To sell a Boca Royale home in 2026, price it against its own unit and against the price its owner paid Neal, never a blended Englewood median. Sarasota County recorded 86 qualified Boca Royale sales at a $576,500 median in the 12 months to October 14, 2026; Neal's entity sold 18, and owners resold 68 at $600,000.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty. Updated November 2026.
This page is the seller companion to our Boca Royale community guide, which covers the community itself: its plats, the rebuilt golf course, the club, the association, flood maps and Neal's 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 Resource Conservation of Sarasota LLC, Neal's land and home-selling entity, or another Neal Communities entity is the seller of record on the deed; a resale is a sale by any other seller. For the wider town, read our Englewood seller guide.
Boca Royale is a different seller's market from the newer Englewood communities around it, because it is old enough to have a long resale history. Neal Communities bought into the community in 2012, built out Units 11 to 18 over the following decade, and in October 2026 reported the final home sale in the original 1,151-home community (Business Observer, October 27, 2026). About half of the Boca Royale owners selling today bought from Neal between 2014 and 2025, and the county record holds both prices for each of them: what the owner paid the builder, and what the open market paid the owner later. That paired record is the center of this page. It shows that the year an owner bought, more than anything else, separated the Boca Royale homes that resold above the price paid to Neal from those that resold below it.
Neal is also still selling. Its new section east of the original community, Boca Royale East Unit 20, is marketed as Boca Royale Golf and Country Club at Wellen Park, with 825 homes planned through 2029, so a 2026 resale is priced against other owners' closings and against Neal's homes under construction a short drive away inside the same gates.
Boca Royale at a glance (county record, builder and association pages, November 2026):
Talk to McGreevy and Comisar before you list. Start with a free Boca Royale home valuation built from the county's recorded sales, or call Jesse direct at (239) 898-6072. Buying in Boca Royale or elsewhere in Englewood instead? Read our Boca Royale buyer guide or how we help buyers find a home in Englewood, or call Marc at (239) 287-5873.
The record behind the team that will price your Boca Royale 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 Boca Royale home with McGreevy and Comisar because we price from the county's recorded sales, unit by unit, and we read the paired purchase records from Neal 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 Boca Royale 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 Boca Royale specifically is method: for this page we traced every qualified Boca Royale sale on the Sarasota County roll for the last 12 months, separated the 18 builder closings from the 68 resales, and matched 33 of those resales to the price the same owner paid Neal (Sarasota County Property Appraiser). We then went back to 2014 and matched every Boca Royale home bought from Neal and later resold, 205 pairs in all. That is the work a Boca Royale price should start from.
We are the partners who price your home, sit at the negotiating table and answer your phone. Nobody hands your Boca Royale offer to an assistant.
Partner-level service means the partner who priced your Boca Royale home is the one who hears the buyer's objection, reads the inspection report and answers the new-home comparison the buyer's agent brings from Neal's sales center. In a community where the builder is still selling inside the same gates, that continuity is how a resale price holds.
A Boca Royale negotiation turns on details a junior agent would pass along without reading. The buyer has often toured Neal's sales center at 10628 Sarazen Way before seeing your home (Neal Communities, Boca Royale at Wellen Park), and arrives knowing that Neal's base prices start at $352,990 and that three of its homes under construction showed reductions of $7,000 to $32,000 on November 14, 2026. When the buyer's agent says "Neal will build my client a new Dream 2 from $383,990," the answer has to come the same day, from the person who chose your comparables: that $383,990 is a base price before the homesite premium and options, that Neal's finished Dream 2 homes were listed at $508,990 and $510,990 with completion in April and June 2027, and that your home is finished, landscaped and ready on the buyer's schedule. Jesse and Marc give that answer themselves.
The same is true of the association questions. A Boca Royale buyer's agent will ask about the July 30, 2026 Transfer Contribution, the leasing rules and the club's change to private status, and the answer has to come from someone who has read the recorded documents rather than a summary of them (Boca Royale Golf POA, Governing Documents).
The county record lets us price a Boca Royale home against every qualified deed in its unit, including builder closings that never appeared on a listing service, and against the price its owner paid Neal. A listing-feed comparison shows asking prices and some closings; the deed record shows what actually closed, unit by unit.
Here is what the record changes in practice. First, the comparable set: Boca Royale's resale medians ran from $355,000 in Unit 11 Phase 1 to $1,500,000 in Unit 8 in the last 12 months, inside one gate and one master association, so a home's unit is the first fact we check (Sarasota County Property Appraiser). Second, the competition: in Unit 16, 11 of 22 recorded sales were Neal closings, and Unit 14 Phase 2 had 5 qualified builder closings beside 5 resales plus 9 more builder closings coded 03, so a resale in those units is competing directly with new homes. Third, the history: 33 of the 68 resales were homes first bought from Neal, 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 Boca Royale seller sets a price, and the fourth section of this page walks through it.
An MLS-only agent cannot see the whole Boca Royale market because Neal sells new homes from its own sales center, and those closings need not pass through a listing service. Neal's entity closed 32 Boca Royale homes in the window, 18 qualified and 14 coded 03, against 68 resales, so a listing-only count can miss a third 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 Boca Royale seller asks first: "What did I pay, and what will the market pay me now?" The first leg of that comparison, the purchase from Neal, 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 all 21 owners in the window who bought from Neal between 2014 and 2021 resold above the price they paid, while 8 of the 12 who bought from 2022 to 2025 resold below it. We can, because we built the paired record for this page, and we will build it for your unit 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 Boca Royale home, we add those measures for that home's own unit and plan at that time, and the county record stays the base.
Before we suggest a price for a Boca Royale home, we gather the owner's Neal purchase agreement and options addendum, pool and screen-enclosure approvals and permits, the association's recorded documents for the home's unit, the estoppel figures, the club status, the warranty papers and the flood zone. Those papers let a buyer see exactly what the price includes.
Each document answers a question the buyer's agent will ask:
One more rule shapes the marketing plan itself: Declaration 13.18 says no sign of any kind may be displayed in the community without Developer approval, so a yard sign is not assumed in Boca Royale (Boca Royale Golf POA, Governing Documents). If you would like us to pull the record for your address first, request a free Boca Royale home valuation from our Boca Royale valuation page. Call Jesse direct at (239) 898-6072.
Whether McGreevy and Comisar have closed a Boca Royale resale is an MLS question, and the county record used for this page does not answer it. For our own Boca Royale sales: Information not available at time of publishing (checked November 14, 2026). What we offer a Boca Royale 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 Boca Royale'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 Boca Royale listing is the discipline behind it: price from closings, separate the builder from the resale, read the unit's own documents, answer the buyer's new-home comparison with figures, and keep a partner at the table from the first call to the closing.
Compare listing agents for a Boca Royale home on the public record: license history, verified reviews and published production, and then one Boca Royale test. Ask each agent which unit your home is in, what the unit's resales closed at, how many Neal closings sat beside them, 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 Neal's homes under construction, the photography and marketing plan given the sign rule, the showing plan through the gate, and who negotiates. An agent who answers the Boca Royale test from memory, with a unit median and a Neal count, has done the homework. An agent who answers with an Englewood-wide number has not, because the Sarasota County side of ZIP 34223 recorded 402 single-family sales of homes not built within a year of sale at a $427,500 median in the same 12 months, well below Boca Royale's $600,000 resale median, and the spread inside Boca Royale is wider still (Sarasota County Property Appraiser).
The recorded sales record says Boca Royale is now mainly a resale market with a builder still closing homes beside it. Of 86 qualified Boca Royale sales in the 12 months to October 14, 2026, 68 were resales at a $600,000 median and $268 per square foot, against 18 Neal closings at $398,000 and $238.
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 Boca Royale 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. The older adjoining Englewood Golf Course and Englewood Golf Villas plats are counted separately in our community guide and are not in these figures. Where a figure is our own arithmetic from the file, it says so.
Boca Royale's 68 resales had a $600,000 median at $268 per square foot, and its 18 builder-direct sales a $398,000 median at $238, in the 12 months to October 14, 2026. The builder median is lower mainly because 11 of the 18 builder sales were in Unit 16, the plat with the smallest lots.
Boca Royale, 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 (Neal entity seller of record, qualified) | 18 | $398,000 | $345,000 to $1,325,000 | $387,500 to $906,850 | $238 |
| Resale (any other seller) | 68 | $600,000 | $325,000 to $1,575,000 | $425,500 to $787,375 | $268 |
| All qualified sales | 86 | $576,500 | $325,000 to $1,575,000 | $394,750 to $823,500 | $266 |
| Separate line: builder closings coded 03 (sold under construction), April 6 to August 14, 2026 | 14 | $882,500 | $393,000 to $1,365,300 | not computed | not on the roll yet |
Three readings matter to a seller. First, resales are nearly four sales in five: 68 of 86, or 79.1 percent (our calculation). Second, the builder's qualified line understates Neal's activity: the 14 closings coded 03 were homes sold while still under construction, so the roll did not yet show a finished home, and 9 of them were in Unit 14 Phase 2 (our count from the file). Counting both lines, Neal's entity closed 32 Boca Royale homes in the window. Third, the per-square-foot figures, $268 against $238, are the better like-for-like reading, because the two groups sold different homes in different units. We never price a single home from either median.
The resale side has grown as the Neal-era units aged. Owners other than the builder resold 34 Boca Royale homes in each of 2023 and 2024, 56 in 2025, and 56 in 2026 through the last sale in the file (Sarasota County Property Appraiser). The year-by-year table below sets that beside all sales.
Boca Royale's resales came from 15 recorded units, led by Unit 12 Phase 2 (16 resales) and Unit 16 (11), while Neal's 18 qualified closings sat in only three: Unit 16 (11), Unit 14 Phase 2 (5) and Unit 17 (2). A seller's unit decides whether the competition is other owners or the builder.
Boca Royale resales by recorded unit, with builder closings beside them. Window: October 15, 2025 to October 14, 2026. Source: Sarasota County Property Appraiser.
| Boca Royale unit | Resales | Resale median | Resale median per sq ft | Resale median living area | Builder closings (qualified) |
|---|---|---|---|---|---|
| Unit 6 Phase 1-A | 1 | $1,100,000 (one sale) | $331 | 3,326 | 0 |
| Unit 7 | 2 | $1,087,500 (two sales) | $323 | 3,364 | 0 |
| Unit 8 | 3 | $1,500,000 (three sales) | $400 | 3,619 | 0 |
| Unit 9 | 2 | $1,400,000 (two sales) | $410 | 3,436 | 0 |
| Unit 10 | 1 | $920,000 (one sale) | $337 | 2,729 | 0 |
| Unit 11 Phase 1 | 6 | $355,000 | $233 | 1,527 | 0 |
| Unit 11 Phases 2 and 3 | 5 | $600,000 | $245 | 2,449 | 0 |
| Unit 12 Phase 1 | 3 | $850,000 (three sales) | $342 | 2,456 | 0 |
| Unit 12 Phase 2 | 16 | $576,500 | $268 | 2,151 | 0 |
| Unit 13 | 6 | $372,500 | $212 | 1,738 | 0 |
| Unit 14 Phase 1 | 5 | $692,000 | $284 | 2,427 | 0 |
| Unit 14 Phase 2 | 5 | $779,500 | $295 | 2,563 | 5 |
| Unit 15 | 1 | $855,000 (one sale) | $316 | 2,703 | 0 |
| Unit 16 | 11 | $414,000 | $230 | 1,845 | 11 |
| Unit 17 | 1 | $1,295,000 (one sale) | $427 | 3,035 | 2 |
| Unit 18 and Boca Royale East Unit 20 | 0 | none | none | none | 0 |
| Total | 68 | $600,000 | $268 | 18 |
The table sorts Boca Royale into three resale markets. The older custom-home units, 6 to 10, platted from 1999 to 2005 before Neal arrived, produced 9 resales at the top of the range, with Units 7 to 9 at medians of $1,087,500 to $1,500,000 on homes of about 3,400 to 3,600 square feet. The compact Neal units, 11 Phase 1, 13 and 16, produced 23 resales at medians of $355,000 to $414,000, the villas and smaller single-family homes. Between them, the mid-size and larger Neal units, 11 Phases 2 and 3, 12, 14, 15 and 17, produced 36 resales from $576,500 to $1,295,000. None of the three groups can be priced from another.
The same file lets us set Neal's closings and owners' resales side by side in the three units where both happened.
Boca Royale, same-unit comparison of builder closings and resales: median price, living area and price per square foot. Same window and source.
| Boca Royale unit | Builder: closings | Builder: median | Builder: median living area | Builder: median per sq ft | Resale: sales | Resale: median | Resale: median living area | Resale: median per sq ft |
|---|---|---|---|---|---|---|---|---|
| Unit 16 | 11 | $390,000 | 1,639 | $222 | 11 | $414,000 | 1,845 | $230 |
| Unit 14 Phase 2 | 5 | $890,000 | 2,703 | $329 | 5 | $779,500 | 2,563 | $295 |
| Unit 17 | 2 | $1,247,000 (two sales) | 2,882 | $433 | 1 | $1,295,000 (one sale) | 3,035 | $427 |
Unit 16 and Unit 14 Phase 2 point in opposite directions, and both are worth understanding. In Unit 16, Neal was closing smaller homes, a median 1,639 square feet, at $390,000, while owners resold larger ones, a median 1,845 square feet, at $414,000; per square foot the two met within $8. In Unit 14 Phase 2, Neal's five qualified closings ran at $329 per square foot against $295 for the five resales, and every one of those five resales was a home its owner had bought from Neal in 2023 to 2025. That is the unit where resales sat furthest below the builder's own current closings, and the fourth section of this page shows what it meant for those owners. Unit 17 is three sales in all, too few to read.
Bedrooms and pools change a Boca Royale resale price mostly because they travel with size and unit. The 13 two-bedroom resales had a $355,000 median and the 47 three-bedroom resales $625,000; the 38 resales with a pool on the roll had $752,450, and the 30 without one $405,750.
Boca Royale 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 | 20 | $375,000 | 13 | $355,000 | 7 |
| 3 bedrooms | 57 | $625,000 | 47 | $625,000 | 10 |
| 4 bedrooms | 8 | $900,000 | 8 | $900,000 | 0 |
| 5 bedrooms | 1 | $1,103,500 (one sale) | 0 | none | 1 |
| Pool | 45 | $790,000 | 38 | $752,450 | 7 |
| No pool | 41 | $394,000 | 30 | $405,750 | 11 |
The three-bedroom line is the most useful for most Boca Royale sellers: 47 resales at $625,000, the same median as all three-bedroom sales, which suggests three-bedroom resales and builder closings met at about the same price in this window. The two-bedroom resale median, $355,000, mostly reflects the villas and smaller homes of Units 11 Phase 1, 13 and 16. The four-bedroom group, 8 resales, is too small to read as a market, and the only five-bedroom sale was a builder closing.
The pool gap is not the value of a pool. Pool homes in Boca Royale are mostly the larger homes in the larger-lot units, and the no-pool group is weighted toward Unit 16 and Unit 13, so size and unit explain much of the $346,700 gap between the resale pool and no-pool medians (our calculation). Neal does not publish a pool price; its plan pages treat a pool as an option rather than a base feature (Neal Communities, Boca Royale at Wellen Park). Across the community, the roll records a pool at 531 of the 949 homes (Sarasota County Property Appraiser), so a pool is the norm in the larger units, and a buyer will compare yours with other pool homes in the same unit.
Boca Royale resales ran from 59 in 2021 to 34 in each of 2023 and 2024, then rose to 56 in 2025 and 56 in 2026 through mid October, while the resale median moved from $599,000 to a peak of $737,500 in 2024 and $600,000 in 2026. Those medians follow which units sold each year as much as price.
Boca Royale qualified sales by calendar year, all sales and resales. Source: Sarasota County Property Appraiser, file dated October 21, 2026; qualified sales of parcels carrying a home on the 2026 roll. Builder sales are all sales minus resales (our subtraction).
| Sale year | All qualified sales | Median, all sales | Resales | Resale median | Builder sales (our subtraction) |
|---|---|---|---|---|---|
| 2021 | 129 | $455,000 | 59 | $599,000 | 70 |
| 2022 | 71 | $544,800 | 39 | $700,000 | 32 |
| 2023 | 90 | $603,500 | 34 | $695,000 | 56 |
| 2024 | 89 | $765,000 | 34 | $737,500 | 55 |
| 2025 | 96 | $645,000 | 56 | $617,500 | 40 |
| 2026, through October 13 | 71 | $565,000 | 56 | $600,000 | 15 |
Two patterns stand out. Builder sales fell as Neal finished the original units, from 70 of 129 in 2021 to 15 of 71 in 2026 through mid October, and resales rose to fill the gap: 112 resales in 2025 and 2026 together against 68 in 2023 and 2024 (our sums). The resale median peaked at $737,500 in 2024 and has been about $600,000 since, but the 2024 resales included more of the larger homes, so the drop is partly mix. None of these figures predicts future prices.
Inside the 12-month window, resale activity peaked in the first half of 2026.
Boca Royale resales by quarter. Window: October 15, 2025 to October 14, 2026. Source: Sarasota County Property Appraiser. Quarterly resale counts and medians are our calculation from the file's resale list; all-sales figures are the file's.
| Quarter | All sales | Median, all sales | Resales | Resale median |
|---|---|---|---|---|
| October 15 to December 31, 2025 | 17 | $595,600 | 12 | $531,250 |
| January to March 2026 | 32 | $605,000 | 24 | $622,500 |
| April to June 2026 | 21 | $605,000 | 18 | $630,000 |
| July to September 2026 | 14 | $460,000 | 12 | $510,000 |
| October 1 to 14, 2026 (two weeks) | 2 | $517,500 | 2 | $517,500 |
Forty-two of the 68 resales closed from January to June 2026 (our count), and the lower summer resale median reflects which homes happened to close in those months, not a fall in value. Neal's 14 code 03 closings ran from April to August 2026 and are not in the all-sales column, so the summer count understates how many Boca Royale homes changed hands.
Price per square foot says a Boca Royale resale's value tracks its unit, size and pool far more than the community median. Resale medians ran from $212 per square foot in Unit 13 to $427 in Unit 17 in the 12 months to October 14, 2026, against $238 for Neal's qualified closings and $268 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 size, golf or lake frontage, age, options and finish. The Boca Royale resale list in the county file shows the spread inside one unit and one size. In Unit 16, eight homes of 1,845 square feet without a pool on the roll resold from $355,000 to $465,000, or $192 to $252 per square foot, and the two highest, $465,000 and $450,000, were among the newer homes, built in 2024 and 2022 (Sarasota County Property Appraiser). In Unit 12 Phase 2, three three-bedroom pool homes of 2,066 square feet resold at $530,000, $640,000 and $670,000, $257, $310 and $324 per square foot, a $140,000 spread on the same recorded size. Those are the comparisons a buyer's appraiser will make, which is why we compare per-square-foot figures only inside the same unit and plan, and never against a figure built from a builder's plan-sheet area.
The builder's published base prices are a different measure again. Neal's base prices on November 14, 2026 ran from $352,990 for the 1,638 square foot Tidewinds 2 villa to $690,990 for the 3,677 square foot Santa Catalina, about $188 to $231 per square foot before the homesite premium and options, while its nine listed homes under construction worked out to about $261 to $353 per square foot (Neal Communities, Boca Royale at Wellen Park). The county's recorded builder median, $238 per square foot, is what buyers actually closed at in the window, mostly in Unit 16.
The county record does not show days on market, the sale-to-list ratio, active listing counts, months of supply or rents for Boca Royale, 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 Boca Royale statistics are built from listings and can leave out builder closings that never passed through a listing service. For county-wide context only, the Realtor Association of Sarasota and Manatee's third-quarter 2026 figures for all of Sarasota County were a $485,000 single-family median, a median 92 days to sell, sale prices at 94.4 percent of original asking and 3.7 months of supply (Sarasota Magazine, third-quarter 2026 RASM data). Those are county-wide numbers, not Boca Royale's. What the county record can show for Boca Royale is the size and shape of its market: 86 qualified sales, 18 of them Neal closings, 68 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 Boca Royale home, we add the listing-side measures for that home's own unit at that time, show you where they came from, and keep the county record as the base.
Ready to see where your home sits in that record? Request a free Boca Royale home valuation or call Jesse direct at (239) 898-6072.
When Boca Royale owners resold homes they bought new from Neal, most sold above the price they had paid the builder. Of 33 such resales in the 12 months to October 14, 2026, the median resale price was 19.0 percent, or $64,600, above the purchase price; 25 sold above it and 8 below, after a median 64.7 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 Boca Royale owner, and it needs to be read carefully. We matched each of the 68 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 Neal's entity, so the record holds both prices: what the owner paid the builder, and what the open market paid the owner later. Of the other 35, 27 had a previous sale that was itself a resale, and 8 had no earlier qualified sale in the file. The older custom-home units, 6 to 10, fall in those 35, because those plats were developed before Neal and the earlier sales of their homes in the file were between other parties, in some cases apparently of the vacant lot before the home was built.
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 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 above, or below, the price paid to the builder.
Thirty-three of Boca Royale's 68 resales in the 12 months to October 14, 2026 were homes first bought from Neal, about half. That makes the price paid to the builder a recorded, public number that a buyer's agent can look up for nearly every Neal-era Boca Royale home that comes to market.
Boca Royale resales matched to the price paid to Neal. 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 | 68 |
| Resales of homes first bought from Neal | 33 |
| Median change from the price paid to Neal | 19.0% above |
| Median dollar change | $64,600 above |
| Sold above the price paid to Neal | 25 |
| Sold below the price paid to Neal | 8 |
| Sold at exactly the price paid | 0 |
| Median time between the Neal purchase and the resale | 64.7 months |
| Shortest and longest time held | 12.9 months to 135.3 months |
| Widest range of change (our calculation) | 29.6% below to 48.1% above |
| Median price paid to Neal, these 33 homes (our calculation) | $449,500 |
| Median resale price, these 33 homes (our calculation) | $500,000 |
The last two rows show why the median change is the right measure and the difference between medians is not. The two medians differ by $50,500, yet the typical home in the group resold $64,600 above its own purchase price. Each pair compares one home with itself, so the mix effects that distort the community medians do not distort this figure.
The practical point for a seller is simple. Your purchase price from Neal 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, and an owner who bought in 2016 has a ready answer. If you bought in 2023 or 2024, the buyer will read the record below and ask whether your price can go lower. Either way, the listing has to explain the price with the home itself, not with what you paid.
The result followed the unit's age. Every repeat sale in Units 11, 12 Phase 2 and 13, the units Neal built from 2013 to 2021, sold above the price paid to Neal, at medians from 18.9 to 44.9 percent above. In Unit 14 Phase 2, built from 2023, four of five sold below, at a median 3.4 percent below.
Boca Royale repeat sales by recorded unit. Resales October 15, 2025 to October 14, 2026, each against the same home's purchase from Neal. Source: Sarasota County Property Appraiser; our calculation.
| Boca Royale unit | Repeat sales | Median paid to Neal | Median resale | Median change | Sold above | Sold below | Median months held |
|---|---|---|---|---|---|---|---|
| Unit 11 Phase 1 | 2 | $236,750 | $342,500 | 44.9% above | 2 | 0 | 128.8 |
| Unit 11 Phases 2 and 3 | 2 | $339,950 | $427,500 | 25.5% above | 2 | 0 | 114.6 |
| Unit 12 Phase 2 | 7 | $451,900 | $585,000 | 29.2% above | 7 | 0 | 78.3 |
| Unit 13 | 3 | $311,300 | $370,000 | 18.9% above | 3 | 0 | 92.8 |
| Unit 14 Phase 1 | 4 | $559,400 | $720,950 | 19.4% above | 3 | 1 | 53.0 |
| Unit 16 | 10 | $386,150 | $419,000 | 4.8% above | 7 | 3 | 54.9 |
| Unit 14 Phase 2 | 5 | $851,700 | $779,500 | 3.4% below | 1 | 4 | 19.7 |
| All 33 | 33 | $449,500 | $500,000 | 19.0% above | 25 | 8 | 64.7 |
Unit 12 Phase 2 is the clearest single result: seven owners who bought from Neal in 2018 to 2020 resold all seven above the purchase price, a median $125,800 or 29.2 percent above, after a median 78.3 months. Unit 16 is the most mixed. Its ten repeat sales split cleanly by purchase date: the seven owners who bought from 2019 to 2022 or in 2025 resold above, and the three who bought in 2023 and 2024 resold below. The widest single gaps in the window were both in units Neal was still building: a three-bedroom Unit 16 home without a pool on the roll, bought from Neal for $601,900 in March 2023 and resold for $424,000 in November 2025, $177,900 or 29.6 percent below; and a three-bedroom Unit 14 Phase 2 pool home bought for $762,700 in October 2023 and resold for $610,000 in October 2025, 20.0 percent below.
