-day estoppel deadline and the certificate's contents | Section 720.30851 |
| Section 689.261, Florida Statutes | Florida Legislature | The property tax disclosure summary given at or before contract | Section 689.261 |
| Section 689.302, Florida Statutes | Florida Legislature | The seller's flood disclosure, effective October 1, 2025 | Section 689.302 |
| Section 404.056, Florida Statutes | Florida Legislature | The radon notice required at or before contract | Section 404.056 |
| Section 193.155, Florida Statutes | Florida Legislature | Save Our Homes caps and portability to your next homestead | Section 193.155 |
| Save Our Homes and Portability | Sarasota County Property Appraiser | How to carry your homestead savings to a new Florida home | Sarasota County Property Appraiser portability page |
| Download Data (recorded sales and parcel files) | Sarasota County Property Appraiser | The recorded Beachwalk sales behind every figure on this page | Sarasota County Property Appraiser data downloads |
| 2026 TRIM notice, parcel 0479140010 | Sarasota County Property Appraiser | A sample Beachwalk bill with fire, solid waste and stormwater lines | TRIM 0479140010 |
| 2026 millage rates | Sarasota County Tax Collector | The 11.3068-mill unincorporated rate for proration | Sarasota County Tax Collector 2026 millage |
| PT-112, Save Our Homes and Portability | Florida Department of Revenue | The state's explanation of portability and form DR-501T | Florida DOR PT-112 |
| Publication 523, Selling Your Home | IRS | The 2-of-5-year test and partial exclusions for an early sale | IRS Publication 523 |
| FIRPTA Withholding | IRS | Withholding rules for a foreign seller | IRS FIRPTA withholding |
| CRS Eligible Communities, October 1, 2026 | FEMA | Sarasota County's Class 5 status and 25 percent NFIP discount | FEMA CRS list |
| FEMA Flood Zone layer | Sarasota County GIS | The flood zone at each Beachwalk address point | Sarasota County FEMA flood zone layer |
| Uniform Mitigation Verification Inspection Form, OIR-B1-1802 | Florida Division of Emergency Management | The wind mitigation report a buyer's insurer reads | OIR-B1-1802 form |
| BeachWalk 2026 Fee Summary, Community Book p.69 | DiVosta Homes | Dues, the $2,000 resale assessment and the food and beverage minimum | DiVosta Beachwalk Community Book, p.69 |
Every source below was read between October 21 and November 14, 2026, and each figure on this page carries its own date and window beside it in the text. Primary documents come first: Florida Statutes and rules, state and federal agencies, Sarasota County and its Property Appraiser, Clerk and Tax Collector, the builder's own published community pages and brochure, and the association's own documents. Beachwalk sales figures come from the Sarasota County Property Appraiser's bulk parcel and sales file dated October 21, 2026, whose newest qualified sale is October 14, 2026. No listing site, brokerage or valuation aggregator was used for any figure on this page.
McGreevy and Comisar are the Southwest Florida listing team Beachwalk sellers call when the details decide the price. Jesse McGreevy and Marc Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team, and personally handle every listing from pricing to closing, with over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar.
For this page we tracked 206 qualified recorded Beachwalk sales on the Sarasota County roll for the 12 months to October 14, 2026, 170 from the builder and 36 resales, and we tracked every association, county and district charge named above, so the figures here come from public records rather than estimates. Our Domain Realty Group team has completed more than 4,000 transactions across Southwest Florida.
Jesse McGreevy direct: (239) 898-6072 · [email protected] · Marc Comisar direct: (239) 287-5873 · Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
More on the team at about McGreevy and Comisar. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. Follow us on Facebook, Instagram, YouTube and LinkedIn.
Ready to sell? Call Jesse McGreevy direct at (239) 898-6072, or start with your free Beachwalk home valuation. 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 selling a home in Beachwalk by Manasota Key, not an appraisal and not legal or tax advice. Recorded-sales figures change with every county file and statutory figures change annually. Brokered by Domain Realty.