By size, the 8 two-bedroom repeat sales had a median 28.8 percent above and the 23 three-bedroom repeat sales 13.0 percent above, because the two-bedroom homes were mostly older purchases in Units 11, 12 Phase 2 and 13. By pool, the 13 homes with a pool on today's roll had a median 25.0 percent above and the 20 without one 18.9 percent above (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, more than on anything else in the record. All 21 Boca Royale owners who bought from Neal from 2014 to 2021 resold above the price they paid, at medians of 19.2 to 48.1 percent above. Of the 12 who bought from 2022 to 2025, 8 resold below, and the 2023 buyers had a median 24.8 percent below.
Boca Royale repeat sales by year of the Neal purchase and by time held. Resales October 15, 2025 to October 14, 2026. Source: Sarasota County Property Appraiser; our calculation.
| Group | Repeat sales | Median paid to Neal | Median change | Sold above | Sold below |
|---|---|---|---|---|---|
| Bought from Neal in 2014 or 2015 | 2 | $219,500 and $254,000 | 48.1% and 41.7% above | 2 | 0 |
| Bought from Neal in 2016 or 2017 | 3 | $286,500 (middle sale) | 27.1% above (middle sale) | 3 | 0 |
| Bought from Neal in 2018 | 2 | $359,000 | 24.9% above | 2 | 0 |
| Bought from Neal in 2019 | 4 | $391,050 | 24.2% above | 4 | 0 |
| Bought from Neal in 2020 | 6 | $443,550 | 24.8% above | 6 | 0 |
| Bought from Neal in 2021 | 4 | $466,100 | 19.2% above | 4 | 0 |
| Bought from Neal in 2022 | 3 | $468,900 | 0.7% above | 2 | 1 |
| Bought from Neal in 2023 | 2 | $682,300 | 24.8% below | 0 | 2 |
| Bought from Neal in 2024 | 5 | $851,700 | 12.4% below | 1 | 4 |
| Bought from Neal in 2025 | 2 | $500,150 | 2.2% above | 1 | 1 |
| Held under 24 months | 4 | $730,850 | 2.5% below | 1 | 3 |
| Held 24 to 48 months | 6 | $682,300 | 19.7% below | 1 | 5 |
| Held 48 to 72 months | 11 | $449,500 | 19.6% above | 11 | 0 |
| Held 72 to 96 months | 7 | $406,700 | 25.0% above | 7 | 0 |
| Held 96 months or more | 5 | $263,800 | 32.7% above | 5 | 0 |
Every owner in the window who held a Neal home 48 months or more, 23 in all, resold above the price paid to the builder; 8 of the 10 who held under 48 months resold below (our calculation). Holding time and purchase year are two views of the same fact: an owner who bought in 2019 or 2020 bought before the run-up in prices that followed, and an owner who bought in 2023 or 2024 bought near its top.
The builder's own published prices are consistent with that pattern. Neal advertised Boca Royale homes and villas from $190,990 in March 2015 (Private Communities Registry, March 18, 2015), from the mid $200,000s in January 2017 (Sarasota Magazine, January 2017), from just under $300,000 in March 2019 (Sarasota Magazine, March 22, 2019), from $410,990 in March 2025 (Wellen Park news, March 20, 2025) and from $352,990 on November 14, 2026 (Neal Communities, Boca Royale at Wellen Park). Those are "from" prices for different plan lines in different years, so they are not a price index, but the direction is clear: an owner who bought a Neal home in 2023 or 2024 is now reselling against a builder whose starting price is lower than it was in early 2025, and whose homes under construction showed price reductions in November 2026. The groups by purchase year are small, from 2 to 6 homes, and none of these figures predicts what any one home will bring.
Across every Boca Royale resale of a home bought from Neal since the first one in 2014, 205 in all, the median change was 29.9 percent above the purchase price. The median for each resale year peaked at 75.6 percent above for homes resold in 2023 and has narrowed every year since, to 21.2 percent above for 2026 resales.
All-time Boca Royale repeat sales, homes bought new from Neal 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 Neal |
|---|---|---|
| 2014 | 1 | 3.9% below |
| 2015 | 1 | 2.0% above |
| 2017 | 11 | 13.5% above |
| 2018 | 14 | 12.1% above |
| 2019 | 14 | 16.2% above |
| 2020 | 26 | 16.3% above |
| 2021 | 26 | 36.0% above |
| 2022 | 18 | 73.3% above |
| 2023 | 15 | 75.6% above |
| 2024 | 20 | 59.2% above |
| 2025 | 33 | 37.0% above |
| 2026 (through the last sale in the file) | 26 | 21.2% above |
| All years | 205 | 29.9% above |
Over all 205, the median dollar change was $105,500 above the purchase price; 188 sold above and 17 below, none at exactly the price paid, and the median time held was 47.3 months, from 6.3 to 135.7 months. Within the 12-month window used on the rest of this page, the 7 repeat sales that closed in late 2025 had a median 16.6 percent above, and the 26 that closed in 2026 had 21.2 percent above.
Read the peak years with care. The 2022 and 2023 resales could only be homes bought from Neal in earlier years, when its published starting prices were lower, resold into the higher resale prices of 2022 to 2024, so they combine a low purchase price with a high resale price. Since then two things have changed at once: Boca Royale's resale median has come down from $737,500 in 2024 to about $600,000, and in the latest window 12 of the 33 repeat sales were homes bought from Neal from 2022 to 2025, at its higher recent prices (our calculation). The narrowing from 75.6 percent to 21.2 percent is less a change in Boca Royale than a change in which purchase prices are being measured against. It is still the fact a 2026 seller has to price around, and for an owner who bought recently it is the fact that matters most.
Eight Boca Royale resales in the 12 months to October 14, 2026 sold below the price paid to Neal, from $10,000 to $177,900 below. All eight were homes bought from Neal from December 2022 to July 2025, in Units 14 Phase 1, 14 Phase 2 and 16, and none had been held as long as 44 months.
The eight Boca Royale resales below the purchase price from Neal. Source: Sarasota County Property Appraiser; change and months held are our calculation.
| Resale date | Unit | Beds / baths | Living area | Pool on roll | Bought from Neal | Price paid | Resale price | Change | Months held |
|---|---|---|---|---|---|---|---|---|---|
| October 27, 2025 | Unit 14 Phase 2 | 3 / 2 | 2,236 | Yes | October 18, 2023 | $762,700 | $610,000 | $152,700 (20.0%) below | 24.3 |
| November 17, 2025 | Unit 16 | 3 / 2 | 1,845 | No | March 30, 2023 | $601,900 | $424,000 | $177,900 (29.6%) below | 31.6 |
| January 15, 2026 | Unit 14 Phase 2 | 3 / 3 | 2,563 | Yes | May 24, 2024 | $851,700 | $823,000 | $28,700 (3.4%) below | 19.7 |
| April 20, 2026 | Unit 16 | 2 / 2 | 1,632 | No | February 26, 2024 | $540,800 | $435,000 | $105,800 (19.6%) below | 25.8 |
| April 30, 2026 | Unit 16 | 3 / 2 | 1,845 | No | February 26, 2024 | $579,700 | $465,000 | $114,700 (19.8%) below | 26.1 |
| June 18, 2026 | Unit 14 Phase 2 | 3 / 3 | 2,642 | Yes | November 15, 2024 | $890,100 | $779,500 | $110,600 (12.4%) below | 19.1 |
| July 7, 2026 | Unit 14 Phase 1 | 3 / 2 | 2,427 | Yes | December 5, 2022 | $912,700 | $790,000 | $122,700 (13.4%) below | 43.0 |
| August 26, 2026 | Unit 14 Phase 2 | 3 / 2 | 2,066 | Yes | July 30, 2025 | $610,000 | $600,000 | $10,000 (1.6%) below | 12.9 |
No single feature explains the eight, and the record cannot show the options and homesite premiums behind each purchase price. Two patterns are still worth noting. The three Unit 16 homes were bought in 2023 and 2024 at $540,800 to $601,900, well above the $390,000 median that Neal's own qualified Unit 16 closings recorded in the window on somewhat smaller homes, and above every Unit 16 resale in the window, the highest of which was $465,000. And the four Unit 14 Phase 2 homes were resold within about two years into a unit where Neal was still closing new homes at a $890,000 median and had 9 more closings coded 03 from April to August 2026 (Sarasota County Property Appraiser). An owner reselling in a unit the builder is still finishing is selling against the builder's current price, not against what the owner paid.
The other side of the ledger is just as specific. The largest dollar change above the purchase price in the window was a three-bedroom Unit 14 Phase 1 pool home bought from Neal for $568,600 in September 2021 and resold for $749,900 in April 2026, $181,300 or 31.9 percent above; the largest percentage was a two-bedroom Unit 11 Phase 1 home bought for $219,500 in December 2014 and resold for $325,000 in March 2026, 48.1 percent above after 135.3 months (Sarasota County Property Appraiser). The difference between those owners and the eight above was mostly when they bought.
"Sold above the price paid to the builder" leaves out what each Boca Royale owner spent, borrowed or received around the two sales, so it is not a measure of profit or loss. The county file holds two prices; it does not hold options, homesite premiums, later improvements, selling costs, financing, inflation or the years of use the owner had.
Seven 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 Boca Royale owner more than that owner paid Neal for the same home, and the exceptions were the most recent purchases, resold against the builder's current homes. That is the starting fact for pricing, not a verdict on anyone's purchase.
No public source splits a Boca Royale purchase price into base, homesite premium and options, but Neal's November 2026 pages show the gap. A Sea Mist plan starts at $520,990, while the Sea Mist on homesite 380 was listed at $855,990; a Kiawah 2 starts at $621,990, and the one on homesite 196 was listed at $999,990.
Those gaps, $335,000 and $378,000 by our arithmetic, are the difference between a base plan and a specific finished home on a specific homesite, and Neal does not say how much of each is the lot, the pool or the options (Neal Communities, Boca Royale at Wellen Park). They matter to a reseller in two ways. First, the recorded purchase price of a Boca Royale home bought from Neal is usually well above the base price of its plan, so comparing your resale price with today's "from" price understates what a buyer would pay Neal for a comparable finished home. Second, part of what you paid at contract was for choices the next buyer may value less than you did. The record cannot separate them, which is one reason two homes of the same plan in the same unit can resell $100,000 or more apart.
What we do with this in practice: we ask for your Neal purchase agreement and selections sheet, list the structural options, homesite features and finishes in the listing, and set your home beside Neal's finished homes of a similar size, not beside its base prices. Neal's finished homes under construction worked out to about $261 to $353 per square foot on its plan areas in November 2026, against about $188 to $231 for its base plans (Neal Communities, Boca Royale at Wellen Park).
A pool can change how a Boca Royale repeat sale reads because the county roll records the pool on the home today, not whether it came with the Neal contract. A pool added after closing raises the resale price without raising the purchase price, so on those homes the change overstates what the market added.
In the window, the 13 repeat sales with a pool on today's roll had a median 25.0 percent above the price paid to Neal, and the 20 without one 18.9 percent above (our calculation from the Sarasota County Property Appraiser file). Some of that difference may be a pool added later, and some may be that the pool homes were larger homes in units that resold well. The record cannot tell them apart. The recorded Declaration for Units 11 and later requires Architectural Committee approval before construction work and requires pool areas to be enclosed (Boca Royale Golf POA, Governing Documents), so the approval letter and the county permit date show when a pool was added. If you added one, those papers belong in the listing file, because they tell the buyer what part of your price is a pool a new-home buyer would pay extra for.
Selling costs come out of the difference between the two recorded prices before an owner sees any of it. On a Boca Royale sale the seller customarily pays the deed's documentary stamp tax, at 70 cents per $100 of price, which is $4,200 on a $600,000 sale, plus the agreed commission, the estoppel and the municipal lien search.
The statewide documentary stamp rate applies in Sarasota County, and the Florida Department of Revenue states it as "70 cents on each $100 or portion thereof of the total consideration" (Florida Department of Revenue, Documentary Stamp Tax). By Sarasota custom the seller pays the deed stamps, the HOA estoppel letter and the municipal lien search, and the buyer pays the owner's title insurance policy and selects the closing agent; those are local customs, not state law, the contract controls, and the closing agent confirms the split for your sale (Barnes Walker, Sarasota Manatee closing customs). Commission is negotiated: since August 17, 2024, the National Association of Realtors' practice changes state that "broker fees and commissions are fully negotiable and not set by law" (NAR, What the NAR Settlement Means for Home Buyers and Sellers).
One Boca Royale charge sits on the other side of the table. The Transfer Contribution added by the Fifteenth Amendment for lots in Units 11 and later is paid by or on behalf of the purchaser and equals one year's Annual Assessment minus the Community Membership Assessment, as read from the recorded amendment (Boca Royale Golf POA, Governing Documents). It is not a seller cost by the document's terms, but a buyer comparing your home with a new Neal home will count it, so we confirm the amount from the estoppel before we set the price. A seller of a home whose recorded purchase price was $500,000 and whose resale closes at $500,000 has not broken even; after the stamp tax alone, $3,500 at that price (our arithmetic), and the commission, the owner has received less than the purchase price.
The county record does not show how an owner financed the purchase, what interest was paid, what taxes were saved or owed, or what inflation did to the dollars involved, so none of those enter the change from the price paid to Neal. Each can move what the owner actually received far more than the recorded difference suggests.
Three points are worth checking with your own advisers before you set a price. First, taxes on the sale: the IRS allows an owner who meets the ownership and use tests to "exclude up to $250,000 of that gain from your income," or up to $500,000 on a joint return (IRS Topic 701, Sale of your home); your tax adviser applies that to your own figures, which include the improvements the county record does not show. Second, the homestead: 638 of the 949 Boca Royale homes carry a homestead exemption (Sarasota County Property Appraiser), and the exemption and its Save Our Homes cap do not transfer to the buyer, so the buyer's tax bill is usually higher than yours and a buyer's agent will say so. Third, inflation: this page does not convert a 2014 or 2019 purchase price into 2026 dollars, because none of the sources used for it publishes an inflation figure for the period, so read every "above" in the tables as nominal dollars only.
Financing works the other way too. An owner who bought with a large builder-paid closing credit or rate buydown paid less, in effect, than the recorded price, and an owner who paid cash gave up the return on that money. Neither appears in the record, which is why we describe these 33 owners only as having sold above or below the price paid to the builder.
An owner who bought a Boca Royale home from Neal from 2022 to 2025 should price from the unit's current resales and Neal's current finished homes, not from the purchase price. In the window, 8 of the 12 owners in that group resold below the price paid to Neal, while Neal listed comparable new homes at reduced prices.
The comparison a buyer will make is concrete. Neal's Dream 2, an 1,860 square foot three-bedroom plan, starts at $383,990, and two finished Dream 2 homes with a pool were listed at $508,990 and $510,990 for completion in April and June 2027 (Neal Communities, Boca Royale at Wellen Park). An owner of an 1,845 square foot Unit 16 home bought from Neal for $579,700 or $601,900 in 2023 or 2024 is reselling against those homes and against the Unit 16 resales of that size that closed from $355,000 to $465,000 in the window (Sarasota County Property Appraiser). The resale's advantages are real: it is finished, it is in the original community rather than the new section with its West Villages Improvement District assessment, and it can close on the buyer's schedule instead of in 2027. The listing has to make those points in figures.
Here is how we put that into a Boca Royale resale price for a recent buyer:
For how we represent buyers on Neal contracts, including registration before the first visit, see our new construction guide for Englewood.
In Boca Royale, 33 of the 68 resales in the last 12 months were homes first bought from Neal, and the typical one closed 19.0 percent above the price paid to the builder, but 8 of the 12 bought from 2022 to 2025 closed below it, so we price your home against your unit and Neal's current homes before you list. Start with a free Boca Royale 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 Boca Royale 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.
Sixty-eight Boca Royale homes resold in the 12 months to October 14, 2026, at a $600,000 median and $268 per square foot of living area, from $325,000 to $1,575,000. Thirty-three of those sellers had bought new from Neal's land company, and the typical one sold 19.0 percent above 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 Boca Royale parcel by any seller other than Resource Conservation of Sarasota LLC or Neal Communities, the Neal entities that sell new Boca Royale homes. Living area is the county's figure, which can differ from a Neal brochure or a listing sheet, so the per-square-foot column compares Boca Royale homes with each other, not with a builder's square footage. We show the recorded unit, size and features of each home, but no addresses. The 68 resales sit beside 18 builder-direct sales in the same window, 86 qualified sales in all at a $576,500 median.
The 68 Boca Royale resales in the window ran from a $325,000 two-bedroom in Unit 16 to a $1,575,000 three-bedroom pool home in Unit 8. Thirty-eight had a pool on the county roll. Unit 12 Phase 2 supplied 16 resales and Unit 16 supplied 11, and the homes were built from 2001 to 2025.
We split the list into five groups of units that trade alike, so a seller can find their own part of Boca Royale quickly. Within each table the sales run oldest first. The last two columns show the home's earlier qualified purchase from the builder, where the county file records one, and our arithmetic on the two recorded prices.
Sarasota County, Boca Royale Units 6 Phase 1-A, 7, 8, 9 and 10 (the custom-home units platted from 1999 to 2005), every qualified resale from October 15, 2025 to October 14, 2026. Source: Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026 (sarasotapropertyappraiser.gov). None of these nine homes was bought new from a Neal entity.
| Sale date | Unit (county plat) | Beds / baths | Living sq ft | Pool on roll | Year built | Recorded price | $ per sq ft |
|---|---|---|---|---|---|---|---|
| Dec 19, 2025 | Unit 8 | 4 / 3 | 3,183 | Yes | 2006 | $875,000 | $275 |
| Feb 18, 2026 | Unit 9 | 3 / 3 | 3,026 | Yes | 2014 | $1,300,000 | $430 |
| Feb 27, 2026 | Unit 9 | 3 / 4 | 3,846 | Yes | 2010 | $1,500,000 | $390 |
| Mar 10, 2026 | Unit 10 | 3 / 3 | 2,729 | Yes | 2005 | $920,000 | $337 |
| Mar 12, 2026 | Unit 8 | 4 / 3 | 3,619 | Yes | 2004 | $1,500,000 | $414 |
| Mar 30, 2026 | Unit 7 | 4 / 3 | 3,332 | Yes | 2001 | $925,000 | $278 |
| May 1, 2026 | Unit 8 | 3 / 3 | 3,939 | Yes | 2005 | $1,575,000 | $400 |
| May 27, 2026 | Unit 7 | 4 / 4 | 3,396 | Yes | 2001 | $1,250,000 | $368 |
| Sep 30, 2026 | Unit 6 Phase 1-A | 3 / 3 | 3,326 | Yes | 2006 | $1,100,000 | $331 |
Sarasota County, Boca Royale Unit 11 Phase 1 and Unit 11 Phases 2 and 3, every qualified resale in the same window. 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 | Unit (county plat) | Beds / baths | Living sq ft | Pool on roll | Year built | Recorded price | $ per sq ft | Prior purchase from the builder | Resale against builder price |
|---|---|---|---|---|---|---|---|---|---|
| Dec 2, 2025 | Unit 11 Phase 1 | 2 / 2 | 1,522 | No | 2015 | $360,000 | $237 | Sep 2015, $254,000 | 41.7% above |
| Mar 19, 2026 | Unit 11 Phases 2 and 3 | 2 / 2 | 1,524 | No | 2017 | $355,000 | $233 | Mar 2017, $286,500 | 23.9% above |
| Mar 27, 2026 | Unit 11 Phase 1 | 2 / 2 | 1,532 | No | 2014 | $325,000 | $212 | Dec 2014, $219,500 | 48.1% above |
| Mar 30, 2026 | Unit 11 Phase 1 | 2 / 2 | 1,517 | No | 2013 | $345,000 | $227 | None (bought from a prior owner) | Not applicable |
| May 8, 2026 | Unit 11 Phase 1 | 3 / 2 | 2,360 | Yes | 2014 | $630,000 | $267 | None recorded | Not applicable |
| May 14, 2026 | Unit 11 Phases 2 and 3 | 4 / 3 | 2,449 | No | 2016 | $500,000 | $204 | Apr 2016, $393,400 | 27.1% above |
| May 19, 2026 | Unit 11 Phases 2 and 3 | 3 / 2 | 2,231 | Yes | 2016 | $605,000 | $271 | None (bought from a prior owner) | Not applicable |
| May 26, 2026 | Unit 11 Phase 1 | 2 / 2 | 1,858 | Yes | 2013 | $495,000 | $266 | None (bought from a prior owner) | Not applicable |
| Jun 22, 2026 | Unit 11 Phases 2 and 3 | 3 / 3 | 3,214 | Yes | 2015 | $825,000 | $257 | None (bought from a prior owner) | Not applicable |
| Aug 21, 2026 | Unit 11 Phases 2 and 3 | 3 / 2 | 2,453 | Yes | 2015 | $600,000 | $245 | None (bought from a prior owner) | Not applicable |
| Sep 30, 2026 | Unit 11 Phase 1 | 2 / 2 | 1,522 | No | 2015 | $350,000 | $230 | None (bought from a prior owner) | Not applicable |
Sarasota County, Boca Royale Unit 12 Phase 1 and Unit 12 Phase 2, every qualified resale in the same window. 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 | Unit (county plat) | Beds / baths | Living sq ft | Pool on roll | Year built | Recorded price | $ per sq ft | Prior purchase from the builder | Resale against builder price |
|---|---|---|---|---|---|---|---|---|---|
| Oct 16, 2025 | Unit 12 Phase 2 | 4 / 3 | 2,066 | Yes | 2018 | $532,500 | $258 | Mar 2018, $406,700 | 30.9% above |
| Oct 29, 2025 | Unit 12 Phase 2 | 3 / 2 | 2,066 | Yes | 2020 | $640,000 | $310 | None (bought from a prior owner) | Not applicable |
| Nov 11, 2025 | Unit 12 Phase 2 | 3 / 2 | 2,427 | Yes | 2018 | $755,000 | $311 | None (bought from a prior owner) | Not applicable |
| Nov 20, 2025 | Unit 12 Phase 2 | 3 / 2 | 2,066 | Yes | 2018 | $530,000 | $257 | None recorded | Not applicable |
| Dec 15, 2025 | Unit 12 Phase 1 | 3 / 2 | 2,267 | No | 2017 | $625,000 | $276 | None recorded | Not applicable |
| Jan 20, 2026 | Unit 12 Phase 2 | 3 / 2 | 2,427 | No | 2020 | $535,000 | $220 | Jul 2020, $449,500 | 19.0% above |
| Jan 23, 2026 | Unit 12 Phase 2 | 3 / 2 | 2,236 | Yes | 2020 | $600,000 | $268 | None (bought from a prior owner) | Not applicable |
| Feb 13, 2026 | Unit 12 Phase 1 | 3 / 3 | 2,456 | Yes | 2016 | $850,000 | $346 | None recorded | Not applicable |
| Mar 12, 2026 | Unit 12 Phase 2 | 3 / 2 | 2,066 | No | 2020 | $525,000 | $254 | None (bought from a prior owner) | Not applicable |
| Mar 16, 2026 | Unit 12 Phase 2 | 2 / 2 | 1,950 | Yes | 2020 | $610,000 | $313 | Aug 2020, $488,000 | 25.0% above |
| Apr 2, 2026 | Unit 12 Phase 2 | 3 / 2 | 2,066 | Yes | 2020 | $670,000 | $324 | None (bought from a prior owner) | Not applicable |
| Apr 29, 2026 | Unit 12 Phase 2 | 3 / 2 | 2,289 | Yes | 2020 | $630,000 | $275 | Aug 2020, $475,000 | 32.6% above |
| May 1, 2026 | Unit 12 Phase 2 | 3 / 2 | 2,289 | No | 2018 | $568,000 | $248 | None recorded | Not applicable |
| May 1, 2026 | Unit 12 Phase 1 | 3 / 3 | 2,563 | Yes | 2017 | $877,500 | $342 | None (bought from a prior owner) | Not applicable |
| May 13, 2026 | Unit 12 Phase 2 | 4 / 3 | 2,066 | Yes | 2018 | $555,000 | $269 | None (bought from a prior owner) | Not applicable |
| Jun 3, 2026 | Unit 12 Phase 2 | 3 / 2 | 2,236 | Yes | 2019 | $699,900 | $313 | Oct 2019, $541,700 | 29.2% above |
| Jun 30, 2026 | Unit 12 Phase 2 | 3 / 3 | 2,337 | No | 2019 | $565,000 | $242 | Dec 2019, $451,900 | 25.0% above |
| Jul 20, 2026 | Unit 12 Phase 2 | 3 / 2 | 2,236 | No | 2019 | $490,000 | $219 | None (bought from a prior owner) | Not applicable |
| Oct 13, 2026 | Unit 12 Phase 2 | 2 / 2 | 1,914 | Yes | 2019 | $585,000 | $306 | Jan 2020, $437,600 | 33.7% above |
Sarasota County, Boca Royale Unit 13 and Unit 16, every qualified resale in the same window. 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 | Unit (county plat) | Beds / baths | Living sq ft | Pool on roll | Year built | Recorded price | $ per sq ft | Prior purchase from the builder | Resale against builder price |
|---|---|---|---|---|---|---|---|---|---|
| Oct 16, 2025 | Unit 13 | 3 / 2 | 1,845 | No | 2019 | $385,000 | $209 | May 2019, $330,200 | 16.6% above |
| Nov 14, 2025 | Unit 16 | 2 / 2 | 1,632 | No | 2020 | $325,000 | $199 | Jan 2021, $314,000 | 3.5% above |
| Nov 17, 2025 | Unit 16 | 3 / 2 | 1,845 | No | 2023 | $424,000 | $230 | Mar 2023, $601,900 | 29.6% below |
| Dec 30, 2025 | Unit 16 | 3 / 2 | 1,845 | No | 2019 | $355,000 | $192 | Mar 2020, $296,900 | 19.6% above |
| Jan 5, 2026 | Unit 13 | 3 / 3 | 2,563 | No | 2018 | $710,000 | $277 | None (bought from a prior owner) | Not applicable |
| Feb 2, 2026 | Unit 13 | 2 / 2 | 1,632 | No | 2018 | $375,000 | $230 | None (bought from a prior owner) | Not applicable |
| Feb 10, 2026 | Unit 13 | 3 / 2 | 1,845 | No | 2018 | $370,000 | $201 | May 2018, $311,300 | 18.9% above |
| Feb 19, 2026 | Unit 16 | 3 / 2 | 1,845 | No | 2019 | $355,000 | $192 | Nov 2019, $287,600 | 23.4% above |
| Mar 12, 2026 | Unit 16 | 3 / 2 | 1,845 | No | 2020 | $375,000 | $203 | None (bought from a prior owner) | Not applicable |
| Mar 13, 2026 | Unit 16 | 3 / 2 | 1,845 | No | 2020 | $397,500 | $215 | Oct 2020, $319,100 | 24.6% above |
| Apr 20, 2026 | Unit 16 | 2 / 2 | 1,632 | No | 2024 | $435,000 | $267 | Feb 2024, $540,800 | 19.6% below |
| Apr 30, 2026 | Unit 16 | 3 / 2 | 1,845 | No | 2024 | $465,000 | $252 | Feb 2024, $579,700 | 19.8% below |
| Jul 1, 2026 | Unit 13 | 2 / 2 | 1,632 | No | 2018 | $335,000 | $205 | None (bought from a prior owner) | Not applicable |
| Jul 23, 2026 | Unit 13 | 2 / 2 | 1,632 | No | 2017 | $350,000 | $214 | Aug 2017, $263,800 | 32.7% above |
| Aug 31, 2026 | Unit 16 | 3 / 2 | 1,636 | No | 2024 | $414,000 | $253 | Apr 2025, $390,300 | 6.1% above |
| Sep 25, 2026 | Unit 16 | 3 / 2 | 1,845 | No | 2021 | $430,000 | $233 | Nov 2021, $382,000 | 12.6% above |
| Oct 6, 2026 | Unit 16 | 3 / 2 | 1,845 | No | 2022 | $450,000 | $244 | Jun 2022, $446,900 | 0.7% above |
Sarasota County, Boca Royale Unit 14 Phase 1, Unit 14 Phase 2, Unit 15 and Unit 17, every qualified resale in the same window. 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 | Unit (county plat) | Beds / baths | Living sq ft | Pool on roll | Year built | Recorded price | $ per sq ft | Prior purchase from the builder | Resale against builder price |
|---|---|---|---|---|---|---|---|---|---|
| Oct 27, 2025 | Unit 14 Phase 2 | 3 / 2 | 2,236 | Yes | 2023 | $610,000 | $273 | Oct 2023, $762,700 | 20.0% below |
| Jan 7, 2026 | Unit 14 Phase 1 | 3 / 2 | 2,236 | Yes | 2021 | $635,000 | $284 | None (bought from a prior owner) | Not applicable |
| Jan 8, 2026 | Unit 15 | 3 / 3 | 2,703 | Yes | 2021 | $855,000 | $316 | None recorded | Not applicable |
| Jan 15, 2026 | Unit 14 Phase 2 | 3 / 3 | 2,563 | Yes | 2024 | $823,000 | $321 | May 2024, $851,700 | 3.4% below |
| Mar 6, 2026 | Unit 14 Phase 1 | 3 / 2 | 2,528 | Yes | 2021 | $692,000 | $274 | Jun 2021, $550,200 | 25.8% above |
| Mar 23, 2026 | Unit 17 | 4 / 4 | 3,035 | Yes | 2024 | $1,295,000 | $427 | None recorded | Not applicable |
| Apr 2, 2026 | Unit 14 Phase 1 | 3 / 2 | 2,436 | Yes | 2021 | $749,900 | $308 | Sep 2021, $568,600 | 31.9% above |
| Jun 18, 2026 | Unit 14 Phase 2 | 3 / 3 | 2,642 | Yes | 2024 | $779,500 | $295 | Nov 2024, $890,100 | 12.4% below |
| Jul 7, 2026 | Unit 14 Phase 1 | 3 / 2 | 2,427 | Yes | 2022 | $790,000 | $326 | Dec 2022, $912,700 | 13.4% below |
| Jul 15, 2026 | Unit 14 Phase 1 | 3 / 2 | 2,289 | No | 2022 | $530,000 | $232 | Mar 2022, $468,900 | 13.0% above |
| Aug 26, 2026 | Unit 14 Phase 2 | 3 / 2 | 2,066 | Yes | 2025 | $600,000 | $290 | Jul 2025, $610,000 | 1.6% below |
| Sep 4, 2026 | Unit 14 Phase 2 | 3 / 3 | 2,700 | Yes | 2024 | $990,000 | $367 | Apr 2024, $925,400 | 7.0% above |
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026; 9 + 11 + 19 + 17 + 12 = 68 resales)
Five things stand out in that list (Sarasota County Property Appraiser). First, the unit comes before everything else: the nine custom-home resales in Units 6 to 10 all recorded $875,000 or more, while all 17 resales in Units 13 and 16 recorded $325,000 to $710,000, and 16 of those 17 were under $500,000. Second, none of the 17 resales in Units 13 and 16 had a pool on the roll, while all 21 resales in the custom-home units and in Units 14, 15 and 17 except one did. Third, price per square foot ran from $192 to $430, and even the ten resales of exactly 1,845 square feet, all in Units 13 and 16 and all without a pool, ran from $355,000 to $465,000. Fourth, March 2026 was the busiest month, with 12 resales. Fifth, the builder column tells a different story from most new-construction communities: 25 of the 33 owners who bought from the builder sold above what they paid, which is the next question.
Of the 68 Boca Royale resales, 33 had a prior qualified purchase from the builder in the county record. The median resale came in 19.0 percent, or $64,600, above the price paid to the builder, after a median 64.7 months of ownership. Twenty-five sold above the builder price and 8 below.
Sarasota County, Boca Royale homes bought new from the builder (Resource Conservation of Sarasota LLC or Neal Communities) 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 builder price | Median dollar change | Above / below builder price | Median months held (range) |
|---|---|---|---|---|---|
| Resold in the window, October 15, 2025 to October 14, 2026 | 33 | 19.0% above | $64,600 above | 25 / 8 | 64.7 (12.9 to 135.3) |
| All Boca Royale repeat sales on record | 205 | 29.9% above | $105,500 above | 188 / 17 | 47.3 (6.3 to 135.7) |
| Resold in calendar 2017 | 11 | 13.5% above | not computed | not computed | not computed |
| Resold in calendar 2018 | 14 | 12.1% above | not computed | not computed | not computed |
| Resold in calendar 2019 | 14 | 16.2% above | not computed | not computed | not computed |
| Resold in calendar 2020 | 26 | 16.3% above | not computed | not computed | not computed |
| Resold in calendar 2021 | 26 | 36.0% above | not computed | not computed | not computed |
| Resold in calendar 2022 | 18 | 73.3% above | not computed | not computed | not computed |
| Resold in calendar 2023 | 15 | 75.6% above | not computed | not computed | not computed |
| Resold in calendar 2024 | 20 | 59.2% above | not computed | not computed | not computed |
| Resold in calendar 2025 | 33 | 37.0% above | not computed | not computed | not computed |
| Resold in calendar 2026 (to October 13) | 26 | 21.2% above | not computed | not computed | not computed |
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026; the record also holds one 2014 pair at 3.9% below and one 2015 pair at 2.0% above)
Read the comparison with care. The price an owner paid the builder is a contract price that already includes the homesite premium, structural options, design 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 above the price paid to the builder" is a fact about two recorded prices, not a statement about any owner's profit (Sarasota County Property Appraiser).
The year-by-year rows show the arc. Owners who resold in 2022 and 2023 recorded the widest medians above their builder prices, 73.3 and 75.6 percent, on homes bought in Neal's early Boca Royale years. The median fell to 59.2 percent for 2024 resales, 37.0 percent for 2025 and 21.2 percent for 2026 resales so far (Sarasota County Property Appraiser). The direction matters for a seller pricing today: the cushion between a builder price and a resale price is still positive on most Boca Royale homes, but it is narrower than it was, and it depends heavily on when the home was bought.
Every one of the eight Boca Royale resales that closed below the builder price was bought from the builder in December 2022 or later. All 21 window resales bought from the builder from 2014 through 2021 closed above it, at a 25.0 percent median. The purchase date, not the home, drove the result.
The split is clear in the 33 pairs (our arithmetic on the Sarasota County Property Appraiser file):
| Bought from the builder | Pairs | Median change from builder price | Sold above / below | Median months held |
|---|---|---|---|---|
| 2014 to 2021 | 21 | 25.0% above | 21 / 0 | 77.0 |
| 2022 to 2025 | 12 | 7.9% below | 4 / 8 | 25.9 |
| All window pairs | 33 | 19.0% above | 25 / 8 | 64.7 |
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026)
The eight below-builder resales, from the tables above (Sarasota County Property Appraiser):
Two patterns show. All eight sit in Unit 14 or Unit 16, the plats where Neal was still building during the window, so each resale competed with new homes on the same streets. And the Unit 16 comparison is direct: Neal's own 11 qualified Unit 16 closings in the window recorded a $390,000 median, at a median 1,639 square feet and $222 a square foot (Sarasota County Property Appraiser). A Unit 16 owner who paid $540,800 to $601,900 in 2023 or early 2024 was selling against a builder closing in the same plat near $390,000, so the market price reflected the builder's later price, not the owner's contract.
The widest Boca Royale gaps above the builder price came on the longest holds. Two Unit 11 Phase 1 homes bought in 2014 and 2015 resold 48.1 and 41.7 percent above, after 135 and 122 months. Seven Unit 12 Phase 2 pairs all sold above, at a 29.2 percent median.
The top resales against the builder price in the window (Sarasota County Property Appraiser; percentages and months are our arithmetic):
By unit, the window pairs split the same way the purchase dates do (our arithmetic on the Sarasota County Property Appraiser file): Unit 12 Phase 2, 7 pairs, a 29.2 percent median, all 7 above; Unit 11 Phases 2 and 3, 2 pairs, 25.5 percent; Unit 14 Phase 1, 4 pairs, 19.4 percent, 3 above; Unit 13, 3 pairs, 18.9 percent, all above; Unit 16, 10 pairs, 4.8 percent, 7 above; Unit 14 Phase 2, 5 pairs, 3.4 percent below, 1 above. Holding time lines up too: the 9 owners who held under 36 months recorded a median 12.4 percent below their builder price, and the 24 who held 36 months or more recorded a median 24.8 percent above. That is not because a three-year-old Boca Royale home is worth less; the shorter holders bought later, at higher builder prices.
Yes. Four sets of Unit 12 Phase 2 resales with the same county living area differ mainly by the pool flag, and in every set the pool home recorded more, by $5,000 to $220,000. The width of that spread shows how much lot, build year and finish also count beside the pool.
| Unit | Beds / baths, living sq ft | Without pool on roll | With pool on roll | Gap (our arithmetic) |
|---|---|---|---|---|
| Unit 12 Phase 2 | 3 / 2, 2,066 | $525,000 (Mar 2026, built 2020) | $530,000 (Nov 2025); $532,500 (Oct 2025, 4 / 3); $555,000 (May 2026, 4 / 3); $640,000 (Oct 2025); $670,000 (Apr 2026) | $5,000 to $145,000 |
| Unit 12 Phase 2 | 3 / 2, 2,236 | $490,000 (Jul 2026, built 2019) | $600,000 (Jan 2026); $699,900 (Jun 2026) | $110,000 to $209,900 |
| Unit 12 Phase 2 | 3 / 2, 2,289 | $568,000 (May 2026, built 2018) | $630,000 (Apr 2026, built 2020) | $62,000 |
| Unit 12 Phase 2 | 3 / 2, 2,427 | $535,000 (Jan 2026, built 2020) | $755,000 (Nov 2025, built 2018) | $220,000 |
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026)
Source: Sarasota County Property Appraiser. These are sets, not a model: the homes sold months apart, on different lots, with different options and build years, so each gap carries more than the pool. A pool home usually also carries a screened cage, pavers and pool heat, and Neal's plan pages list a pool as an option rather than a base feature (Neal Communities, Boca Royale Golf and Country Club at Wellen Park). What the sets do show is that, within the busiest resale plat in Boca Royale, the same floor area with a pool in the ground recorded more in all four comparisons.
Days on market, the sale-to-list ratio and the asking price for each Boca Royale resale come from the multiple listing service, and the county record cannot produce them. For the 68 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. The deed record captures every Boca Royale closing whether or not it was ever listed, including the 18 qualified builder-direct sales and 14 more builder closings the county coded 03, its mark for a home sold while still under construction, recorded April 6 to August 14, 2026 (Sarasota County Property Appraiser). When we prepare a pricing opinion for your Boca Royale 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 Boca Royale, the unit sets the price band first, then size, pool and bedrooms move a home within it. Resale medians ran from $355,000 in Unit 11 Phase 1 to $1,500,000 in Unit 8, and pool resales recorded a $752,450 median against $405,750 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; the middle of three sales describes three homes, not a market.
Three Boca Royale units recorded both builder and resale closings in the window. In Unit 16, 11 builder sales had a $390,000 median at $222 a square foot, against 11 resales at $414,000 and $230. In Unit 14 Phase 2, the builder's 5 qualified sales recorded $890,000 against $779,500 for 5 resales.
Sarasota County, Boca Royale, builder-direct (Resource Conservation of Sarasota LLC as seller) against resale, by unit, October 15, 2025 to October 14, 2026. Source: Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026 (sarasotapropertyappraiser.gov).
| Unit | Seller | Qualified sales | Median price | Median $ per sq ft | Median living sq ft |
|---|---|---|---|---|---|
| Unit 14 Phase 2 | Builder | 5 | $890,000 | $329 | 2,703 |
| Unit 14 Phase 2 | Resale | 5 | $779,500 | $295 | 2,563 |
| Unit 16 | Builder | 11 | $390,000 | $222 | 1,639 |
| Unit 16 | Resale | 11 | $414,000 | $230 | 1,845 |
| Unit 17 | Builder | 2 | $1,247,000 | $433 | 2,882 |
| Unit 17 | Resale | 1 | $1,295,000 | $427 | 3,035 |
| All other units | Resale only | 51 | see the unit table below | see below | see below |
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 cuts two ways. In Unit 16, resales held a small edge per foot over Neal's closings, $230 against $222, on homes about 200 square feet larger. In Unit 14 Phase 2, Neal's closings recorded $329 a foot against $295 for resales, and its 9 more Unit 14 Phase 2 closings coded 03 ran from $718,000 to $929,200, a $895,000 median by our arithmetic (Sarasota County Property Appraiser). So in Unit 14 Phase 2, buyers paid the builder more per foot for a new home than they paid owners for a one- to three-year-old one. In Unit 17, the one resale, at $427 a foot, landed beside the builder's two closings at $433. A seller in one of these three units is pricing next to the builder's recorded closings, not only beside other resales.
Boca Royale resale medians in the window ran from $355,000 in Unit 11 Phase 1 to $1,500,000 in Unit 8. The units also differ in home and lot size: Unit 16's median home is 1,845 square feet on a 5,480 square foot lot, and Unit 9's is 3,388 square feet on 16,901.
Sarasota County, Boca Royale by unit. Resales: qualified resales 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).
| Unit | Resales | Resale median | Resale median $ per sq ft | Resale median living sq ft | Homes on the roll | Median living sq ft (roll) | Median lot sq ft (roll) |
|---|---|---|---|---|---|---|---|
| Unit 6 Phase 1-A | 1 | $1,100,000 (one sale) | $331 | 3,326 | 20 | 2,957 | 11,967 |
| Unit 7 | 2 | $1,087,500 (two sales) | $323 | 3,364 | 30 | 3,370 | 13,936 |
| Unit 8 | 3 | $1,500,000 (three sales) | $400 | 3,619 | 29 | 3,403 | 16,202 |
| Unit 9 | 2 | $1,400,000 (two sales) | $410 | 3,436 | 16 | 3,388 | 16,901 |
| Unit 10 | 1 | $920,000 (one sale) | $337 | 2,729 | 29 | 2,720 | 10,803 |
| Unit 11 Phase 1 | 6 | $355,000 | $233 | 1,527 | 82 | 1,532 | 7,058 |
| Unit 11 Phases 2 and 3 | 5 | $600,000 | $245 | 2,449 | 106 | 2,180 | 8,550 |
| Unit 12 Phase 1 | 3 | $850,000 (three sales) | $342 | 2,456 | 33 | 2,563 | 11,119 |
| Unit 12 Phase 2 | 16 | $576,500 | $268 | 2,151 | 109 | 2,181 | 8,122 |
| Unit 13 | 6 | $372,500 | $212 | 1,738 | 115 | 1,845 | 6,183 |
| Unit 14 Phase 1 | 5 | $692,000 | $284 | 2,427 | 109 | 2,289 | 8,952 |
| Unit 14 Phase 2 | 5 | $779,500 | $295 | 2,563 | 74 | 2,642 | 10,942 |
| Unit 15 | 1 | $855,000 (one sale) | $316 | 2,703 | 40 | 2,700 | 11,182 |
| Unit 16 | 11 | $414,000 | $230 | 1,845 | 125 | 1,845 | 5,480 |
| Unit 17 | 1 | $1,295,000 (one sale) | $427 | 3,035 | 24 | 3,035 | 11,805 |
| Unit 18 | 0 | none | none | none | 7 | 2,307 | 7,384 |
| Boca Royale East Unit 20 | 0 | none | none | none | 0 of 266 parcels | none yet | none yet |
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026)
The unit is the first thing we check because Boca Royale was built in distinct stages. Units 6 to 10 were platted from 1999 to 2005 by the earlier owners and hold larger custom homes; Units 11 to 18 were platted by Neal's entity from 2013 to 2023 and hold most of the rest (Sarasota County Property Appraiser). On the roll, the units sort into four groups: the custom-home units, 6 to 10, with median homes from 2,720 to 3,403 square feet; Neal's mid-size units, 11 Phases 2 and 3, 12 Phase 2 and 14 Phase 1, around 2,200 to 2,300 square feet; the compact units, 11 Phase 1, 13 and 16, at 1,532 to 1,845 square feet on the smallest lots; and Neal's larger-home units, 12 Phase 1, 14 Phase 2, 15 and 17, at 2,563 to 3,035 square feet. A Unit 8 seller and a Unit 16 seller are in different markets even though they share a gate.
Per square foot, the groups separate almost as cleanly. The five custom-home units recorded resale medians from $323 to $410 a foot; the compact units $212 to $233; the mid-size units $245 to $284; and the larger-home units $295 to $427 (Sarasota County Property Appraiser). That spread, nearly double from bottom to top, is why a single Boca Royale price per square foot misprices most homes.
Boca Royale resales with a pool on the county roll recorded a $752,450 median on 38 sales, against $405,750 on 30 without, in the window. Per square foot the gap narrows to $309 against $230, because pool homes were also larger: a median 2,444.5 square feet against 1,845.
Sarasota County, Boca Royale 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, size and unit-level medians are our arithmetic on the resale list.
| Group | Sales | Median price | Median $ per sq ft | Median living sq ft |
|---|---|---|---|---|
| Resales with a pool | 38 | $752,450 | $309 | 2,444.5 |
| Resales without a pool | 30 | $405,750 | $230 | 1,845 |
| Unit 12 Phase 2 resales with a pool | 11 | $610,000 | $306 | 2,066 |
| Unit 12 Phase 2 resales without a pool | 5 | $535,000 | $242 | 2,289 |
| Unit 14 Phase 1 resales with a pool | 4 | $720,950 | $296 | 2,431.5 |
| Unit 14 Phase 1 resales without a pool | 1 | $530,000 (one sale) | $232 | 2,289 |
| Unit 11 Phase 1 resales with a pool | 2 | $562,500 (two sales) | $266.50 | 2,109 |
| Unit 11 Phase 1 resales without a pool | 4 | $347,500 | $228.50 | 1,522 |
| Unit 11 Phases 2 and 3 resales with a pool | 3 | $605,000 (three sales) | $257 | 2,453 |
| Unit 11 Phases 2 and 3 resales without a pool | 2 | $427,500 (two sales) | $218.50 | 1,986.5 |
| All sales with a pool (builder and resale) | 45 | $790,000 | not computed | not computed |
| All sales without a pool (builder and resale) | 41 | $394,000 | not computed | not computed |
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026)
Inside the one plat with enough resales to compare, Unit 12 Phase 2, pool homes ran $64 a square foot higher than non-pool homes, $306 against $242, even though the pool homes were slightly smaller. That is the most useful pool figure on this page for a Boca Royale seller in a Neal-built mid-size unit. Two other facts frame it. The roll shows a pool at 531 of 949 Boca Royale homes, about 56 percent, and none of the 17 resales in Units 13 and 16 had one (Sarasota County Property Appraiser), so in the compact units a pool home is rare and a non-pool home competes on price, lot and condition. And every one of the nine custom-home resales in Units 6 to 10 had a pool, so in those units a pool is expected rather than a premium. Adding one is an architectural-review question: the association's Design Criteria Manual for Units 11 to 17 is on its document portal, and we read it with you before any work is planned (Boca Royale Golf POA, Governing Documents).
Three-bedroom homes led Boca Royale resales with 47 sales at a $625,000 median, against 13 two-bedroom resales at $355,000 and 8 four-bedroom resales at $900,000, in the window. The four-bedroom group is small, and its median reflects the custom-home units more than the extra bedroom.
Sarasota County, Boca Royale 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 and size medians are our arithmetic on the resale list.
| Bedrooms | Resales | Resale median | Resale median $ per sq ft | Resale median living sq ft | All qualified sales | All-sales median | Homes on the 2026 roll |
|---|---|---|---|---|---|---|---|
| 2 | 13 | $355,000 | $230 | 1,632 | 20 | $375,000 | 235 |
| 3 | 47 | $625,000 | $273 | 2,289 | 57 | $625,000 | 618 |
| 4 | 8 | $900,000 | $276.50 | 3,109 | 8 | $900,000 | 84 |
| 5 | 0 | none | none | none | 1 | $1,103,500 (one sale) | 12 |
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026)
Three readings matter. Two-bedroom resales ran $230 a foot against $273 for three-bedroom resales, because the two-bedroom group is mostly the compact homes in Units 11 Phase 1, 13 and 16; 10 of the 13 had no pool, and those 10 recorded a $350,000 median (our arithmetic). The four-bedroom resales recorded almost the same per-foot figure as three-bedroom resales, $276.50 against $273, so in Boca Royale a fourth bedroom has come with a larger house rather than a higher rate per foot; four of the eight were in Units 7 and 8. And every four-bedroom sale in the window was a resale, so a four-bedroom owner faced no builder-direct closing with that count in the county record (Sarasota County Property Appraiser). The county's bedroom count is what was permitted and assessed, and even Neal's own page counts bedrooms differently between a plan and a listing: the Savannah 2 shows 4 bedrooms as a plan and 3 on the home under construction (Neal Communities, Boca Royale Golf and Country Club at Wellen Park). If your home has a den the roll does not count, show it on the floor plan.
Boca Royale homes on the 2026 roll run from 1,418 to 5,022 square feet of living area, with a 2,236 median and a middle half from 1,845 to 2,698. The largest band, 288 homes, is 1,600 to 1,999 square feet; 170 homes have 2,800 or more.
Sarasota County, Boca Royale homes by living area on the 2026 roll (949 homes), with resales in each band. Source: Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026 (sarasotapropertyappraiser.gov). Shares and resale columns are our arithmetic.
| Living area band | Homes on the roll | Share | Resales in the window | Resale median | Resale median $ per sq ft |
|---|---|---|---|---|---|
| Under 1,600 sq ft | 81 | 8.5% | 5 | $350,000 | $230 |
| 1,600 to 1,999 sq ft | 288 | 30.3% | 19 | $397,500 | $230 |
| 2,000 to 2,399 sq ft | 204 | 21.5% | 19 | $600,000 | $269 |
| 2,400 to 2,799 sq ft | 206 | 21.7% | 15 | $779,500 | $311 |
| 2,800 sq ft and up | 170 | 17.9% | 10 | $1,272,500 | $379 |
| Total | 949 | 100% | 68 | $600,000 | $268 |
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026)
The size mix tells a seller how many direct rivals a home has. A 1,845 square foot Boca Royale home is one of 288 in its band, and ten resales of exactly that size closed in the window, all in Units 13 and 16, from $355,000 to $465,000 (Sarasota County Property Appraiser). That is a dense, visible set of comparables, and a buyer can see all of them, so condition, build year and the street decide where a home lands in that $110,000 range. A 3,400 square foot home is one of 170, but the ten resales at 2,800 square feet and up ran from $825,000 to $1,575,000, so each larger home needs its own matched comparables. Per foot, the bands climb steadily, from $230 under 2,000 square feet to $379 at 2,800 and up, the opposite of the usual pattern where larger homes sell for less per foot; in Boca Royale, the larger homes sit on the larger custom-home lots.
Year built changes a Boca Royale resale price less than unit and size do. The eight resales built in 2010 or earlier recorded a $1,175,000 median because they are the custom homes, while homes built from 2013 to 2017 and from 2018 to 2020 both recorded $251 a square foot.
| Year built | Resales | Resale median | Resale median $ per sq ft | Resale median living sq ft |
|---|---|---|---|---|
| 2001 to 2010 (all in Units 6 to 10) | 8 | $1,175,000 | $352.50 | 3,364 |
| 2013 to 2017 | 16 | $550,000 | $251 | 2,249 |
| 2018 to 2020 | 26 | $533,750 | $251 | 2,066 |
| 2021 to 2025 | 18 | $622,500 | $279 | 2,262.5 |
| All resales | 68 | $600,000 | $268 | 2,236 |
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026; groups are our arithmetic on the resale list; one 2014 Unit 9 custom home falls in the 2013 to 2017 row)
Source: Sarasota County Property Appraiser. The medians move with which homes sold, not with age: homes built from 2013 to 2017, mostly in Unit 11, and homes built from 2018 to 2020, mostly in Units 12, 13 and 16, recorded the same $251 median a foot, and the 2021 to 2025 group is higher because it includes Unit 14 and Unit 17 homes with pools. Nearly nine in ten Boca Royale homes on the roll date from 2013 or later, when Neal's first homes appear in Unit 11 Phase 1. Year built matters to a sale in two other ways. It sets the warranty clock: Neal's plan pages state a 10-year structural and 2-year mechanical warranty for new homes, and whether remaining coverage passes to a resale buyer is not published, so we ask for your warranty booklet and closing date (Neal Communities, Tidewinds 2 plan). And it sets the insurance file: the wind mitigation form a buyer's insurer will ask for opens with whether the home was built to the "FBC 2001 or later" code, the first statewide Florida Building Code, which took effect March 1, 2002 (FDEM copy of form OIR-B1-1802), and every Boca Royale home in the Neal-built units was built well after that date.
You compete with Neal by pricing against its homes under construction and current reductions, not its old contract prices, and by selling what a new Boca Royale home cannot: a finished home with options and often a pool installed, an established street and a near-term closing. Neal listed nine homes from $449,990 to $999,990 on November 14, 2026.
Data updated: November 2026 (Neal Communities Boca Royale page, plan pages and releases read November 14, 2026; Sarasota County Property Appraiser file dated October 21, 2026; Business Observer, October 27, 2026)
Neal's land company was seller of record on 18 of Boca Royale's 86 qualified sales in the 12 months to October 14, 2026, and on 14 more closings coded 03, 32 builder closings in all against 68 resales (Sarasota County Property Appraiser). The builder's position is changing. In October 2026 Neal "marked the final home sale in its 1,151-unit Boca Royale community," and its new building has moved east into Boca Royale Golf and Country Club at Wellen Park, 825 homes on about 500 acres planned "by the end of 2029" (Business Observer, October 27, 2026). Its first plat there, Boca Royale East Unit 20, held 266 lots on the October roll, none yet carrying a home, 248 of them owned by Neal Communities of Southwest Florida LLC (Sarasota County Property Appraiser). So for the next three years a Boca Royale resale shares its name, its club and its entrance with a builder that has new inventory, a sales center and a marketing budget. Every builder figure below is "as published on November 14, 2026"; Neal's prices change often.
Neal offered 16 Boca Royale floor plans in four series on November 14, 2026, with base prices from $352,990 for the Tidewinds 2 villa to $690,990 for the two-story Santa Catalina, and plans from 1,533 to 3,677 square feet. Neal notes the base price excludes the homesite premium and design options.
| Series | Starting price shown | Plan sizes (builder sq ft) | Plans and base prices |
|---|---|---|---|
| Coral (villas) | mid $300s | 1,638 to 1,848 | Tidewinds 2 $352,990; Sandcastle 2 $371,990 |
| Cruise (single-family) | mid $300s | 1,533 to 1,860 | Liberty 4 $353,990; Patriot $367,990; Imagination 2 $375,990; Dream 2 $383,990 |
| Cove (single-family) | low $500s | 2,207 to 3,156 | Endless Summer 4 $501,990; Bright Meadow 2 $506,990; Sea Star $511,990; Sea Mist $520,990; Ocean Front (two-story) $598,990 |
| Coastal (single-family) | mid $500s | 2,559 to 3,677 | Sanibel 2 $550,990; Captiva $590,990; Savannah 2 $611,990; Kiawah 2 $621,990; Santa Catalina (two-story) $690,990 |
Data updated: November 2026 (Neal Communities Boca Royale Golf and Country Club at Wellen Park page and plan pages, read November 14, 2026)
Sources: Neal Communities, Boca Royale Golf and Country Club at Wellen Park, which states "Base price does not include the homesite premium or design options." By our arithmetic, those base prices work out to about $188 to $231 per builder square foot. For a seller, the plan list does two jobs. It names the plans buyers will tour, several of them descendants of the plans in your own unit: Neal's 2017 Boca Royale models included the Endless Summer 3, Sanibel, Sandcastle and Tidewinds, from 1,632 to 3,346 square feet (Sarasota Magazine, January 2017). And it gives today's base price for a comparable new plan, which is the number a buyer will hold up against your asking price. If you own a Neal villa of about 1,630 square feet, the buyer's starting point is a $352,990 Tidewinds 2 plus a homesite and options, and the job of your listing is to show what you already have on top of that base.
Neal labelled nine Boca Royale homes as quick move-in on November 14, 2026, from a $449,990 Tidewinds 2 villa to a $999,990 Kiawah 2, but every one carried the note "This home is under construction," with completion from the fourth quarter of 2026 to June 2027. Three showed a reduced price.
| Plan | Type | Price, Nov 14, 2026 | Earlier price shown | Sq ft (builder) | Beds / baths / garage | Pool tag | Expected completion | Price per builder sq ft (our arithmetic) |
|---|---|---|---|---|---|---|---|---|
| Tidewinds 2 | Villa | $449,990 | $470,990 ($21,000 cut) | 1,638 | 2 / 2 / 2 | Pool | Q4 2026 | $275 |
| Imagination | Single-family | $462,990 | $494,990 ($32,000 cut) | 1,776 | 3 / 2 / 2 | none shown | December 2026 | $261 |
| Sandcastle 2 | Villa | $505,990 | $512,990 ($7,000 cut) | 1,848 | 3 / 2 / 2 | Pool | Q4 2026 | $274 |
| Dream 2 | Single-family | $508,990 | none | 1,860 | 3 / 2 / 2 | Pool | April 2027 | $274 |
| Dream 2 | Single-family | $510,990 | none | 1,860 | 3 / 2 / 2 | Pool | June 2027 | $275 |
| Triumph | Single-family | $735,990 | none | 2,332 | 3 / 3 / 2 | Pool | June 2027 | $316 |
| Sea Mist | Single-family | $855,990 | none | 2,427 | 3 / 2.5 / 3 | Pool | Q2 2027 | $353 |
| Savannah 2 | Single-family | $978,990 | none | 2,868 | 3 / 3 / 3 | Pool | May 2027 | $341 |
| Kiawah 2 | Single-family | $999,990 | none | 2,908 | 4 / 3 / 3 | Pool | May 2027 | $344 |
Data updated: November 2026 (Neal Communities Boca Royale quick move-in listings, read November 14, 2026)
Sources: Neal Communities, Boca Royale Golf and Country Club at Wellen Park, with the pool tags as recorded in our builder research. All nine sit on Royale Dornoch Avenue and Whistling Straits Road, which are Boca Royale East Unit 20 street names on the county roll (Sarasota County Property Appraiser, property search), so they are in the newest section, inside the West Villages Improvement District. The gap between base and finished price shows what homesite, options and pool add: by our arithmetic, $97,000 on the Tidewinds 2, $125,000 and $127,000 on the two Dream 2 homes, $335,000 on the Sea Mist and $378,000 on the Kiawah 2. For a Boca Royale seller, this list is the live competition. A buyer who wants a two-bedroom villa with a pool can contract for Neal's Tidewinds 2 at $449,990 and wait for a fourth-quarter 2026 finish, so a resale villa has to show why it is worth that or more today: a pool already in, a lot with a view, a finished lanai, or a closing next month.
Neal's Boca Royale page showed price reductions on three homes under construction on November 14, 2026, $7,000 to $32,000, and links titled "Huge Savings on these Quick Move-In Homes," but no published rate buydown or closing-cost credit with an amount or end date. Wellen Park's page promoted "lower prices."
Sources: Neal Communities, Boca Royale Golf and Country Club at Wellen Park; Wellen Park's Boca Royale overview, which reads "The Year's Best Move Starts Now! Check out Neal Communities new homes with lower prices," with a flyer dated November 2026 and no amounts in the page text (Wellen Park, Boca Royale overview). Neal's region-wide quick move-in page shows an illustrative payment on the Boca Royale Imagination at a 5.9 percent rate, which the page says "does not represent an current offer" (Neal Communities, quick move-in homes). Neal has run dated rate promotions before: a search-index copy of its spring 2026 promotion page described a limited-time fixed rate on eligible quick move-in homes for contracts from February 2 to May 15, 2026, and those terms no longer showed on the live page in November (Neal Communities, 2026 spring promotion).
What that means for a Boca Royale resale: the builder's main lever this fall was price, not a rate offer, and its cuts landed on the smaller plans, the Tidewinds 2, Imagination and Sandcastle 2, which compete most directly with resales in Units 11 Phase 1, 13 and 16. Neal also tells buyers its estimates exclude "applicable HOA or CDD fees" (Neal Communities, quick move-in homes), and for a Wellen Park section home those fees include the West Villages Improvement District assessment. We check the builder's list every week a home is on the market, and if Neal adds a dated rate or closing-cost offer on your plan, we set out the options, a price change or a seller credit toward the buyer's closing costs, with net figures before you choose.
In the three Boca Royale units where Neal closed homes during the window, the builder set the price beside every resale. Unit 16 resales recorded $230 a square foot against $222 for Neal's 11 closings; in Unit 14 Phase 2, Neal's closings recorded $329 against $295 for resales.
| Unit | Builder qualified closings | Builder median, $ per sq ft | Builder closings coded 03 (Apr 6 to Aug 14, 2026) | Resales | Resale median, $ per sq ft |
|---|---|---|---|---|---|
| Unit 16 | 11 | $390,000, $222 | 2 ($393,000 and $395,000) | 11 | $414,000, $230 |
| Unit 14 Phase 2 | 5 | $890,000, $329 | 9 ($718,000 to $929,200; $895,000 median) | 5 | $779,500, $295 |
| Unit 17 | 2 | $1,247,000, $433 | 1 ($1,365,300) | 1 | $1,295,000, $427 |
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026; the code 03 medians are our arithmetic; code 03 sales carry no finished living area on the roll yet)
Source: Sarasota County Property Appraiser. Each unit tells a different story for a seller. In Unit 16, Neal's closings near $390,000 set the reference a resale buyer can see, and the two 2024-built resales that came from February 2024 builder purchases at $540,800 and $579,700 recorded $435,000 and $465,000, at or near the top of the Unit 16 resale range. In Unit 14 Phase 2, the builder sold larger new homes at a higher rate per foot, so a resale there competed on price: four of its five resales closed below the owners' builder prices. In Unit 17, one resale and two builder closings recorded nearly the same rate per foot, and the builder's code 03 closing at $1,365,300 shows what a new large home in that plat cost. Neal reported 17 Boca Royale sales in April 2026 against an internal plan of 7, and 38 in 2026 to date (Neal Communities, April 2026 sales release); those contracts close later, so builder closings will keep appearing in the record as the homes under construction finish.
A Boca Royale resale offers a finished home now: options, pool, cage and landscaping already installed, no construction wait, a built-out street, and in the original units no West Villages Improvement District assessment on the tax bill. A new Neal home offers a choice of plan and homesite, a new warranty and new construction.
| What the buyer gets | New Neal home in the Wellen Park section | Resale in an original Boca Royale unit |
|---|---|---|
| Move-in | Listed completions from Q4 2026 to June 2027; all nine listed homes under construction | On the contract's timeline; the association must issue an estoppel certificate within 10 business days of a request |
| Pool | Option on the base price; tagged on eight of the nine homes under construction | Already in place on 38 of the 68 window resales |
| Special district | Inside the West Villages Improvement District; assessment on the tax bill, no opt-out | "Boca Royale" is "not part of the WVID" per the district's FAQ |
| Flood map and evacuation (address points) | Unit 20: 82 of 261 in Zone AE; 24 in Level A | Built plats: 53 of 984 in Zone AE; none in Level A |
| Club agreement in the recorded documents | Community Membership Agreement may extend in ten-year steps to 2049 for the Wellen Park Expansion only, plus a Unit 20 Recreational Area for its owners | Community Membership Agreement runs to April 15, 2029, unless terminated earlier |
| Warranty | 10-year structural, 2-year mechanical, from closing | Remaining builder coverage; transfer terms not published |
| First property tax bill | Can reflect lot value until the home is on the roll | Resets to just value the January 1 after purchase |
| Street | Unit 20 had no home on the October 2026 roll; building continues through 2029 | Finished units with mature landscaping |
Data updated: November 2026 (Neal Communities Boca Royale page and plan pages; WVID FAQ; Sarasota County GIS flood and evacuation layers; Boca Royale Golf POA recorded documents; Sarasota County Property Appraiser file dated October 21, 2026)
Sources: Neal Communities, Boca Royale Golf and Country Club at Wellen Park; Neal Communities, Tidewinds 2 plan; West Villages Improvement District, FAQs, which lists "Boca Royale at Wellen Park" among its neighborhoods and says "Sarasota National, Grand Palm and Boca Royale are not part of the WVID"; Sarasota County GIS, FEMA Flood Zone layer; Sarasota County GIS, Storm Evacuation Zone layer; Florida Statutes 720.30851; the Declaration and its Fifteenth Amendment, Instrument 2026103433, read from scanned copies on the association's portal (Boca Royale Golf POA, Governing Documents); Sarasota County Property Appraiser, 2026 TRIM notice, parcel 0484060016. The club and district rows come from recorded documents read as scanned images, so confirm them with the association and on your estoppel certificate.
One cost applies on both sides. The Fifteenth Amendment, recorded July 30, 2026, adds a Transfer Contribution on transfers of lots in Units 11 and later, paid by or on behalf of the purchaser, equal to one year's Annual Assessment minus the Community Membership Assessment (Boca Royale Golf POA, Governing Documents). No dollar figure is published; the estoppel certificate shows it. Because the buyer pays it, it changes what a resale buyer brings to closing, so the listing should say so plainly rather than let it surprise a buyer late; whether it also applies to a new-home purchase from Neal is a question for Neal's sales center. The original units, 6 to 10, fall under a different declaration, so confirm which one governs your lot.
Answer with a side-by-side: Neal's price for the nearest plan under construction, its base price plus the options and pool you already have, the special district line the buyer avoids in an original unit, and the months the buyer would wait. Many Boca Royale buyers start at Neal's sales center, so make that comparison before the buyer does.
Neal's sales center is at 10628 Sarazen Way, Englewood, open Monday to Saturday 10 a.m. to 6 p.m. and Sunday noon to 5 p.m. as posted November 14, 2026; the county places that address in Boca Royale Unit 18, inside the original plats (Neal Communities, Boca Royale Golf and Country Club at Wellen Park; Sarasota County Property Appraiser, property search). A buyer walking a model sees a decorated, upgraded home at a base price that does not include those upgrades. Here is how we build the comparison on a Boca Royale listing:
The same question comes up wherever a builder is still selling beside its own resales; our guide to selling a home in Beachwalk by Manasota Key works through it for that Englewood community. 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 such as Neal, whose published policy requires the buyer's agent at the first visit (Neal Communities, Realtors). Marc leads that side: Call Marc at (239) 287-5873 or read our guide to buying a home in Englewood.
Selling a Boca Royale home against Neal's new section? We price your home against the builder's current list and the 68 recorded Boca Royale resales before you list. Get your free Boca Royale home valuation. Call Jesse direct at (239) 898-6072.
We price a Boca Royale home unit first: recorded resales in your unit and of your size, then the builder's recorded closings and current price for the nearest plan as a reference, then your pool, lot, view, options and condition. Resale medians by unit ran from $355,000 to $1,500,000, so the unit sets the band.
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026; Neal Communities Boca Royale pages read November 14, 2026)
An automated estimate reads Boca Royale as one community with a $576,500 median across 86 qualified sales (Sarasota County Property Appraiser). That number blends a $355,000 Unit 11 Phase 1 resale median with a $1,500,000 Unit 8 median, 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 unit because Boca Royale's plats were built in different eras with different home and lot sizes. Resale medians ran from $355,000 in Unit 11 Phase 1 to $1,500,000 in Unit 8, so pricing a Unit 8 home from Unit 16 sales would miss by about a million dollars.
Inside the unit, we narrow to the same size band and, where we can, the same plan. Unit 12 Phase 2 gave 16 resales in the window and Unit 16 gave 11, enough for a working set; Units 11 Phase 1 and 13 gave 6 each, Units 11 Phases 2 and 3, 14 Phase 1 and 14 Phase 2 gave 5 each, and the custom-home units and Units 12 Phase 1, 15 and 17 gave one to three each (Sarasota County Property Appraiser). In those thin units we reach for the same size and era in a neighboring unit, the builder's own closings where they exist, and older resales, and we tell you which ones we used and why. We compare per-square-foot figures only inside a unit or a matched group, and we use the county's living area on both sides, never a brochure area against a county area.
The custom-home units need the most care. Their resales ranged from $875,000 to $1,575,000 and from $275 to $430 a foot in the window, on homes from 2,729 to 3,939 square feet built from 2001 to 2014. With nine sales across five units, the right comparables for a Unit 7 home may include a Unit 8 or Unit 9 sale and the older adjoining Englewood Golf Course units, which recorded 13 qualified sales at a $720,000 median, from $370,000 to $1,279,900, in the same window (Sarasota County Property Appraiser).
Neal sets two reference points for a Boca Royale resale. The upper one is what a buyer would pay for a comparable finished new home, its price under construction or its recent closings in your unit. The lower one is the nearest plan's base price, which a buyer can contract for but must wait for and add options to.
For a two-bedroom villa in late 2026, those points are a $352,990 Tidewinds 2 base and a $449,990 Tidewinds 2 with pool under construction for a fourth-quarter finish (Neal Communities, Boca Royale Golf and Country Club at Wellen Park). For a three-bedroom of about 1,850 square feet, they are a $383,990 Dream 2 base and Dream 2 homes with pools at $508,990 and $510,990 finishing in April and June 2027. Boca Royale resales of 1,845 county square feet without a pool recorded $355,000 to $465,000 in the window (Sarasota County Property Appraiser), so those homes have been trading below the builder's finished-with-pool figure and on either side of its bare base. Where a resale lands depends on what it has that the base does not: lot, options, pool, cage, finished landscaping and the special district line.
The recorded closings check the brochure. Neal's 18 qualified closings in the window recorded a $238 median a square foot of county living area, and its 11 in Unit 16 recorded $222 (Sarasota County Property Appraiser). Those are contract prices with options and lot premiums included, before any incentive, which no public record shows. We treat them as what new-home buyers actually agreed to pay, and the brochure as what Neal is asking today.
Options and lot premiums are inside every builder price on the county record, but Neal does not publish its Boca Royale homesite 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 Boca Royale homesite premium schedule in any source read for this page; Neal's plan pages say only that the base price excludes "the homesite premium or design options" (Neal Communities, Boca Royale Golf and Country Club at Wellen Park). What the record does show is the size of the gap: on the same plan, the Kiawah 2 base of $621,990 against a finished Kiawah 2 at $999,990 is $378,000 of homesite, options and pool (our arithmetic on Neal'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 Boca Royale seller in a Neal-built unit for three papers before we set a price:
For a home in Units 6 to 10, the equivalent papers are the original construction contract or the permit history, and any renovation permits since.
The public record does not show a Boca Royale golf-course or lake premium we could measure. Neal publishes no lot premium schedule, and the county roll has no golf-view or lake-view field, so we print no view premium. We price your view from your purchase agreement and matched resales with the view noted.
Water and green space run through Boca Royale. The county's water body layer records 84 water features within the Boca Royale extent, privately maintained, and every Boca Royale plat from 2013 on reserves preserve tracts that "SHALL BE MAINTAINED IN ACCORDANCE WITH MANAGEMENT GUIDELINES" (Sarasota County GIS, WaterBody layer; Sarasota Clerk, Unit 11 Phases 2 and 3 plat). None of that water is the Gulf or a bay: the roll codes 1,264 of 1,267 Boca Royale parcels as mainland (Sarasota County Property Appraiser), so "waterfront" in a Boca Royale listing means a lake. Neal reported releasing new water-view homesites in 2026 (Neal Communities, April 2026 sales release), which tells a seller the builder charges for the view even if it does not say how much.
On a golf, lake or preserve lot, we do three things. We read the homesite premium on your builder agreement, which shows what the view cost when you bought. We look for resales of similar size in your unit with and without the view, from listing remarks and photos. And we check the flood file, because the lots at the course and lake edges are where the flood map reaches: in a 249-parcel county sample, 14.5 percent of original Boca Royale parcels touched Zone AE, most often in Units 7, 15, 17 and 18 (Sarasota County Property Appraiser, parcel flood tables). If the matched sales are too few to show a premium, we say so in the pricing opinion rather than guess.
An appraiser and a buyer's agent will read the same county record we do, unit by unit, and they will see Neal's recorded closings beside your comparables. A price that sits above the recorded resales in your unit, without something a buyer can see, invites a low appraisal or a long wait.
Three practical points follow. First, a low appraisal on a financed sale usually means a renegotiation, more cash from the buyer or a cancelled contract, depending on the contract terms; we price to the recorded comparables to keep that risk small. 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, the builder's newest closings may come into the comparable set, and in Unit 16 they sat near $390,000 in the window (Sarasota County Property Appraiser), so a Unit 16 seller should expect the appraiser to look there first. In units with no builder closings, such as Unit 12 Phase 2, the 16 recorded resales are the whole story, and their $490,000 to $755,000 range is the frame an appraiser will use.
An automated estimate misreads Boca Royale because it blends units, cannot see a pool or options added after closing, and often leans on the county roll. The median 2026 just value of a Boca Royale home on the roll is $470,900, well below the $576,500 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 2,066 square foot Unit 12 Phase 2 home has a pool, when the four matched sets in Unit 12 Phase 2 show a pool home recording more every time, or that Neal is selling a comparable plan new with a posted reduction. A Boca Royale price has to account for both.
Our valuation for a Boca Royale home is built from the recorded resales in your unit, your size and features, your flood zone and any letter of map change, and Neal's current price on the nearest plan, then checked against the listing history for each comparable. Start with our free Englewood home valuation built from recorded sales, or use the form on this page.
What is your Boca Royale home worth against today's builder prices? We read your unit, your size and Neal's current list before we give you a number. Request your free Boca Royale valuation. Call Jesse direct at (239) 898-6072.
Boca Royale resales have closed most often from March to May: 199 of the 572 qualified resales on record since 2000, 34.8 percent, closed in those three months, and March led with 74. September was the slowest, with 29. Plan to be listed, documented and priced by January, and plan around Neal's completion dates and the insurance calendar.
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026, all qualified Boca Royale resales on record; RASM and Florida Realtors releases dated January to October 2026)
Five hundred seventy-two resales over 26 years (Sarasota County Property Appraiser) is a deep record for one community, deep enough to show a real seasonal pattern rather than a few lucky months. The county context below adds scale, and the builder and insurance dates are the ones that can actually move a Boca Royale sale.
All 572 qualified Boca Royale resales on record, from 2000 to October 2026, cluster in late winter and spring. March recorded 74, May 63 and April 62, while September recorded 29 and August and November 37 each. Because a closing follows the contract by weeks, buyers signed most Boca Royale resale contracts from January to April.
Sarasota County, Boca Royale qualified resales (any seller other than the builder) by month of sale, all years on record (572 sales) and the 12-month window (68 sales). Source: Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026 (sarasotapropertyappraiser.gov). Shares and window counts are our arithmetic.
| Month | Resales on record, 2000 to 2026 | Share | Resales in the window, Oct 15, 2025 to Oct 14, 2026 |
|---|---|---|---|
| January | 41 | 7.2% | 6 |
| February | 52 | 9.1% | 6 |
| March | 74 | 12.9% | 12 |
| April | 62 | 10.8% | 5 |
| May | 63 | 11.0% | 9 |
| June | 48 | 8.4% | 4 |
| July | 48 | 8.4% | 5 |
| August | 37 | 6.5% | 3 |
| September | 29 | 5.1% | 4 |
| October | 41 | 7.2% | 6 |
| November | 37 | 6.5% | 4 |
| December | 40 | 7.0% | 4 |
| Total | 572 | 100% | 68 |
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026)
The window followed the long-run pattern closely: 38 of the 68 window resales, 56 percent, closed from January to May 2026, and March 2026 alone held 12 (Sarasota County Property Appraiser). August through November together held 144 of the 572 on record, 25.2 percent, across four months. Florida Realtors notes that closed sales can occur "from 30- to 90-plus days after sales contracts are written" (Florida Realtors, March 2026 closed and pending sales), and Sarasota County single-family homes took a median 52 days to go under contract and 93 days from listing to closing in July 2026 (RASM, July 2026 market report). Working back from a March to May closing, a Boca Royale home is best on the market, photographed and fully documented from about January.
Boca Royale's quarterly resale medians in the window followed which units sold, not a change in value. Resales ran from a $510,000 median in the third quarter of 2026 to $630,000 in the second, and from $239 to $275.50 a square foot, as more custom-home and Unit 14 resales closed in the first half.
Sarasota County, Boca Royale 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 qualified sales | All-sales median | Resales | Resale median | Resale median $ per sq ft |
|---|---|---|---|---|---|
| October 15 to December 31, 2025 | 17 | $595,600 | 12 | $531,250 | $257.50 |
| January to March 2026 | 32 | $605,000 | 24 | $622,500 | $275.50 |
| April to June 2026 | 21 | $605,000 | 18 | $630,000 | $270 |
| July to September 2026 | 14 | $460,000 | 12 | $510,000 | $239 |
| October 1 to 14, 2026 (partial) | 2 | $517,500 | 2 | $517,500 | $275 |
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026)
The first half of 2026 was the strongest for Boca Royale resales on both count and price per foot: 42 resales from January to June, and seven of the nine custom-home resales in Units 6 to 10 closed from February to May (Sarasota County Property Appraiser). The third quarter's lower median reflects four Unit 13 and Unit 16 resales among its 12, not a drop in value. The two sales in early October 2026 were both resales: a Unit 16 three-bedroom without a pool at $450,000 and a Unit 12 Phase 2 two-bedroom pool home at $585,000. A quarter's median on 12 to 24 sales moves with each sale, so we use these figures to read activity, and we price from matched comparables.
Boca Royale resales rose to 56 in 2025 and 56 in 2026 through October 13, against 34 in each of 2023 and 2024, while the resale median eased from $737,500 in 2024 to $617,500 in 2025 and $600,000 in 2026. More owners are selling, so more Boca Royale homes compete for each buyer.
| Year of sale | Resales | Resale median |
|---|---|---|
| 2017 | 24 | $480,000 |
| 2018 | 22 | $389,500 |
| 2019 | 22 | $376,200 |
| 2020 | 49 | $454,000 |
| 2021 | 59 | $599,000 |
| 2022 | 39 | $700,000 |
| 2023 | 34 | $695,000 |
| 2024 | 34 | $737,500 |
| 2025 | 56 | $617,500 |
| 2026 (through October 13) | 56 | $600,000 |
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026; qualified resales by calendar year of sale)
Source: Sarasota County Property Appraiser. The medians move with the mix of units that sold each year, so a year with more compact-unit resales reads lower and a year with more custom-home resales reads higher; the county record does not separate that mix effect from price change. Read the count as the clearer signal. Resales in 2025 and 2026 each ran at a pace not seen since 2021, while Neal was still closing new homes in Units 14, 16 and 17, so the Boca Royale seller of 2027 faces more resale competition than the seller of 2023 did. None of these figures predicts future prices.
Sarasota County's single-family market, the backdrop for every Boca Royale sale, strengthened through 2026. Realtor association data put the third-quarter county median sale price at $485,000, with 3.7 months of supply, down from 4.8, and homes selling at 94.4 percent of original asking. These are county-wide figures, not Boca Royale figures.
| Measure, Sarasota County single-family (county-wide) | Figure | Period and source |
|---|---|---|
| Median sale price | $485,000 | Q3 2026, Sarasota Magazine, RASM third-quarter data, October 2026 |
| Months of supply | 3.7, down from 4.8 | Q3 2026, same report |
| Median days on market | 92, down from 107 | Q3 2026, same 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 |
| Foreclosure or bank-owned sales | 31, up from 10 | Q3 2026, same report |
| Median sale price and closed sales | $493,500 (up 5.0%), 744 closed (up 2.9%) | July 2026, RASM |
| Inventory | 2,736 (down 23.4%), 3.9 months of supply | July 2026, same RASM report |
| Full-year median and sales | $474,700 (down 6%), 8,183 closed (up 9.3%), 4.7 months of supply | 2025, RASM year-end 2025 |
| Florida single-family median (statewide) | $415,000 (up 1.2%) | September 2026, Florida Realtors |
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 Boca Royale numbers; the Boca Royale-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. County supply tightened from 4.8 months to 3.7 in a year, sellers recovered 2.5 points of asking price, and July inventory was down 23.4 percent from a year earlier, all of which favors a seller who lists well prepared. Boca Royale sits above the county price line: its $600,000 resale median in the window compares with the county's $485,000 third-quarter median and $474,700 for 2025 (Sarasota County Property Appraiser; RASM year-end 2025). A cash share near 38 percent county-wide means a large part of the buyer pool is not rate-sensitive at all.
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 sends the larger Boca Royale homes to private carriers. A current wind mitigation report on the April 2026 form should be in the listing file.
Florida Statutes 627.351(6)(aa) phased in the Citizens flood requirement by replacement cost, reaching all other Citizens personal lines residential property on January 1, 2027, and Citizens' own flood page lists the January 1, 2027 step as applying to "All policies, regardless of value"; 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 Boca Royale 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. The custom homes in Units 6 to 10, whose window resales ran from $875,000 to $1,575,000, and the largest homes in Units 14 Phase 2 and 17 are the ones most likely to be quoted in the private market.
A Boca Royale home earns its own credits. The state revised the wind mitigation form to OIR-B1-1802 (Rev. 04/26), effective April 1, 2026, and inspections on or after that date use the new form (Citizens, mitigation form changes, March 19, 2026). If your form is older than five years, or you have replaced the roof since it was done, order a new one before you list. The flood file matters too: the built Boca Royale plats have 53 of 984 address points in Zone AE and 967 in evacuation Level C, and twelve letters of map change from August 2024 to April 2026 removed specific lots or structures from the mapped flood hazard area (Sarasota County GIS, FEMA Flood Zone layer; Sarasota County GIS, Storm Evacuation Zone layer; Sarasota County GIS, Letter of Map Change layer). If your lot has one, put it in the listing file. Summer and fall listings carry one more step: we write early insurance binding into the timeline of every Boca Royale contract, and earlier still when the closing falls in storm season, so a buyer's policy is in place well before the closing date.
Yes, where you can. Neal's nine homes under construction were listed for completion from the fourth quarter of 2026 to June 2027, and its Wellen Park section is planned to add 825 homes by the end of 2029. A Boca Royale resale launched while the builder is finishing and discounting a comparable plan competes against it.
The builder's list tells you which plans are under pressure. On November 14, 2026, Neal showed reductions on the Tidewinds 2 villa, the Imagination and the Sandcastle 2 villa, all under 1,850 builder square feet, and its larger homes, the Sea Mist, Savannah 2 and Kiawah 2, were listed for completion in the second quarter of 2027 (Neal Communities, Boca Royale Golf and Country Club at Wellen Park). An owner of a compact home in Units 11 Phase 1, 13 or 16 faced the most direct builder discounting that week; an owner of a custom home in Units 6 to 10 had no matching new home on the list. We check the builder's list for your size and bedroom count before we set a launch date, and again every week the home is on the market.
Three dated items sit further out. Home sales in Boca Royale East Unit 20 began recording in September and October 2026 (Sarasota County Property Appraiser, property search), so builder closings in the new section will enter the county record through 2027. Neal plans to connect the new section to Preto Boulevard and Wellen Park in 2028 (Business Observer, October 27, 2026). And the Community Membership Agreement in the recorded declaration runs to April 15, 2029, unless terminated earlier, after which the declaration makes a bona fide application for club membership a condition of ownership (Declaration 7.2 and 7.10, read from scanned recorded documents, Boca Royale Golf POA, Governing Documents). Buyers will ask about that 2029 date; confirm the current terms with the association and the club, and let the estoppel certificate show the charges that apply today. Waiting for the builder to finish is not a timing plan; pricing against it is.
Boca Royale's location adds a gated community around a golf course rebuilt from scratch in 2023 and 2024, a renovated clubhouse, clay tennis, eight pickleball courts and a resort pool, on the Englewood mainland about 11 minutes from Manasota Beach Park and 18 minutes from Downtown Wellen by free-flow estimate.
Data updated: November 2026 (Neal Communities and Boca Royale Golf and Country Club pages; Wellen Park releases; Sarasota County GIS layers; FDOT and county project pages as dated; OSRM routing estimates computed November 14, 2026)
Every place below is one our community guide or a county, state, club or builder source confirms. Boca Royale is in unincorporated Sarasota County with Englewood addresses in ZIP 34223, entered from Englewood Road (State Road 776) by Boca Royale Boulevard (Sarasota County GIS, AddressPoint layer; Sarasota County GIS, Street layer). For the full picture of the community, see our Boca Royale community guide.
A Boca Royale listing can say the course is new: Neal demolished the old layout in April 2023 and built an 18-hole, par 71 course designed by Gordy Lewis, which members first played at a grand opening on December 23, 2024. It plays "just over 6,600 yards from the back tees."
The December 2024 release lists small greens with large collection areas, about half the bunkers removed, cart paths on all 18 holes, nearly five acres of tees, salt-tolerant Seaside Paspalum Platinum turf that "can use the club's well water for irrigation," a new 10,000 square foot short-game area with a two-tier chipping and putting green, and a driving range doubled in size (Neal Communities, course grand opening, December 26, 2024). Wellen Park's summary adds seven tee positions and quotes the superintendent calling the course "very walker-friendly" (Wellen Park news, March 20, 2025).
| Tee (club scorecard) | Printed total yards |
|---|---|
| Diamond | 6,640 |
| Platinum | 6,124 |
| Gold | 5,485 |
| Sapphire | 4,577 |
| Ruby | 3,864 |
Data updated: November 2026 (Boca Royale Golf and Country Club Course Details scorecard, read November 14, 2026)
Source: Boca Royale, Course Details. Par is 35 out and 36 in. The course has history a listing can use too: it opened as nine holes in January 1966, added the back nine in 1967, and was first named Englewood Golf and Country Club; the club marked its 60th year in 2026 (Neal Communities, private club release). For a seller, the rebuild is a recent, verifiable improvement that every Boca Royale home shares: a home on the course in 2026 looks onto a fairway less than two years old. Two cautions. Neal's sales page and Wellen Park's neighborhood page still say par 72, the pre-rebuild figure, so a listing should say par 71. And the Diamond hole-by-hole yardages add to 6,595, not the printed 6,640, so "just over 6,600 yards" is the safer wording.
A Boca Royale listing should show the rebuilt course and practice area, the Georgian clubhouse with the Fairway Dining Room and the 19th Hole, The Resort pool and fitness center, six lighted clay tennis courts and eight lighted pickleball courts, with the club's membership model stated accurately.
| Boca Royale amenity | Status, November 14, 2026 | Source |
|---|---|---|
| 18-hole par 71 course, Gordy Lewis design; 10,000 sq ft short-game area; driving range doubled | Open since December 2024 | Neal Communities, December 26, 2024 |
| Georgian-style clubhouse: Fairway Dining Room, the 19th Hole with full bar, Outdoor Dining Pavilion | Open | Neal, April 2026 sales release |
| 2024 clubhouse renovation: Palm Court reception room; 19th Hole bar from 7 seats to 26; covered outdoor dining for 102 | Reopened March 12, 2024 | Neal Communities, April 2024 |
| The Resort: resort-style pool with lap lanes, spa, shaded cabanas, clubroom, fitness center | Open | Wellen Park news, March 20, 2025 |
| Six lighted clay tennis courts and a racquets pro shop | Open | Boca Royale, Fitness and Racquets |
| Eight lighted pickleball courts, doubled from four in 2025 | Open | Wellen Park news, March 20, 2025 |
| Tiki bar and "Paw Park" | Listed by Wellen Park | Wellen Park, Boca Royale neighborhood |
| Wellen Park section recreation center: pool, poolside bar and grill, golf simulator, putting green, pickleball, fitness, movie wall | Under construction, October 2026 | Business Observer, October 27, 2026 |
Data updated: November 2026 (Neal Communities, Boca Royale Golf and Country Club, Wellen Park and Business Observer pages as dated, read November 14, 2026)
How access works is the part a listing must get right. The club offers Golf, Racquets and Social categories (Boca Royale, Membership Overview), and on July 1, 2026 it changed "from a Semi-Private to a Private Country club facility for its members and invited guests," a "Non-Equity Private Country Club," with some events still "open to the local community" (Neal Communities, private club release). Non-equity means there is no club equity for a seller to sell. Under the recorded declaration, every lot is subject to the Community Membership Agreement of October 1, 2012: each lot owner may designate up to two users of the club's dining and social facilities, and the association pays the club and bills each lot a Community Membership Assessment (Declaration 7.2, read from scanned recorded documents, Boca Royale Golf POA, Governing Documents). Neal's recorded amendment sets aside the new Unit 20 Recreational Area for owners in the Wellen Park Expansion only (same source). The association assessment and club dues are not published by any primary source we read; the estoppel certificate shows the charges for your lot, and Castle Group, the manager, is at (941) 460-8020 (Boca Royale Golf POA, Management Contacts). Photograph the course, the clubhouse, The Resort and the courts in season, and ask the club before any shoot on club grounds.
On free-flow routing estimates from the Boca Royale Boulevard entrance, Manasota Beach Park and Englewood Beach are each about 11 minutes, HCA Florida Englewood Hospital about 11 minutes, Downtown Wellen about 18 minutes, and Punta Gorda and Sarasota Bradenton airports about 54 and 58 minutes.
| From the Boca Royale entrance to | Road miles (estimate) | Minutes, free-flow (estimate) |
|---|---|---|
| Lemon Bay Park, 570 Bay Park Blvd | 1.9 | 5 |
| Dearborn Street, Englewood (Elsie Quirk Library) | 2.7 | 5 |
| HCA Florida Englewood Hospital, 700 Medical Blvd | 5.0 | 11 |
| Manasota Beach Park, 8570 Manasota Key Rd | 5.2 | 11 |
| Englewood Beach at Chadwick Park, 2100 N Beach Rd | 5.7 | 11 |
| Stump Pass Beach State Park | 6.6 | 15 |
| Venice Municipal Airport | 8.1 | 15 |
| Blind Pass Beach Park, 6725 Manasota Key Rd | 8.9 | 20 |
| Venice City Hall | 10.3 | 20 |
| Downtown Wellen Park | 10.4 | 18 |
| I-75 at Jacaranda Boulevard | 10.4 | 19 |
| CoolToday Park, 18800 S West Villages Pkwy | 11.8 | 22 |
| I-75 at River Road (Exit 191) | 12.0 to 12.3 | 22 |
| Sarasota Memorial Hospital-Venice, 2600 Laurel Rd E | 13.6 | 25 |
| Punta Gorda Airport (PGD) | 32.5 | 54 |
| Sarasota Bradenton International Airport (SRQ) | 38.9 | 58 |
| Southwest Florida International Airport (RSW) | 69.6 | 92 |
Data updated: November 2026 (OSRM routing engine on OpenStreetMap data, free-flow estimates computed November 14, 2026 from Boca Royale Boulevard at State Road 776; real drive times vary with traffic)
Sources: OSRM routing; OpenStreetMap Nominatim; HCA Florida Englewood Hospital, a "100-bed acute care hospital" with a 24/7 emergency room and a Primary Stroke Center; Sarasota Memorial Hospital-Venice, with 212 private patient suites. No agency publishes drive times from Boca Royale, so a listing should quote these as estimates, not facts, and peak-season traffic on State Road 776 and US 41 will be slower. From the center of Boca Royale, add about three minutes to the beach and hospital times. Manasota Key's roads changed after Hurricane Milton in 2024, when the key was closed to vehicles for a time, so check current county road status before featuring Blind Pass (NBC News, October 13, 2024).
Shopping is close in both directions. A new 54,964 square foot Publix opened on November 5, 2026 at Merchants Crossing, 1500 Placida Road (The Shelby Report, November 9, 2026), and Englewood's Dearborn Street district, about 5 minutes away, holds a Thursday farmers market from October through May (Visit Sarasota, Dearborn Street Englewood).
Wellen Park adds a fast-growing neighbor and a stronger name. It ranked No. 3 among the nation's top-selling master-planned communities at mid-year 2026, with 727 new-home sales in the first half, and Neal markets Boca Royale's new section as Boca Royale Golf and Country Club at Wellen Park.
Sources: Wellen Park news, August 7, 2026, which reports the 727 sales were up 37 percent year over year and that the plan calls for "22,500 homes at full buildout" with "more than 40 miles of trails and pathways"; Neal Communities, Boca Royale Golf and Country Club at Wellen Park. Downtown Wellen lists about 2.8 miles of paths along its lake, restaurants and shops and a welcome center at 12275 Mercado Drive (Wellen Park, Downtown Wellen), and Boca Royale joined the West Villages marketing group as its eighth neighborhood in 2019 (Sarasota Magazine, March 22, 2019).
A listing in an original Boca Royale unit should use the Wellen Park name with care. The West Villages Improvement District's FAQ says "Sarasota National, Grand Palm and Boca Royale are not part of the WVID," while it lists "Boca Royale at Wellen Park" among its neighborhoods (West Villages Improvement District, FAQs), and the county's planning layer places the 984 address points in the built plats in its Englewood planning area and Unit 20's 261 in West Villages (Sarasota County GIS, PlanningArea layer). "Near Wellen Park, with no WVID assessment" is accurate for an original-unit home and is a carrying-cost point in its favor. The drive is the other caveat: Downtown Wellen is about 4.4 miles away in a straight line but 10.4 road miles today, because no east-west road yet links Boca Royale to Preto Boulevard; Neal plans that connection for 2028 (Business Observer, October 27, 2026), and a listing should describe it as planned, without a post-connector drive time. School zones follow the same geography: the county layers place every Boca Royale address point in the Englewood Elementary, L.A. Ainger Middle and Wellen Park High zones, and Wellen Park High opened with the 2026-27 school year (Sarasota County GIS, High School Zone layer); zones change, so a listing should point buyers to Sarasota County Schools to confirm.
Three public road projects and one private connector touch Boca Royale's drive. River Road (State Road 777) was widened from two lanes to six between US 41 and I-75, a $61 million project completed in October 2026; Englewood Road is being resurfaced past the Boca Royale frontage into mid 2027.
Sources: FDOT news release, October 2, 2026, for the five-mile River Road widening with two 10-foot shared-use paths, which FDOT calls one of Florida's "most critical evacuation routes," and which Sarasota County's sheriff said "is going to make it available for hurricane evacuations and detours" (WGCU, October 2, 2026); SWFLRoads, FDOT project 451014-1, for the State Road 776 milling and resurfacing from the Charlotte County line to south of US 41, 8 miles and $15.4 million, mid 2026 to an estimated mid 2027, a stretch that includes the Boca Royale frontage.
The other two are future items. The Manasota Beach Road extension would run from about half a mile east of State Road 776 to the North Port city limits and link Englewood Road with River Road; the Englewood Review reported that the County Commission approved spending $15 million to hire developer Pat Neal to build it and that the project had reached the 90% design phase (Englewood Review). Whether construction had begun by November 14, 2026 was not confirmed. And Neal's Preto Boulevard connector is planned for 2028. For a seller, the River Road widening is a selling point today for anyone driving to I-75; the extension and the connector are facts to describe as planned, with their sources, without predicting their effect on any home's value.
The owner mailing addresses on the county roll show how far Boca Royale's market reaches: 178 of the 949 Boca Royale homes have an owner mailing address outside Florida. Michigan, Massachusetts, Ohio, Pennsylvania and Illinois lead, and Ontario, Canada appears too. A Boca Royale listing should be marketed to those places.
Sarasota County, Boca Royale homes on the 2026 roll by owner mailing state or province. Source: Sarasota County Property Appraiser bulk parcel file dated October 21, 2026 (sarasotapropertyappraiser.gov).
| Owner mailing address | Boca Royale homes |
|---|---|
| Florida | 766 |
| Michigan | 23 |
| Massachusetts | 17 |
| Ohio | 15 |
| Pennsylvania | 12 |
| Illinois | 12 |
| Indiana | 10 |
| New York | 10 |
| Minnesota | 9 |
| Colorado | 9 |
| Wisconsin | 8 |
| Ontario, Canada | 6 |
Data updated: November 2026 (Sarasota County Property Appraiser bulk parcel file dated October 21, 2026; owners outside Florida counted as 178 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 Midwest, the Northeast, Colorado and Ontario, and that 638 of the 949 Boca Royale homes carry a homestead exemption (Sarasota County Property Appraiser). For a seller, that is a marketing instruction: the listing, the photos, the floor plan and the virtual tour need to work for a buyer who first sees the home from out of state, and showings need to fit visits planned weeks ahead. It also says that nearly one Boca Royale home in five has an owner mailing address outside Florida, so for those homes we set up remote signing, key and gate access and the estoppel request early. The Main Gate line is (941) 270-4811 (Boca Royale Golf POA, Management Contacts).
A Boca Royale listing should leave out claims no source supports: "par 72," "waterfront" in the Gulf sense, "in Wellen Park" for an original-unit home, a staffed gate, club dues or initiation figures from third parties, and school assignments not checked with the district. Each invites a buyer objection or a correction later.
The record behind each point: the rebuilt course is par 71 per the club's scorecard and Neal's course release (Boca Royale, Course Details); 1,264 of 1,267 Boca Royale parcels are coded mainland, and the water inside the gate is lakes and creek channels (Sarasota County Property Appraiser; Sarasota County GIS, WaterBody layer); the original Boca Royale is not part of the WVID (West Villages Improvement District, FAQs); the club and association describe a private, gated community, but no document read says whether the gate is staffed or at what hours (Boca Royale Golf POA); and club initiation fees, dues and the association assessment are not published by any primary source, so they come from the estoppel certificate and the club in writing. The yard sign is a rule question too: the recorded declaration for the Neal-built units says "No sign of any kind shall be displayed in the Community" except as listed, and other signs need the Developer's approval as to size, design, location and content (Declaration 13.18, read from scanned recorded documents, Boca Royale Golf POA, Governing Documents). We confirm sign and open-house rules with the association before launch.
What a listing can say with confidence is concrete and still strong: a gated golf community on private streets, coded "PRIV" with a 30 mph limit on the county street layer (Sarasota County GIS, Street layer); an 18-hole par 71 course rebuilt and reopened in December 2024; a renovated Georgian clubhouse; six clay tennis and eight pickleball courts; a resort pool; about 11 minutes to Manasota Beach Park and the Englewood hospital by free-flow estimate; and a widened River Road to I-75. Accurate copy sells a Boca Royale home without giving a buyer's agent anything to correct.
Selling a Boca Royale home this season? We price it against the 68 recorded Boca Royale resales, those in your unit first, and Neal's current inventory, and we market it as far as the county's owner mailing record reaches. Start your free Boca Royale valuation. Call Jesse direct at (239) 898-6072.
A Boca Royale sale runs through the Boca Royale Golf Property Owners Association, managed by Castle Group, and a club that became non-equity and private on July 1, 2026. Buyers in Units 11 and later owe a Transfer Contribution, and the seller orders the estoppel certificate and gives the section 720.401 summary before the buyer signs.
Data updated: November 2026
The master association is Boca Royale Golf Property Owners Association, Inc., a Florida not-for-profit corporation filed November 18, 1974 (document 731131, active), with its principal address at 1 Golf View Drive in care of Castle Group (Florida Division of Corporations, Boca Royale Golf Property Owners Association). Castle Group's management office answers at 941-460-8020, the main gate at 941-270-4811, and after-hours calls go to Castle Resident Services at 800-337-5850, option 1 (Boca Royale Golf POA, Management Contacts). Our Boca Royale community guide covers the association's history and amenities; this section covers what the documents mean for a seller.
Boca Royale is not governed by one document. The homes in Boca Royale Units 11 and later sit under the Declaration of Covenants, Conditions, Easements, and Restrictions for Boca Royale (Excluding Units 1 to 10), recorded May 22, 2013 as Sarasota County Instrument 2013072034, and amended fifteen times through the Fifteenth Amendment, Instrument 2026103433, recorded July 30, 2026 (Boca Royale Golf POA, Governing Documents). Units 6 to 10 and the older Englewood Golf Course units each have their own recorded restrictions, and the Englewood Golf Villas around the clubhouse are condominium units with their own association. The first question we answer for any Boca Royale seller is therefore which set of documents your lot sits under.
One caution applies to everything quoted below. Most of the association's posted documents are scanned images, and the text we quote was read from those scans by machine text recognition, so small character errors are possible. Treat it as a guide to the recorded documents, confirm each point with Castle Group and the estoppel certificate, and ask your closing agent or a Florida real estate attorney how a rule applies to your sale. This is general information, not legal advice.
Boca Royale HOA dues are not published by the association, the club or the builder, so we do not print a figure. The exact assessment for your lot comes from Castle Group or from the estoppel certificate your closing agent orders, and it is the number a buyer's lender and the section 720.401 summary will both need.
What the association does publish is how assessments are billed. Its FAQ says "Payments are due on the 1st of every month and considered late on the 15th of the month" and also refers to "quarterly assessments for single-family homes" (Boca Royale Golf POA, FAQ). The amount varies by section, because villa sections and single-family sections carry different maintenance, and the older units sit under different restrictions. We have seen dues ranges quoted on third-party listing and directory sites; they are not association documents, they disagree with each other, and we do not use them. A buyer who reads one of those ranges online will ask you for the real number, so we request it from Castle Group the week we list.
Late payment changes the payoff at closing. Under Declaration Section 11.9, an assessment unpaid 15 days after it is due accrues interest "at the rate of 18 percent per annum" and "A delinquency charge equal to 10 percent of the Assessment," and under Article 12 the association may file a claim of lien after 30 days (Boca Royale Golf POA, Governing Documents, Instrument 2013072034). Florida law gives the association "a lien on each parcel to secure the payment of assessments" (Florida Statutes 720.3085). If your account is current, the estoppel says so, and the closing agent prorates the period you have paid against the closing date.
The Boca Royale Transfer Contribution is a charge on every transfer of a lot in Units 11 and later, added by the Fifteenth Amendment recorded July 30, 2026. It is paid "by or on behalf of the purchaser," and equals one year's Annual Assessment for the lot minus the Community Membership Assessment. No dollar figure is published; the estoppel certificate shows it.
The recorded text, as read from the scan: "Upon every transfer of record title to a Lot (including but not limited to the initial transfers from Developer to any Community Owner and all subsequent transfers from any Community Owner to a purchaser), for payment of other than nominal considerations, a contribution shall be made by or on behalf of the purchaser of the Community Lot to the Association in an amount equal to the then-current Annual Assessment established for the Community Lot, less the amount of the Community Membership Assessment" (Boca Royale Golf POA, Governing Documents, Fifteenth Amendment, Instrument 2026103433, PDF page 5). The board may revise the amount, but not above that ceiling. The money is spent "solely for regular Common Expenses," and the amendment adds that "Transfer Contributions are not advance payments of Annual Assessments" (same page).
| Charge at a Boca Royale closing | Amount | Who pays | Source |
|---|---|---|---|
| Transfer Contribution (Units 11 and later) | One year's Annual Assessment less the Community Membership Assessment; not published | Purchaser, by the recorded amendment | Fifteenth Amendment, Instrument 2026103433 |
| Estoppel certificate | Capped at $299 current, plus $119 if rushed, plus up to $179 if delinquent | Seller, by Sarasota custom | Florida DBPR; Barnes Walker customs table |
| Assessment for the current period | Prorated to the closing date | Split by the contract | Estoppel paid-through date |
| Community Membership Assessment | Billed by the association with the assessment; amount not published | Prorated with the assessment | Declaration 7.2 and 11.5 |
| Initial Assessment | Builder sales only, capped at the Annual Assessment for Base Expenses | Not charged on a resale | Declaration 11.13 |
Sources: Boca Royale Golf POA, Governing Documents; Florida DBPR, Estoppel Certificate Fees; Barnes Walker, Sarasota Manatee closing customs.
Three points matter for a seller. First, the contribution is new: any Boca Royale resale that closed before July 30, 2026 did not carry it, so a buyer comparing your net with a neighbor's 2025 sale is not comparing the same costs. Second, it reaches only the lots under the 2013 Declaration; the documents we read for the older Englewood Golf Course Units 1 to 4 (the October 30, 2024 amendment, Instrument 2024143994) address a shared "Staycation Pool," not a resale charge, and we did not find a similar contribution for Units 5 to 10 (Boca Royale Golf POA, Governing Documents). Third, the amendment's effective-date line and the heading of the contribution clause did not read cleanly from the scan, which is one more reason the estoppel, not this page, sets the number. Because it is a purchaser cost by the recorded document, paying it is a clean concession to offer a buyer who is weighing your home against Neal's new homes.
The Boca Royale estoppel certificate is the association's signed statement of what your account owes and which fees are due at closing. Florida Statutes 720.30851 requires it within 10 business days of a written or electronic request, with no fee allowed if it is late, and it stays valid for 30 days, or 35 if mailed.
The statutory form asks a direct question on line 6: "Is there a capital contribution fee, resale fee, transfer fee, or other fee due? (Yes) (No). If yes, specify the type and amount of the fee" (Florida Statutes 720.30851). For a lot in Units 11 and later, the Transfer Contribution belongs on that line, which is how a buyer and the closing agent learn its dollar amount. The same form asks whether the association's rules require board approval for the transfer.
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 HOA estoppel letter is customarily a seller cost; Barnes Walker's customs table notes "These are local customs, not state laws" (Barnes Walker, Sarasota Manatee closing customs).
Boca Royale's own estoppel request address and fee are not posted on the association pages we read, so the request goes through Castle Group at 941-460-8020 (Boca Royale Golf POA, Management Contacts). If you own an Englewood Golf Villas unit, you may need a second certificate from the condominium association, Englewood Golf Condominium Villas Association, Inc. (Florida Division of Corporations, Englewood Golf entity list). We ask the closing agent to order every certificate the day the contract is signed, so a 10-business-day turnaround never sets the closing date.
Boca Royale Golf and Country Club became a Non-Equity Private Country Club on July 1, 2026, so there is no club equity to sell, refund or transfer. Under the recorded Declaration, a Community Membership Agreement covers every lot until April 15, 2029; after that, club membership becomes a condition of owning a lot in Units 11 and later.
Neal Communities announced on June 26, 2026 that the club "will celebrate its transition to a Non-Equity Private Country Club on July 1 at 10 a.m." and would change "from a Semi-Private to a Private Country club facility for its members and invited guests" (Neal Communities, Boca Royale G&CC to transition to private club). The Declaration already said the same about equity: "A Club Membership does not create or convey any ownership interest ... A Club Membership is not an investment in the Country Club" (Declaration 7.9, Boca Royale Golf POA, Governing Documents).
| Club rule in the Boca Royale Declaration | What it says | What it means at a sale |
|---|---|---|
| Community Membership (7.2) | Agreement dated October 1, 2012; each owner may designate up to two users of the dining and social facilities of the Country Club (paraphrased); it "will expire on April 15, 2029, unless terminated earlier" | Your buyer inherits the Community Membership through the association |
| Community Membership Assessment (11.5) | Levied against each lot, apportioned equally | Billed with the assessment; amount not published |
| Food minimum (Fifteenth Amendment) | Charges "may include any minimum monetary amount for food expenditures" set by the club | Ask the club and the estoppel for the current figure |
| After the agreement ends (7.10) | Each owner and later buyer, "as a condition of such ownership, shall make a bona fide application for a Club Membership" | A post-2029 buyer applies to the club as part of buying |
| Deed rule (7.13) | A deed after the agreement ends "will be void unless there is also recorded in connection therewith a certificate executed by the Country Club Owner" | A post-2029 closing needs the club's recordable certificate |
| Default (7.11.B) | Liquidated damages of "the greater of (i) $10,500, or (ii) 7 times the annual dues" | Relevant to a member who defaults, not to a current account |
| Wellen Park Expansion | Agreement extended in ten-year steps "until April 15, 2049" for those lots only | Boca Royale East lots follow a longer schedule |
Source for every row: Boca Royale Golf POA, Governing Documents, Declaration Instrument 2013072034 and Fifteenth Amendment Instrument 2026103433, read from scanned copies.
Before April 15, 2029, or any earlier end of the Community Membership Agreement, a Boca Royale resale needs no club certificate to record the deed. After it, the closing agent will need one, and the buyer's club application becomes part of the timeline. Section 7.15 exempts some transfers, including gifts and inheritances where the new owner does not reside on the lot and foreclosing lenders. The club's initiation fees and dues are not published by the club or by Neal, so we do not print them; directory sites quote figures that predate the July 2026 change and conflict with each other. The club's lease of the course parcel runs to December 31, 2030 (Declaration 7.1), and the Declaration states that the club's ownership and operation "may change at any time" (7.4). Golf-course lots also carry the errant-ball license in Section 7.6. All of it belongs in the file you hand a buyer.
For lots under the 2013 Boca Royale Declaration, we found no sale approval and no right of first refusal: a text search of the recorded Declaration returned neither. The older Englewood Golf Course Units 1 to 4 once carried a 30-day right of first refusal, and their 2012 amendment deleted it.
The original Units 1 to 4 restrictions, Official Records Book 2127, page 1114, gave the subdivision association "the right of first refusal to purchase such lot" with "thirty (30) days within which to exercise" in Article IX; the May 2, 2012 amendment recites that rule and then states "Article IX of the Restrictions is deleted" (Boca Royale Golf POA, Governing Documents, Community Rules compilation, PDF pages 35, 58 and 61). The restrictions for Unit 5 and Units 6 to 10 were not searched in full for a surviving clause, and the Englewood Golf Villas condominium documents are not posted on the association's site, so for those homes we read the recorded restrictions before listing. Florida's estoppel form also asks whether the rules "require approval by the board of directors of the association for the transfer of the parcel" (Florida Statutes 720.30851), so the certificate answers the question for your lot in writing.
Approval of the buyer is one thing; access to the community is another. Boca Royale is gated, and Declaration Section 13.1 confirms that "an Owner and his agents may show his Lot and Lot Improvements for sale or lease" (Boca Royale Golf POA, Governing Documents). We arrange gate access for every showing in advance through the main gate line.
Boca Royale leasing under the 2013 Declaration requires a written lease of the entire lot, prior written association approval that is deemed given if not denied within 15 days, a minimum term of six consecutive months, and no more than two leases a year. An owner may also be asked to escrow up to $500.
The exact text of Section 13.32: "No portion of a Lot or Unit (other than an entire Lot and Unit) may be rented. All leases shall be in writing ... The leasing of Lots and Units shall also be subject to the prior written approval of the Association, which approval shall not be unreasonably withheld and which shall be deemed given if the Association does not deny approval within fifteen (15) days ... No Unit or Lot may be leased/rented for a term of less than six (6) consecutive months, nor more than twice per year," unless the Architectural Committee or the Developer approves otherwise (Boca Royale Golf POA, Governing Documents, Declaration PDF pages 40 to 41). Section 13.32.B lets the association require an escrow "of up to $500.00," with "an administrative charge not to exceed $50.00," returned "within sixty (60) days after the tenant vacates." The association's lease application and any lease fee were not posted on the pages we read.
For a seller, the six-month minimum sets the buyer pool. A Boca Royale home works for a seasonal or annual lease, not a weekly rental, and an investor buyer will price that in. We say so in the listing, so the rule is part of the offer, not a surprise in the inspection period. If your home is leased now, bring the lease and the association's approval; the buyer's lender and title agent will ask for both.
Boca Royale Units 6 to 10 and the Englewood Golf Course Units 1 to 5 each sit under their own recorded restrictions, listed as the "Original Declarations" in the 2013 Declaration. A seller there hands the buyer that unit's restrictions and amendments, and the 2026 Transfer Contribution was not found in them.
| Boca Royale section | Recorded restrictions |
|---|---|
| Englewood Golf Course Units 1, 2, 3 and 4 | Official Records Book 2127, page 1114 |
| Englewood Golf Course Unit 5 | Official Records Book 2192, page 1832 |
| Boca Royale Unit 6 Phase 1-A | Instrument 1999033045 |
| Boca Royale Unit 7 | Instrument 2000095272 |
| Boca Royale Unit 8 | Instrument 2002129651 |
| Boca Royale Unit 9 | Instrument 2005165248 |
| Boca Royale Unit 10 | Instrument 2003078735 |
| Units 11 and later | Declaration, Instrument 2013072034, as amended |
Source: Declaration Section 1.79, Boca Royale Golf POA, Governing Documents. The original developer, "Boca Royale Golf, Inc., a Florida corporation, formerly known as Englewood Golf, Inc." (Section 1.80), assigned its deed-restriction rights to Resource Conservation of Sarasota, LLC by Instrument 2022179482, recorded November 18, 2022 (same source).
The older units were brought into the club model in 2012. The May 2, 2012 amendment for Englewood Golf Course Units 1 to 4 added a Community Membership Assessment and a Country Club article, recited that "Membership in the Country Club has previously been voluntary," and made the restrictions renew automatically for 10-year periods after January 1, 2030 unless a majority of owners and mortgagees record a termination (Community Rules compilation, PDF pages 58 to 62, same source). Unit 10 also has a sub-association, Boca Royale Golf Property Owners Maintenance Association, Inc. Unit 10 (Sunbiz N03000001930, active), and amendments recorded in October and November 2024 designate the Staycation Pool in Tract 604 of Unit 13 "for the use of the Owners of all Lots" (same source).
Englewood Golf Villas owners have one more document. A May 13, 2025 memorandum from association counsel analyzes the December 11, 1989 settlement agreement in Sarasota Case No. 86-2209-CA-01, which provides that "All owners of property in the Boca Royal community have use of Golf View Drive" and that the condominium association "owns the recreation area on which the swimming pool is located" (Boca Royale Golf POA, Governing Documents, "2025.05.13 Memorandum"). A Villas seller should put the settlement agreement and the memo in the buyer's document package.
Before the buyer signs. Florida Statutes 720.401 requires a Boca Royale seller on a resale to give the buyer the homeowners' association disclosure summary "before executing the contract for sale," never at closing. If it 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 | If the summary was not provided before signing, the contract is voidable by the buyer by written notice |
| 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. Item 1 of the form reads "AS A PURCHASER OF PROPERTY IN THIS COMMUNITY, YOU WILL BE OBLIGATED TO BE A MEMBER OF A HOMEOWNERS' ASSOCIATION." Three items carry Boca Royale-specific fill-ins:
Item 7, the notice that the developer may be able to amend the covenants without owner approval, is live in Boca Royale: Resource Conservation of Sarasota, LLC made the Fifteenth Amendment "pursuant to the rights of Developer reserved in Articles 25 and 26 of the Declaration" (Boca Royale Golf POA, Governing Documents, Instrument 2026103433).
The fork in the statute: the summary is a homeowners' association document, and Boca Royale has both regimes. The single-family homes and villas in the Boca Royale plats sit under the chapter 720 master association, while the Englewood Golf Villas are condominium units with their own association, Englewood Golf Condominium Villas Association, Inc., filed in 1972 (Florida Division of Corporations, Englewood Golf entity list). If you are selling a Villas unit, your closing agent or a Florida real estate attorney decides which disclosure regime applies to your sale; this is general information, not legal advice.
The covenant half: the statute names who owes the summary, and the recorded Fifteenth Amendment names who owes the transfer charge. Read together, the split is documented: the Boca Royale seller owes the disclosure summary before signing, and the purchaser owes the Transfer Contribution at closing, "by or on behalf of the purchaser" (Instrument 2026103433, PDF page 5). The dollar amount waits for the estoppel; the structure does not. We attach the signed summary to the offer package on any Boca Royale listing we take, so a contract is never voidable over paperwork.
Thinking about selling? Request a free Boca Royale home valuation and we will put the assessment, the Transfer Contribution and the estoppel timeline on your net sheet before you list. Call Jesse direct at (239) 898-6072.
A Boca Royale seller must disclose known facts that materially affect value and that a buyer cannot readily see, under Johnson v. Davis; give the flood disclosure under section 689.302 at or before signing; deliver the property tax summary under section 689.261; give the radon notice; supply the HOA summary under 720.401; and, for a pre-1978 home, the federal lead-paint disclosure.
This is general information, not legal advice; your closing agent or a Florida real estate attorney decides which duties apply to your sale. Boca Royale's housing spans five decades. The homes in the Boca Royale plats were built from 1999 onward, most from 2013 to 2025, while the older Englewood Golf Course and Englewood Golf Villas plats next door hold homes built from 1972 to 2018, with a median year built of 1987 (Sarasota County Property Appraiser, bulk data). That range decides which items apply: a 2023 home in Unit 16 and a 1970s villa near the clubhouse do not carry the same disclosure file.
Under Johnson v. Davis (Fla. 1985), a Boca Royale 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 recent Neal home is covered.
The court's words: "we hold that 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. This duty is equally applicable to all forms of real property, new and used" (Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)).
In Boca Royale, facts that can meet the test include:
A buyer who learns one of these from you treats it as a known fact priced into the offer. A buyer who learns it after closing treats it as a grievance. Most sellers also complete the Florida Realtors Seller's Property Disclosure form; completing it accurately is the cleanest way to meet the duty, though the duty exists with or without the form.
Florida Statutes 689.302 requires a Boca Royale 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 from any source.
The three questions on the statutory form, exactly (Florida Statutes 689.302):
The form opens with "Flood Insurance: Homeowners' insurance policies do not include coverage for damage resulting from floods. Buyer is encouraged to discuss the need to purchase separate flood insurance coverage with Buyer's insurance agent." It defines flooding as inundation caused by "The overflow of inland or tidal waters," "The unusual and rapid accumulation of runoff or surface waters from any established water source, such as a river, stream, or drainage ditch," or "Sustained periods of standing water resulting from rainfall." The 2025 amendment, chapter 2025-166, "added seller's 'knowledge of any flooding that damaged the property during the ownership of the property,' not just that which required an insurance claim" and "removed the requirement that remediation assistance be from a federal source" (Florida Realtors, Florida expands flood disclosures; Laws of Florida ch. 2025-166).
In Boca Royale, the answer is lot by lot. A systematic sample of 249 original Boca Royale parcels found 36 (14.5%) with at least part of the parcel in Zone AE and the rest in Zone X, with no floodway or VE zone; most AE parcels also carry an X row, so the AE strip is often the lake edge or rear yard rather than the house pad (Sarasota County Property Appraiser, parcel 0484060016 and sample). The form reaches your ownership period only, and for owners since 2022 that period covers Ian, Helene and Milton. Answer from your own records, and attach your flood zone, any letter of map change and any elevation certificate. A documented "no" reads better than a blank.
Section 689.261 requires that a Boca Royale buyer receive a property tax disclosure summary at or before signing, warning not to rely on the seller's current taxes because a sale triggers reassessment. Unless the contract includes it, the seller provides it. In Boca Royale, where long-held homes carry large Save Our Homes gaps, the warning is 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. IF YOU HAVE ANY QUESTIONS CONCERNING VALUATION, CONTACT THE COUNTY PROPERTY APPRAISER'S OFFICE FOR INFORMATION." Subsection (2) adds: "Unless included in the contract, the disclosure summary must be provided by the seller" (Florida Statutes 689.261).
A Boca Royale example shows why. A homesteaded Unit 8 parcel carried a 2026 market value of $1,339,400 and an assessed value of $762,996 under Save Our Homes (Sarasota County Property Appraiser, TRIM 0484100006). Its buyer will be assessed at just value the January 1 after purchase (Florida Statutes 193.155), so the seller's bill tells that buyer almost nothing. 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.
Florida Statutes 404.056(5) requires a radon notice on at least one document signed at or before the contract for any building, Boca Royale homes and villas 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: "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 Boca Royale home and know the result, that result is a known fact and the Johnson v. Davis duty applies to it. If you never tested, the notice is all the statute requires; the buyer may test during the inspection period.
Only to a Boca Royale home built before 1978. Every home in the Boca Royale plats dates from 1999 or later, so the federal rule does not reach them, but the older Englewood Golf Course and Englewood Golf Villas plats hold homes built from 1972, and a pre-1978 home there needs the full EPA disclosure.
For housing built before 1978, the seller must give the pamphlet "Protect Your Family From Lead In Your Home," disclose known lead-based paint and hazards, "Provide all available records and reports on the presence of lead-based paint," "Provide homebuyers a 10-day period to conduct a paint inspection or risk assessment," and keep the signed disclosure "for three years after the sale is completed"; the rule exempts "Housing built after 1977" (EPA, Real Estate Disclosure).
How it maps to Boca Royale: the first Boca Royale-named plat, Unit 6 Phase 1-A, carries 1999 restrictions (Instrument 1999033045), and its earliest homes on the roll were built in 1999 (Sarasota County Property Appraiser, bulk data). The older plats are different: the Englewood Golf Course Unit 1 plat carries a dedication dated November 7, 1973 (Sarasota Clerk, Englewood Golf Course Unit 1 plat), the Villas condominium association was filed in 1972, and homes in those plats were built from 1972 to 2018 (same county file). Year built is a parcel fact, so we read yours on the property appraiser's record before listing and attach the lead disclosure if it is 1977 or earlier.
A Boca Royale East lot sits in the West Villages Improvement District, which can levy taxes and assessments; the original Boca Royale does not, by the district's own FAQ. Separately, the 2013 Declaration names a Boca Royale Community Development District whose current status we could not verify, so a title search should confirm it.
West Villages Improvement District (Boca Royale East only). The Fifteenth Amendment's Article 28 states: "All land within the Wellen Park Expansion is located within and under the jurisdiction of the District," and records the notice "THE WEST VILLAGES IMPROVEMENT DISTRICT MAY IMPOSE AND LEVY TAXES OR ASSESSMENTS, OR BOTH TAXES AND ASSESSMENTS, ON THIS PROPERTY" (Boca Royale Golf POA, Governing Documents, Instrument 2026103433). The Wellen Park Expansion begins with Boca Royale East Unit 20, the plat Neal markets as Boca Royale at Wellen Park. The district's FAQ says "Sarasota National, Grand Palm and Boca Royale are not part of the WVID" while listing "Boca Royale at Wellen Park" among its neighborhoods (West Villages Improvement District, FAQs). For a seller in Units 6 to 18, the absence of a WVID line is a cost point to state plainly.
The 2013 Boca Royale Community Development District (status unverified). The 2013 Declaration defines "District" as "Boca Royale Community Development District, which is a special district established pursuant to Chapter 190, Florida Statutes," and states "The Expanded Community is situated within the boundaries of the District" (Sections 1.50 and 3.1, same source). Legal notices in 2013 described a district of about 481.194 acres east of Englewood Road (Business Observer legal notice 13-00195S) and proposed Series 2013 bonds of $3,330,000 par on Boca Royale Unit 11, Phase 1 (34 lots and 48 villas), repaid over 30 years and "collected on the Sarasota County tax roll" (Business Observer legal notice 13-01691S). The 2026 tax notice for a Unit 11 Phase 1 parcel shows no CDD line (Sarasota County Property Appraiser, TRIM 0494030054), and the state's official special-district list could not be read when we checked. Whether the bonds were prepaid, the district dissolved or assessments are billed elsewhere is unverified. A Unit 11 Phase 1 seller in particular should ask the title agent to run a special-district payoff search before listing.
The statutory CDD notice in section 190.048 applies to "each contract for the initial sale of a parcel of real property" within a district, which is a builder-sale requirement (Florida Statutes 190.048). On a resale, the special-district item of the section 720.401 summary and the Johnson v. Davis duty still apply.
A complete Boca Royale disclosure file holds the signed 720.401 summary, the flood disclosure, the property tax summary, the governing documents for your unit, any lead-paint disclosure, the sinkhole-claim statement if one was paid, Architectural Committee approvals, finaled county permits, the wind mitigation form and your flood documents.
Florida adds one more item: "The seller of real property upon which a sinkhole claim has been made by the seller and paid by the insurer" must disclose "before the closing, that a claim has been paid" and "whether or not the full amount of the proceeds was used to repair the sinkhole damage" (Florida Statutes 627.7073). No Florida Geological Survey subsidence report sits inside Boca Royale; the nearest is about 2.8 miles away, from 1985, with its sinkhole status unverified (FDEP, FGS Subsidence Incident Reports). That is context, not a guarantee about your lot.
The governing documents differ by section: the 2013 Declaration and amendments through Instrument 2026103433 for Units 11 and later, the Original Declaration for Units 6 to 10 and the Englewood Golf Course units, plus the Community Rules compilation updated June 17, 2025 and the Design Criteria Manual for Units 11 to 17 dated June 12, 2025 (Boca Royale Golf POA, Governing Documents). Villas sellers add the condominium documents and the 1989 settlement agreement. 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 Boca Royale buyer will ask which FEMA zone the lot is in, whether a letter of map change applies, what the home did in Ian, Helene and Milton, and what wind and flood coverage will cost. Most built Boca Royale homes are Zone X; the AE lots cluster at golf-course and lake edges in Units 15, 17 and 18.
Data updated: November 2026
The answers are lot by lot, and the lot is what a lender and an insurer look up. Boca Royale's maps are the countywide FEMA flood maps effective March 27, 2024, on panels 12115C0451G and 12115C0363G, and we found no newer FEMA revision for Sarasota County in 2025 or 2026 (Sarasota County GIS, FEMA FIRM Panel layer). If your survey or closing paperwork predates March 27, 2024, read the zone again before you list. Our Boca Royale 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, Boca Royale's 1,245 address points split 376 in unshaded Zone X, 734 in shaded Zone X and 135 in Zone AE, and 82 of those AE points are in Boca Royale East Unit 20, which had no homes yet. Units 6 to 10 sit entirely in unshaded Zone X.
| Boca Royale unit | Address points | Zone X unshaded | Zone X shaded (0.2%) | Zone AE |
|---|---|---|---|---|
| Unit 6 Phase 1-A | 20 | 20 | 0 | 0 |
| Unit 7 | 30 | 30 | 0 | 0 |
| Unit 8 | 29 | 29 | 0 | 0 |
| Unit 9 | 19 | 19 | 0 | 0 |
| Unit 10 | 29 | 29 | 0 | 0 |
| Unit 11 Phase 1 | 83 | 0 | 80 | 3 |
| Unit 11 Phases 2 and 3 | 106 | 10 | 96 | 0 |
| Unit 12 Phase 1 | 33 | 0 | 33 | 0 |
| Unit 12 Phase 2 | 110 | 26 | 84 | 0 |
| Unit 13 | 118 | 8 | 110 | 0 |
| Unit 14 Phase 1 | 111 | 16 | 94 | 1 |
| Unit 14 Phase 2 | 84 | 3 | 77 | 4 |
| Unit 15 | 40 | 10 | 24 | 6 |
| Unit 16 | 128 | 110 | 18 | 0 |
| Unit 17 | 27 | 1 | 0 | 26 |
| Unit 18 | 17 | 2 | 2 | 13 |
| Boca Royale East Unit 20 (no homes yet) | 261 | 63 | 116 | 82 |
Source: Sarasota County GIS, FEMA Flood Zone layer, effective 3/27/2024, cross-checked against FEMA's National Flood Hazard Layer on a 10-point sample, 10 of 10 matching. Where a static base flood elevation is mapped at a Boca Royale AE point, it runs from 9.6 to 12.8 feet NAVD88.
Address points are not house footprints. On the property appraiser's parcel flood tables, a 249-parcel sample found 27 of 239 sampled home parcels (11.3%) touching AE, usually alongside an X row, with AE base flood elevations of 10.9 to 14.7 feet (Sarasota County Property Appraiser, parcel 0483150782 and sample). The older Englewood Golf Course and Villas plats next to the clubhouse are mostly unshaded X, with 147 of 202 address points outside any mapped flood area and 55 in the 0.2% area (Sarasota County GIS, AddressPoint layer). The county also runs its own flood model, separate from FEMA's, used in county permitting: 272 Boca Royale address points fall in its 100-year community flood zone (Sarasota County GIS, Community Flood Zone layer). A buyer's inspector or contractor may raise that layer, so we have the answer ready.
A letter of map change can take a Boca Royale lot or structure out of the Special Flood Hazard Area even when a map tool still shows AE. Twelve such letters, granted from August 7, 2024 to April 9, 2026, sit inside the Boca Royale plats, so a seller who holds one should put it in the listing file.
The twelve are 10 Letters of Map Amendment and 2 Letters of Map Revision based on Fill, for example 24-04-4897A (a LOMA dated August 7, 2024), 25-04-6873A (a LOMR-F dated November 24, 2025) and 26-04-2802A (a LOMA dated April 9, 2026) (Sarasota County GIS, Letter of Map Change layer). Each removes a specific lot or structure from the mapped flood area, which can change whether the buyer's lender requires flood insurance.
Elevation certificates are the other half. The county's elevation certificate layer holds final certificates mainly for new Boca Royale homes built in AE areas since 2024, in the Unit 17 and Unit 18 areas, plus one 2020 certificate in Unit 10 (Sarasota County GIS, FEMA Elevation Certificate layer). Most Zone X Boca Royale homes have no certificate on file with the county. If yours came with one at your builder closing, find it; if your lot touches AE and you have none, a licensed surveyor can prepare one before you list. The plats from Unit 14 Phase 1 onward state elevations on NAVD 88 from county benchmark "H 734," which helps the surveyor (Sarasota Clerk, Unit 14 Phase 1 plat).
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 flood 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 cost a Boca Royale 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. Florida requires insurers to credit wind-resistant construction, and 937 of 949 Boca Royale homes were built under the statewide building code in effect since 2002.
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). The form scores the building code, roof covering, roof deck attachment, roof-to-wall attachment, roof geometry, secondary water resistance and opening protection, and is "valid for up to five (5) years provided no material changes have been made to the structure" (FDEM copy of OIR-B1-1802). Citizens announced a revised Rev. 04/26 form for inspections on or after April 1, 2026, and said it would keep accepting the prior form if completed within five years before that date with no structural change (Citizens Property Insurance, mitigation form changes).
Boca Royale homes score well on several items. Every Boca Royale address sits in Sarasota County's 160 mph design wind zone for houses (Sarasota County GIS, Wind Load Category layer); 937 of 949 improved Boca Royale parcels were built in 2002 or later (Sarasota County Property Appraiser, bulk data); the Design Criteria Manual for Units 11 to 17 requires flat concrete, barrel or "S" tile and states "Asphalt shingles will not be allowed"; and since May 30, 2024 the association has approved aluminum accordion and roll-down permanent hurricane shutters (Boca Royale Golf POA, Governing Documents). Hip roof geometry, roof-to-wall clips or straps, secondary water resistance and impact openings are what move the credit, so a current report matters more than the carrier you happen to have.
Four insurance facts shape a 2027 Boca Royale sale:
Unincorporated Sarasota County, community 125144, is Community Rating System Class 5, worth a 25% discount on NFIP policies, including those outside the flood zone (FEMA CRS Eligible Communities, October 1, 2026). FEMA notes that policyholders can keep their discount by "assigning their flood insurance policy when their property changes ownership," and that statutory limits keep most NFIP rates from rising more than 18% a year (FEMA, Risk Rating 2.0). If you carry an NFIP policy still on that glide path, offering to assign it can hand your buyer a lower premium than a new quote; bring the declarations page. Average NFIP and homeowners premiums for Boca Royale or ZIP 34223 are not published anywhere we found, and we do not estimate them.
No news, club, association or county report we found describes damage or flooding inside Boca Royale from Ian, Helene or Milton. Boca Royale sits on the mainland east of Englewood Road; every built unit except part of Unit 15 is in evacuation Level C, and Milton's orders covered Levels A, B and C.
| Storm | What the public record shows near Boca Royale | Source |
|---|---|---|
| Ian, September 28, 2022 | NHC: "The majority of the sensors placed in Port Charlotte and Englewood ... remained dry and did not measure storm surge due to offshore winds"; rainfall across the Lemon Bay watershed ran from 14.01 to 21.8 inches over September 27 to 29; the county ordered Zones A and B out | NHC Ian report; Sarasota County, Lemon Bay Model Update Report; Your Observer, September 28, 2022 |
| Helene, September 2024 | NHC: surge of "4 to 6 ft AGL occurred from Venice to south of Englewood," damaging "numerous structures in Sarasota County's coastal areas" | NHC Helene report |
| Milton, October 9 to 10, 2024 | NHC: surge of "6 to 9 ft above ground level (AGL) occurred from Venice southward to Boca Grande, with an isolated peak of up to 10 ft AGL estimated near Manasota Key"; orders covered Levels A, B and C | NHC Milton report; Sarasota Magazine, Milton evacuation orders |
Evacuation levels come from the county layer: 1,117 Boca Royale address points in Level C, 104 in Level B and 24 in Level A; every built unit is entirely Level C except Unit 15, which has 23 points in C and 17 in B, and the Level A points are all in unbuilt Unit 20 (Sarasota County GIS, Storm Evacuation Zone layer). The golf course was being rebuilt from April 2023 and reopened to members on December 23, 2024, so it was under construction through Helene and Milton (Neal Communities, newly renovated Boca Royale golf course). Since then, FDOT has finished the $61 million River Road widening from two lanes to six between US 41 and I-75, which it calls one of Florida's "most critical evacuation routes" (FDOT news release, October 2, 2026).
The absence of a public report is not a statement 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. We say "no public report found," never "no damage," and we let your documents answer the rest.
When you sell a Boca Royale home, your homestead exemption and Save Our Homes cap end with your ownership, and the buyer's assessment 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 with your homestead application by March 1.
Data updated: November 2026
Original Boca Royale parcels sit in unincorporated Sarasota County, with no city millage and no CDD or WVID line on the tax notices we read. 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; Sarasota County Tax Collector, 2026 millage). Of the 949 Boca Royale parcels with a home on the October 21, 2026 county file, 638 carry a homestead exemption (Sarasota County Property Appraiser, bulk data), so most sellers here have a homestead to give up and a benefit that may move with them. This is general information, not tax advice.
Both end when you sell your Boca Royale home. Save Our Homes caps the yearly rise in a homestead's assessed value at 3 percent or the change in CPI, whichever is lower, until a change of ownership; the buyer's assessment then resets to just value. In older Boca Royale units, that gap can be large.
The cap is in Florida Statutes 193.155: the change "shall not exceed the lower of the following: (a) Three percent of the assessed value of the property for the prior year; or (b) The percentage change in the Consumer Price Index," and after a sale the home "shall be assessed at just value as of January 1 of the year following a change of ownership." The Sarasota County Property Appraiser publishes the cap by year: 2.7% for 2026, 2.9% for 2025, 3.0% for 2022 to 2024, 1.4% for 2021 and 2.3% for 2020 (Sarasota County Property Appraiser, Save Our Homes).
Two Boca Royale tax notices show the range. A homesteaded Unit 10 parcel carried a 2026 market value of $529,700 and an assessed value of $445,975, a difference of $83,725; a homesteaded Unit 8 parcel carried $1,339,400 and $762,996, a difference of $576,404 (our arithmetic; TRIM 0483020004; TRIM 0484100006). An owner who bought a 2005 home in Unit 8 has had two decades of capped years; an owner who closed on a Neal home in Unit 14 Phase 2 in 2024 has had two. Your own TRIM notice shows both numbers, and the difference is your Save Our Homes benefit.
Portability lets a Boca Royale seller move the Save Our Homes difference, up to $500,000, to a new Florida homestead established by January 1 of any of the 3 years after the Boca Royale exemption was last held. You file Form DR-501T with the DR-501 homestead application in the new county 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," and when moving up in value the benefit is the lesser of $500,000 or the prior homestead's just value minus its assessed value (Florida Statutes 193.155(8)). The Sarasota County Property Appraiser describes it as letting homesteaded owners "transfer some, or all, of their Save Our Homes benefits" (Sarasota County Property Appraiser, Save Our Homes), and "March 1 of each year is the last day to submit a timely filed homestead exemption application" (Sarasota County Property Appraiser, Homestead Overview). The transfer form is DR-501T, filed with DR-501 (Florida DOR, PT-112).
The Unit 8 example above shows the ceiling at work: a $576,404 difference exceeds the $500,000 cap, so that owner could move at most $500,000. A move to a less expensive home uses a proportional formula under the same statute. Leaving Florida ends the benefit, because portability moves only to another Florida homestead. The property appraiser in the county of your new home, not this page, is the authority on your number.
Your Boca Royale buyer's bill starts from just value, not your capped assessed value. At the $470,900 median just value of improved Boca Royale parcels, the 2026 ad valorem tax is about $5,324.37 without homestead and $4,899.67 with it, plus $688.66 to $832.71 in fire, solid waste and stormwater charges.
| Line on a Boca Royale tax bill | Amount | Source |
|---|---|---|
| Millage, unincorporated Sarasota County | 11.4737 (2025); 11.3068 (2026) | Tax Collector millage tables |
| Ad valorem at $470,900 just value, 2026, no homestead | $5,324.37 | Arithmetic on the 2026 rate |
| Ad valorem at $470,900 just value, 2026, with homestead | $4,899.67 | Arithmetic on the 2026 rate |
| Ad valorem at $600,000, 2026, no homestead | $6,784.08 | Our arithmetic, illustration only |
| Englewood Area Fire Control District | $290.78 per residence, 2026 to 2027 | Fire district schedule |
| Solid Waste | $263.96 per improved home | 2026 TRIM notices |
| Stormwater | $133.92 (Unit 16 villa) to $277.97 (large Unit 8 home) | 2026 TRIM notices |
| CDD or WVID line, original Boca Royale | None on the notices read | 2026 TRIM notices |
Sources: Sarasota County Tax Collector, 2026 millage; Englewood Area Fire Control District, Assessments; TRIM 0484080004; TRIM 0494010010; TRIM 0484100006. The $470,900 figure is the median just value on the Sarasota County Property Appraiser bulk file dated October 21, 2026; the $600,000 line uses this page's resale median and assumes the county sets just value near the price, which it usually does not. Neither is a quote for your home.
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." A Boca Royale East buyer adds a West Villages Improvement District line, whose per-lot amount we could not find published. Amendment 3 adds a 2027 wrinkle: FOX 13 reported on November 3, 2026 that voters approved it, raising the non-school homestead exemption to $150,000 on January 1, 2027 and $250,000 on January 1, 2028, and lowering the non-homestead cap from 10% to 5% (FOX 13, Florida Amendment 3). Implementing details were 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 own advice stands: do "not presume that the taxes and the exemptions, caps and discounts of the previous owner will carry over" (Sarasota County Property Appraiser, Estimating Taxes).
Sarasota County taxes run on the calendar year and are paid in arrears, so at a Boca Royale 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 closing agent usually prorates on the prior year's bill at the 4 percent discount.
The Tax Collector: "Tax bills are sent to the owner and address of record by November 1st each year," with a "4% discount if paid in November," 3% in December, 2% in January and 1% in February; "The gross amount is due by March 31st," and "Unpaid taxes become delinquent on April 1st of the following year." On sales, "taxes are usually prorated on the closing statement and credit is given by the seller for the time during the year that you were not the owner" (Sarasota County Tax Collector, Property Tax). The custom is proration "Through day before closing (arrears)" (Barnes Walker, Sarasota Manatee closing customs). For a November or December 2026 closing, the 2026 bill is already out, so the closing agent prorates the actual bill.
An illustration, arithmetic only, for a June 30 closing (the seller owns January 1 through June 29, 180 days) on example bills for a $470,900 Boca Royale home:
| Example annual bill | Gross | Seller's 180/365 share | At the 4% discount |
|---|---|---|---|
| Non-homestead, lowest stormwater | $6,091.63 | $3,004.09 | $2,883.93 |
| Non-homestead, highest stormwater | $6,235.68 | $3,075.13 | $2,952.12 |
| Homestead, lowest stormwater | $5,666.43 | $2,794.40 | $2,682.63 |
The example bills come from the 2025 rate applied to the median just value on the Sarasota County Property Appraiser bulk file with the non-ad valorem lines above; your title agent's figure governs. The association assessment is prorated the same way, using the paid-through date on the estoppel certificate. If you pay taxes on the county's installment plan, tell the closing agent early, because the installments already paid change the credit.
Usually not on a long-held main home: if you owned and lived in your Boca Royale home at least 24 months of the 5 years before closing, you may exclude up to $250,000 of gain, or $500,000 filing jointly. Short holds, rentals and foreign-seller status change the answer, so bring your records to a tax adviser.
This is general information, not tax advice; bring your closing statements and improvement records to your CPA or tax attorney before you list. The Boca Royale record shows a wide spread of holding periods. Of the 33 resales in the 12 months to October 14, 2026 that followed a recorded purchase from the builder, the median holding period was 64.7 months, from 12.9 months at the shortest to 135.3 at the longest (Sarasota County Property Appraiser, bulk data, file dated October 21, 2026). Four of those 33 were resold within 24 months of the builder closing (our arithmetic from the same file), and those are the sellers for whom the two-year rule decides the tax.
To exclude gain on a Boca Royale home, the IRS requires that you owned it and used it as your main home for at least 24 months of the 5 years before the sale, and that you have not used the exclusion in the prior 2 years. The exclusion is up to $250,000, or $500,000 on a joint return.
IRS Topic 701: you may "exclude up to $250,000 of that gain from your income" or "up to $500,000 of that gain if you file a joint return with your spouse," and "you must meet both the ownership test and the use test," with ownership met if "you or your spouse owned the home for at least 24 months (2 years)" in the 5 years before the sale (IRS Topic 701, Sale of your home). Publication 523 adds: "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 the builder, not at contract signing, so a Neal home contracted in 2023 and closed in 2024 counts from 2024. Topic 701 also says "you must report the sale of the home even if the gain from the sale is excludable" when you receive Form 1099-S, which the closing agent issues. A long-held Boca Royale home can exceed the exclusion: in the window, homes in Unit 8 that last traded in 2005 and 2003 resold at $875,000 and $1,500,000 (Sarasota County Property Appraiser, bulk data). Prior prices and today's prices are not gain by themselves, because basis includes improvements and costs, but a seller in that position should run the numbers with an adviser before setting a list price.
A Boca Royale 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. The reduced exclusion is a fraction of the $250,000 or $500,000 limit, set by how much of the period you met.
Publication 523 names the three qualifying reasons, "a change in workplace location, a health issue, or an unforeseeable event," each with its own tests (IRS Publication 523). Whether your facts fit is a question for your adviser.
The Boca Royale record shows why the question comes up even in a community where most resales have sold above the builder price. Of the four window resales within 24 months of a builder purchase, one sold above the price paid to the builder and three below: a Unit 16 home bought in April 2025 at $390,300 and resold in August 2026 at $414,000, and three Unit 14 Phase 2 homes resold 13 to 20 months after builder closings at prices below what was paid (our arithmetic from the Sarasota County Property Appraiser bulk file). A builder price includes options, lot premiums and often a pool chosen at contract, so a resale below it does not mean an owner lost money, and it does not by itself settle any tax question. Your CPA works it out from your closing statements; we supply the recorded prices.
If you leased your Boca Royale home before selling, the rental years can reduce or complicate the exclusion, and depreciation you claimed while it was rented is treated differently from ordinary gain. Boca Royale's six-month minimum lease means most rented homes here were on seasonal or annual leases, which leave a clear paper trail.
Publication 523 covers the rules for homes used partly as rentals, including depreciation and periods of nonqualified use (IRS Publication 523). Under Declaration Section 13.32, a Boca Royale lot may not be leased for less than six consecutive months or more than twice a year without approval, and each lease needs the association's written approval (Boca Royale Golf POA, Governing Documents). Bring your lease history, the association approvals and your prior returns to your adviser before you set a list price, because the tax result can change the net figure you need from the sale.
If a Boca Royale 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 qualified Boca Royale sale in the latest 12 months was above the $300,000 exception.
The IRS: "The rate of withholding generally is 15%," and "In most cases, the buyer (transferee) is the withholding agent" (IRS, FIRPTA Withholding). No withholding applies when "The buyer (transferee) acquires the property for use as a residence and the amount realized (sales price) is not more than $300,000" (IRS, Exceptions from FIRPTA Withholding); the 10% rate for a residence up to $1,000,000 is in 26 U.S.C. 1445. The lowest qualified Boca Royale sale in the window was $325,000 (Sarasota County Property Appraiser, bulk data). At the $600,000 resale median, 10% is $60,000 and 15% is $90,000 held back at closing (our arithmetic). That is withholding against tax, not a fee.
The owner roll shows why this comes up. Of 949 Boca Royale homes on the October 21, 2026 file, 178 have an owner mailing address outside Florida, and 6 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 on Form 8288. Start that conversation with your tax adviser and the closing agent the week you list, not the week you close.
Prepare a Boca Royale home by its age and type. A 1999 to 2008 custom home in Units 6 to 10 needs its roof date, re-roof permit and insurance paperwork first; a 2013 to 2025 Neal home needs its warranty records, finaled permits and Architectural Committee approvals. Every home needs a current wind mitigation form.
Boca Royale is two housing stocks behind one gate, plus an older third next to the clubhouse. The preparation list follows the stock, because the buyer's inspector, insurer and appraiser ask different questions of a 2005 custom home on a large lot than of a 2023 villa.
| Boca Royale section | Years built on the roll | Median living area | Window resale median |
|---|---|---|---|
| Unit 6 Phase 1-A | 1999 to 2012 (most 1999 to 2006) | 2,957 sf | $1,100,000 (1 sale) |
| Unit 7 | 2001 to 2022 (most 2001 to 2006) | 3,370 sf | $1,087,500 (2) |
| Unit 8 | 2003 to 2025 (most 2003 to 2008) | 3,403 sf | $1,500,000 (3) |
| Unit 9 | 2006 to 2023 | 3,388 sf | $1,400,000 (2) |
| Unit 10 | 2003 to 2020 (27 of 29 built 2003 to 2007) | 2,720 sf | $920,000 (1) |
| Units 11 to 13 | 2013 to 2021 | 1,532 to 2,563 sf by plat | $355,000 to $850,000 by plat |
| Units 14 to 18 | 2019 to 2025 | 1,845 to 3,035 sf by plat | $414,000 to $1,295,000 by plat |
| Englewood Golf Course and Villas (adjoining) | 1972 to 2018, median 1987 | 2,647 sf houses; 1,805 sf villas | Separate market |
Sources: Sarasota County Property Appraiser, bulk data, file dated October 21, 2026; resale medians for the 12 months to October 14, 2026. Medians on one to three sales describe those sales, not the unit.
Start a Boca Royale custom home in Units 6 to 10 with the roof: an original roof on a home built in 2011 or earlier is 15 years old or more in 2026, past the line where Florida's roof-age protection ends. Pull the re-roof permit if you have one, order a wind mitigation inspection, and expect the insurer to ask for a 4-point report.
On the county roll, 102 of 949 improved Boca Royale parcels were built in 2011 or earlier, almost all in Units 6 Phase 1-A, 7, 8, 9 and 10 (Sarasota County Property Appraiser, bulk data). Roof replacements are not on the roll, so the county file cannot tell a buyer whether yours was replaced; your permit can. Insurers use a 4-point inspection (roof, electrical, plumbing and HVAC) to underwrite older homes; we did not find a primary source fixing the current age threshold, so confirm it with the buyer's carrier rather than assuming one.
These are also the Boca Royale homes most likely to exceed Citizens' $700,000 replacement-cost ceiling (Florida Statutes 627.351), so the buyer's quote will come from a private carrier that reads the wind mitigation form closely. Hurricane shutters, impact openings, roof-to-wall attachment and secondary water resistance are where a 20-year-old home earns or loses credits. A handful of homes in Units 6 and 7, plus one 1965 parcel, predate the statewide building code of 2002 (11 homes in Units 6 and 7 on the county file), which removes one credit item for those homes (same source).
Units 6 to 10 sit under their own Original Declarations, not the 2013 Declaration's Design Criteria Manual, so read your unit's recorded restrictions for architectural rules before you replace a roof, cage or fence (Boca Royale Golf POA, Governing Documents). Unit 5 has a recorded 2018 storm-protection amendment, and the association's document library holds amendments recorded in 2024 for Units 7, 8, 9 and 10 (same source). Large lots matter here too: median lots run from 10,803 square feet in Unit 10 to 16,901 in Unit 9 (same county file), so landscaping, irrigation and pool equipment get a closer look from a buyer than on a villa lot.
Prepare a 2013 to 2025 Neal home in Boca Royale by closing out builder warranty items while any coverage remains, gathering finaled permits and Architectural Committee approvals for every change since closing, and ordering a current wind mitigation form. Roofs on these homes are tile and mostly under 15 years old, which helps the buyer's insurance quote.
Neal's warranty terms and whether its coverage transfers to a later owner were not answered in any public source we found, so the controlling document is the warranty book delivered with your purchase. Find your builder closing date and every service request and closure; a buyer comparing your home with a Neal quick move-in home will ask what coverage remains. File open items before listing so a buyer's inspector does not turn them into credits.
Roofs work in your favor. The Design Criteria Manual for Units 11 to 17 requires flat concrete, barrel or "S" tile, "Asphalt shingles will not be allowed" (Boca Royale Golf POA, Governing Documents), and the 847 Boca Royale homes built from 2012 onward carry original roofs under 15 years old (Sarasota County Property Appraiser, bulk data). Florida bars an insurer from refusing to issue or renew a homeowner's policy "solely because of the age of the roof" when the roof is under 15 years old (Florida Statutes 627.7011). Put the roof date on the first page of the listing file.
Villa owners have one extra step. In maintenance-assisted villa sections, the association's role in roofs and exteriors is what a buyer will ask about, and the association posted a December 9, 2025 memorandum titled "Villa Roof Maintenance" (title only on the public page, same source). Get a copy through the association portal before listing, so you can answer the buyer from the document.
Under Florida Statutes 627.7011, an insurer may not refuse to issue or renew a Boca Royale homeowner's policy solely because a roof is under 15 years old; for a roof 15 years or older, the insurer must let the owner order an inspection before requiring replacement. Most Boca Royale roofs fall under 15 years; many in Units 6 to 10 do not.
The statute in full on those two points: "An insurer may not refuse to issue or refuse to renew a homeowner's policy insuring a residential structure with a roof that is less than 15 years old solely because of the age of the roof," and "For a roof that is at least 15 years old, an insurer must allow a homeowner to have a roof inspection performed by an authorized inspector at the homeowner's expense before requiring the replacement of the roof of a residential structure as a condition of issuing or renewing a homeowner's insurance policy" (Florida Statutes 627.7011).
| Boca Royale homes by original year built | Count of 949 | Original roof age in 2026 |
|---|---|---|
| Built 2011 or earlier (Units 6 to 10 and one 1965 parcel) | 102 | 15 years or more |
| Built 2012 or later (Units 11 to 18 and later infill) | 847 | Under 15 years |
Source: Sarasota County Property Appraiser, bulk data, file dated October 21, 2026. This is the oldest-case view, since the roll does not record re-roofs. For a home in the first row, the practical sequence is: find the re-roof permit, and if there is none, order a roof inspection by an authorized inspector before the buyer's insurer asks. A roof the inspector clears is a document; a roof nobody has looked at is a price argument.
A Boca Royale seller should have the Architectural Committee's written approval and a finaled Sarasota County permit for every exterior change since the home was built: pool and cage, fence, shutters, generator, paint, pavers and landscaping. The recorded Declaration requires approval before any "Construction Work," before construction and "all periods subsequent to construction."
Declaration Section 14.1: "No Construction Work shall be commenced unless and until the plans and specifications for such Construction Work (the 'Plans') have been submitted to the Architectural Committee ... and approved by the Architectural Committee in writing"; Section 14.3 extends that authority "not only to preconstruction and construction periods but also to all periods subsequent to construction" (Boca Royale Golf POA, Governing Documents). The rules buyers ask about most:
| Item | Boca Royale rule (Declaration and Design Criteria Manual, Units 11 to 17) |
|---|---|
| Pools and cages | No above-ground pools; "All pool areas shall be enclosed"; cages "shall not exceed the height of the residence"; screen enclosures "must be anodized bronze aluminum," not over 15 feet, and on golf-course lots set back ten feet from the property line or "no build zone" line |
| Fences | Location and height need approval; no wall or fence over an average of six feet; "No fencing will be allowed in a maintenance-assisted community" |
| Equipment | Air conditioning units, whole-house generators, gas tanks and pool equipment underground or screened as approved; "No window or wall air conditioning units shall be permitted" |
| Roofs and solar | Tile only; "Skylights are not permitted. Solar panels are prohibited on front elevations" |
| Shutters | Two approved permanent types since May 30, 2024 (aluminum accordion and roll-down); seasonal clear-front rules from November 18, 2024 for Units 1 to 16, not Unit 17 |
| Garages | "Conversion of a garage to living area or other usage is expressly prohibited" without a substitute garage and approval |
| Trees | No removal of a tree of "four inches or greater" stem diameter without approved plans |
Source for every row: Boca Royale Golf POA, Governing Documents, Declaration Article 13 and the Design Criteria Manual dated June 12, 2025.
Boca Royale is in unincorporated Sarasota County, so building permits come from Sarasota County Planning and Development Services (Sarasota County, Building). The buyer's municipal lien search, customarily a seller cost in Sarasota County (Barnes Walker, Sarasota Manatee closing customs), surfaces open or expired permits. If an approval letter is missing, request a copy through the association before listing. If a change was never approved, we talk it through with you before a buyer finds it, because an unapproved alteration is a fact that can meet the Johnson v. Davis test.
Pools matter to price here. In the 12 months to October 14, 2026, the 38 Boca Royale resales with a pool recorded a $752,450 median and the 30 without a pool $405,750 (Sarasota County Property Appraiser, bulk data). Pool homes are also the larger homes, and most villas in Units 11 Phase 1, 13 and 16 have none, so that gap is not the value of a pool alone. It does show how much of the price rides on an amenity whose permit and approval a buyer's title agent will check.
Gather the Boca Royale documents a buyer's lender, insurer and title agent ask for first: your deed and survey, the 2026 tax notice, the governing documents for your unit, flood and elevation papers, the wind mitigation form, roof and permit records, Architectural Committee approvals, warranty records and your mortgage statement for the payoff request.
Timing helps. March is the busiest month for Boca Royale resales on the county record, with 74 of 572 qualified resales since 2000, and September the slowest with 29; in the latest 12 months, 38 of 68 resales closed from January to May 2026 (Sarasota County Property Appraiser, bulk data). A file ready by December or January puts a Boca Royale home on the market for the contract period that feeds that spring closing peak. Want help building the file? Start with a free Boca Royale home valuation. Call Jesse direct at (239) 898-6072.
We market a Boca Royale home against Neal's own inventory nearby, with the documents a remote buyer needs online, and within the recorded sign rule, Declaration Section 13.18, which bars yard signs without Developer approval. We also make sure buyers searching "Boca Royale" find Englewood, not Boca Raton.
Data updated: November 2026
Boca Royale is a resale market with a builder still selling next to it. In the 12 months to October 14, 2026, the county recorded 86 qualified Boca Royale sales of homes at a $576,500 median: the builder was the seller on 18, at a $398,000 median and $238 per square foot of living area, and 68 were resales at a $600,000 median and $268 per square foot (Sarasota County Property Appraiser, bulk data). The county seller of record on builder sales is Resource Conservation of Sarasota LLC, a Neal entity, which also recorded 14 more closings in the window that the county coded as not qualified, at an $882,500 median (same file). Neal reported in October 2026 that it had sold the final home in the original 1,151-home community (Business Observer, October 27, 2026), and its new homes now sit in Boca Royale East.
We position a Boca Royale resale on what a new Neal home lacks today: a finished home on an established street, a pool and lanai in place, mature landscaping, no West Villages Improvement District line on the tax bill, and a closing on the buyer's schedule. We compare against Neal's quick move-in prices, not base prices.
On November 14, 2026, Neal listed new Boca Royale homes "From $352,990" and nine quick move-in homes from $449,990 to $999,990, all under construction with completions from late 2026 to mid 2027; three carried price cuts of $7,000 to $32,000 (Neal Communities, Boca Royale Golf and Country Club at Wellen Park). The gap between base and finished price is large: the Kiawah 2 plan's base was $621,990 and a Kiawah 2 quick move-in home was $999,990 (same source). A buyer who prices your home against the base sheet is comparing a finished house with an unfinished one.
Same-unit records show where resales sit against the builder's own closings:
| Boca Royale plat, 12 months to October 14, 2026 | Builder closings | Builder median, $/sf | Resales | Resale median, $/sf |
|---|---|---|---|---|
| Unit 14 Phase 2 | 5 | $890,000, $329 | 5 | $779,500, $295 |
| Unit 16 | 11 | $390,000, $222 | 11 | $414,000, $230 |
| Unit 17 | 2 | $1,247,000, $433 | 1 | $1,295,000, $427 |
Source: Sarasota County Property Appraiser, bulk data, qualified sales. In Unit 16, resales ran above the builder's late closings; in Unit 14 Phase 2, below. Plan, lot and pool drive both, so the comparison that counts is plan to plan and dollar per square foot.
The total-cost pitch is concrete. The new homes Neal is selling in Boca Royale East sit inside the West Villages Improvement District, which "MAY IMPOSE AND LEVY TAXES OR ASSESSMENTS" (Boca Royale Golf POA, Governing Documents, Instrument 2026103433, Article 28), while the original Boca Royale is "not part of the WVID" (West Villages Improvement District, FAQs). For the builder side of the story, see our Englewood new construction guide. Sellers in another Englewood community facing a builder in the same gate will find the same approach on our Beachwalk by Manasota Key seller guide.
Boca Royale's recorded sign rule, Declaration Section 13.18, says "No sign of any kind shall be displayed in the Community" except house numbers, name plates, builder construction signs and "Other signs ... approved by Developer as to size, design, location, and content." A yard For Sale sign therefore needs Developer approval, and we found no posted open-house policy.
The rule's exact text: "No sign of any kind shall be displayed in the Community except as follows," with the last exception reading "Other signs may be displayed if such signs are approved by Developer as to size, design, location, and content" (Boca Royale Golf POA, Governing Documents, Declaration Section 13.18). Section 13.1 confirms that "an Owner and his agents may show his Lot and Lot Improvements for sale or lease." We read those together: showing the home is protected, signage is the Developer's call. Before any sign goes up, we ask; if approval is not given, the home is marketed without one.
That changes how a Boca Royale listing finds buyers. With no yard sign doing the street work, the listing has to reach buyers online and through agents before they arrive. With a gate, every showing needs access arranged in advance through the main gate line, 941-270-4811 (Boca Royale Golf POA, Management Contacts), so a buyer appointment is never held at the entrance. For Units 6 to 10 and the Englewood Golf Course units, we read the unit's own restrictions for any different sign language before launch.
Search engines confuse "Boca Royale" with Boca Raton. In our audit of results for Boca Royale seller searches, at least 9 of 19 results were about a different place, Boca Raton communities named Club Royale, Boca Royal and Imperial Royale, so a Boca Royale listing must say Englewood, FL 34223, Sarasota County everywhere.
The audit found no dedicated seller page for Boca Royale in Englewood among the results, and the closest seller result was a Boca Raton article; across three Boca Royale queries, roughly half the results were Boca Raton communities (our search audit, November 14, 2026). Englewood adds a second layer: it spans Sarasota and Charlotte counties and three ZIP codes, 34223, 34224 and 34295, and Boca Royale is in 34223, Sarasota County.
So every Boca Royale listing we write states "Boca Royale Golf and Country Club, Englewood, FL 34223, unincorporated Sarasota County" in the headline copy, the first paragraph, the photo captions and the listing's address fields, and names the unit and plat. A relocating buyer who typed "Boca Royale" and landed on a Boca Raton page is a buyer the listing has to win back with clear geography; a buyer who finds the right community on the first click books a showing.
Boca Royale photography should show what a county record cannot: the view from the lanai toward the rebuilt course, a lake or a preserve, the pool at twilight, and the community's clubhouse, clay courts and resort pool. Staging follows national data on the rooms that count, and aerials are flown by a licensed commercial pilot.
The course is a selling point in its own right: rebuilt from scratch starting April 2023 by Gordy Lewis, par 71 and "just over 6,600 yards from the back tees," it reopened to members December 23, 2024 (Neal Communities, newly renovated Boca Royale golf course). The county roll has no golf-view or lake-view field (Sarasota County Property Appraiser, bulk data), so the photographs carry that information for the buyer; aerials show golf frontage and lake position in one frame. Every plat from 2013 on also reserves preserve areas (Sarasota Clerk, Unit 11 Phases 2 and 3 plat), and a preserve view belongs in the first five photos.
NAR's 2025 Profile of Home Staging found that buyers' agents rated the living room (37%), primary bedroom (34%) and kitchen (23%) the most important rooms to stage, that 29% of sellers' agents reported staging led to a 1% to 10% increase in the dollar value offered, and that photos were "highly important" to clients for 73% of buyers' agents (NAR, home staging report). A Boca Royale buyer may have just walked Neal's decorated models, so we stage the rooms that count to that standard and let the upgrades you paid for show plainly.
We reach Boca Royale buyers through the MLS, our own websites and database, and agents across Southwest Florida, with the full document file online, because many shop from other states first. Of 949 Boca Royale homes on the county roll, 178 have an owner mailing address outside Florida, led by Michigan, Massachusetts and Ohio.
The mailing-address counts on the October 21, 2026 roll: Michigan 23, Massachusetts 17, Ohio 15, Pennsylvania 12, Illinois 12, Indiana 10, New York 10, Minnesota 9, Colorado 9, Wisconsin 8 and Ontario 6 (Sarasota County Property Appraiser, bulk data). That pattern tells us where to promote a listing and why the listing has to answer remote questions, flood zone, assessment, Transfer Contribution, club status, insurance and the drive to the beach, before a buyer books a flight. From the entrance, Englewood Beach at Chadwick Park is about 5.7 road miles and HCA Florida Englewood Hospital about 5.0 (OSRM routing).
Since August 17, 2024, offers of compensation to buyer brokers cannot be communicated on the MLS, buyers sign written agreements with their own agents, and those agreements must state that "broker fees and 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 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 Boca Royale sale with the county record in hand: the resales in your unit, the builder's closings in the same plats, and the price your home last sold for. Most Boca Royale renegotiations start with the appraisal, an insurance quote, the Transfer Contribution or a comparison with a Neal quick move-in home.
Data updated: November 2026
Jesse McGreevy and Marc Comisar negotiate every listing personally. The partner who priced your Boca Royale home reads the inspection report, takes the call about the buyer's insurance quote and answers the appraiser. Days on market, sale-to-list ratio, active listings and months of supply for Boca Royale are MLS fields: Information not available at time of publishing (checked November 14, 2026). For county-wide context only, Sarasota County single-family sales in the third quarter of 2026 recorded a $485,000 median, a median 92 days on market, 94.4% of asking and 3.7 months of supply (Sarasota Magazine, third quarter 2026 RASM data); those are county figures, not Boca Royale's. The negotiation figures below come from Boca Royale's recorded sales.
Most Boca Royale homes bought new have resold above the price paid to the builder. Of the 68 resales in the 12 months to October 14, 2026, 33 followed a recorded purchase from the builder; the median change was +19.0%, or +$64,600, with 25 above and 8 below, after a median 64.7 months held.
| Boca Royale resales after a builder purchase | Count | Median change from the builder price |
|---|---|---|
| Resold in 2017 | 11 | +13.5% |
| Resold in 2018 | 14 | +12.1% |
| Resold in 2019 | 14 | +16.2% |
| Resold in 2020 | 26 | +16.3% |
| Resold in 2021 | 26 | +36.0% |
| Resold in 2022 | 18 | +73.3% |
| Resold in 2023 | 15 | +75.6% |
| Resold in 2024 | 20 | +59.2% |
| Resold in 2025 | 33 | +37.0% |
| Resold in 2026 | 26 | +21.2% |
| All time | 205 | +29.9%, median +$105,500 (188 above, 17 below, median 47.3 months held) |
| Latest 12 months | 33 | +19.0%, +$64,600 (25 above, 8 below, median 64.7 months held) |
Source: Sarasota County Property Appraiser, bulk data, file dated October 21, 2026, qualified sales on both legs; 2014 and 2015 each had one such resale. Read the table with care. A builder price includes options, lot premiums and often a pool bought at contract, and these figures say nothing about any owner's costs, improvements or financing, so they do not mean an owner made or lost money. They show where the open market has priced Boca Royale resales against the original builder price: well above it for homes resold in 2022 and 2023, and closer to it in 2026.
All 8 below in the latest 12 months were recent builder purchases, 2022 to 2025 closings in Units 14 and 16, resold within a few years (our arithmetic from the same file). That is the case for pricing a recent Neal home to Neal's current quick move-in prices and the builder's recent closings in your plat, not to your purchase price. 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 unit and the builder's current finished prices, dated and sourced.
Because Boca Royale's units trade in different price bands. In the latest 12 months, resales in Units 7 to 9, the older custom and estate homes, recorded medians of $1,087,500 to $1,500,000, while Units 11 Phase 1, 13 and 16, the villas and smaller homes, recorded $355,000 to $414,000. A community-wide median fits neither.
| Boca Royale cut, 12 months to October 14, 2026 | Resales | Median |
|---|---|---|
| Units 7, 8 and 9 | 2, 3 and 2 | $1,087,500; $1,500,000; $1,400,000 |
| Units 11 Phase 1, 13 and 16 | 6, 6 and 11 | $355,000; $372,500; $414,000 |
| Unit 12 Phase 2 | 16 | $576,500 |
| With a pool / without | 38 / 30 | $752,450 / $405,750 |
| 2, 3 and 4 bedrooms | 13, 47 and 8 | $355,000; $625,000; $900,000 |
| All resales | 68 | $600,000 ($268 per square foot) |
Source: Sarasota County Property Appraiser, bulk data. The same file shows why quarterly medians mislead here: the third quarter of 2026 recorded a $460,000 median on 14 sales against $605,000 in each of the first two quarters, a shift that reflects which units sold, not a price drop across the community. We negotiate from your unit's sales, your plan's size and whether your home has a pool, because those are what the buyer's appraiser will use.
If a Boca Royale appraisal comes in low, the first question is which comparables the appraiser used. In Boca Royale the risk is a villa sale in Unit 13 or 16 read against a larger home in Unit 12 or 14, a builder closing with incentives read as a resale, or a sale from before the Transfer Contribution existed.
We give the appraiser a package before the visit: the recorded resales in your unit with their dates, plan sizes and pool status; the builder's closings in your plat and Neal's current quick move-in price for your plan; and your list of options, lot premium, pool, cage and later improvements with receipts. Golf-course, lake and preserve views are not on the county roll (Sarasota County Property Appraiser, bulk data), so we document your view with photographs and the plat, since an appraiser cannot adjust for a view the file does not show.
If a gap remains, the choices are the same everywhere: the buyer covers the difference in cash, the price moves, or the parties meet. We model each option against your net before answering, and we do not concede a gap the recorded sales in your unit do not support.
A Boca Royale 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 unit. Paying the buyer's Transfer Contribution is a Boca Royale-specific concession that answers a builder price cut without moving the price.
A price cut saves little in deed tax: Florida's documentary stamp tax runs at 70 cents per $100 of consideration (Florida Statutes 201.02; Florida Department of Revenue, documentary stamp tax), so a $5,000 reduction saves the seller $35 (our arithmetic), and on the $600,000 resale median the deed stamps are $4,200. Seller credits toward closing costs are allowed within lender limits: Fannie Mae caps interested party contributions on a principal residence or second home at 3% when the loan is above 90% of value, 6% from 75.01% to 90%, and 9% at 75% or less, and at 2% on investment property (Fannie Mae Selling Guide B3-4.1-02).
Neal's current signals are price cuts on its quick move-in homes, $21,000, $32,000 and $7,000 on three homes, rather than a published rate or closing-cost incentive (Neal Communities, Boca Royale Golf and Country Club at Wellen Park). A resale seller does not need to match a cut dollar for dollar: the resale is finished and closes on the buyer's timeline. Covering the buyer's Transfer Contribution, a defined repair credit, or a rate buydown through the buyer's own lender is often enough to close that comparison.
On a Boca Royale contract, the inspection period is when a buyer quotes insurance and asks for repairs, so we shorten it with documents: wind mitigation form, roof date, flood zone and any letter of map change go to the buyer's agent on day one. Sarasota County customs also move money: the buyer customarily pays the owner's title policy.
Barnes Walker's Sarasota customs table lists "Who pays for owner's title insurance?" Sarasota: "Buyer," and "Who selects the closing agent?" Sarasota: "Buyer," while the seller customarily pays the deed stamps, the municipal lien search and the HOA estoppel letter, and "These are local customs, not state laws" (Barnes Walker, Sarasota Manatee closing customs). Chicago Title's Florida customs guide agrees that the buyer pays in some counties, including Sarasota (CTIC, Real Estate Laws and Customs). The contract controls, and the closing agent confirms. On a $600,000 Boca Royale sale, the promulgated owner's premium is $3,075 (our arithmetic on the rates in Florida Administrative Code Rule 69O-186.003), and buyers relocating from counties where the seller pays may ask you to cover it; that line is a negotiation, not an obligation.
On a 1999 to 2008 home, the inspection list usually centers on roof, HVAC age, pool equipment and shutters; on a recent Neal home, on warranty-type items, lanai and pool, irrigation and lake-edge drainage. We sort each request into a fair repair, a warranty claim the builder should handle, or a second price negotiation dressed as a repair, and answer accordingly. The estoppel takes up to 10 business days (Florida Statutes 720.30851), so we order it the day the contract is signed.
We compare multiple offers on a Boca Royale home by net and by certainty, not headline price. Financing, insurance readiness, inspection terms, appraisal terms, who pays the Transfer Contribution and the owner's title policy, and the closing date all change what you keep and how likely the sale is to close.
A financed offer at a higher price may net less than a cash offer once a Transfer Contribution concession, an appraisal gap and a longer timeline are counted, and a buyer who has already quoted insurance for your roof and zone carries less risk than one who has not. A buyer with a home to sell elsewhere, or one still touring Neal's quick move-in homes, carries a different risk than one who has chosen your unit and plan. For a closing after April 15, 2029, or after any earlier end of the Community Membership Agreement, the buyer's club application and the club's recordable certificate join the timeline under Declaration Sections 7.10 and 7.13 (Boca Royale Golf POA, Governing Documents). We weigh each offer with you on one sheet, and when two are close, we go back to both with a clear deadline rather than a bidding loop.
What is your Boca Royale home worth against the latest resales in your unit and Neal's current prices? Request your free Boca Royale home valuation, or see our Englewood home valuation page. 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 Boca Royale home typically costs the Florida deed stamps at $0.70 per $100 of price, a negotiated commission, the association estoppel certificate, prorated taxes and assessments, and title company service fees. By Sarasota County custom the buyer pays the owner's title policy, and the buyer owes Boca Royale's Transfer Contribution under the recorded declaration (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 Boca Royale declaration or by your contract. For the statewide walk-through, see our guide to seller closing costs in Florida. The worked examples below start from $600,000, the median of all 68 Boca Royale resales recorded by the Sarasota County Property Appraiser for October 15, 2025 to October 14, 2026, at a median of $268 per square foot of living area, and add three other recorded price points: $355,000, the median of 13 two-bedroom resales; $900,000, the median of 8 four-bedroom resales; and $1,500,000, the median of 3 resales in Unit 8 (Sarasota County Property Appraiser). These figures cover the "Boca Royale Unit" plats, not the older adjoining Englewood Golf Course and Englewood Golf Villas plats.
At Boca Royale's recorded price points, the two state-set costs are the deed stamps and the promulgated owner's title premium: $4,200.00 and $3,075.00 at the $600,000 resale median, $2,485.00 and $1,850.00 at $355,000, and $10,500.00 and $6,325.00 at $1,500,000. Everything else is capped, estimated or negotiated, as the table shows.
| Cost line | $355,000 (2-bedroom resale median) | $600,000 (resale median) | $900,000 (4-bedroom resale median) | $1,500,000 (Unit 8 resale median) | Source |
|---|---|---|---|---|---|
| Documentary stamp tax on the deed, $0.70 per $100 | $2,485.00 | $4,200.00 | $6,300.00 | $10,500.00 | Section 201.02; Florida DOR |
| Owner's title insurance, promulgated rate, only where the contract puts it on the seller | $1,850.00 | $3,075.00 | $4,575.00 | $6,325.00 | Rule 69O-186.003 |
| Association estoppel certificate, current account | up to $299, plus $119 if expedited | same | same | same | DBPR fee schedule |
| Boca Royale Transfer Contribution (Units 11 and later) | Owed by or on behalf of the buyer; amount shown on the estoppel | same | same | same | Fifteenth Amendment, Instrument 2026103433 |
| Recording a release or satisfaction to clear title | $10.00 first page, $8.50 each additional | same | same | same | Section 28.24 |
| Commissions, settlement fee, repairs, credits | negotiated | 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; Boca Royale Golf POA, Governing Documents; Florida Statutes 28.24). They are not a quote.
The documentary stamp tax on a Boca Royale 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. Boca Royale is in unincorporated 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 |
|---|---|---|
| $355,000 | 3,550 | 3,550 x $0.70 = $2,485.00 |
| $600,000 | 6,000 | 6,000 x $0.70 = $4,200.00 |
| $900,000 | 9,000 | 9,000 x $0.70 = $6,300.00 |
| $1,500,000 | 15,000 | 15,000 x $0.70 = $10,500.00 |
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 on the property, whether or not the buyer assumes the debt (Florida Statutes 201.02). A Sarasota and Manatee closing-customs table lists the deed stamps as a seller cost in Sarasota County and adds that "These are local customs, not state laws" (Barnes Walker, Sarasota Manatee closing customs). 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 Boca Royale net sheet we prepare.
On a Boca Royale 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). The Barnes Walker customs table answers "Who pays for owner's title insurance?" with "Buyer" for Sarasota, and also lists the buyer as the party who selects the closing agent there, while the municipal lien search and the HOA estoppel letter are seller items (Barnes Walker, Sarasota Manatee closing customs). Boca Royale sits close to the Charlotte County line, and a buyer coming from a county where the seller customarily pays may expect the reverse, so this line deserves a direct conversation before an offer is signed. At the $600,000 median, $3,075 moves between the parties on that one contract line.
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, $5.00 per $1,000 from $100,000 to $1,000,000 and $2.50 per $1,000 from $1,000,000 to $5,000,000, with any fraction of $100 counted as a full $100 (Rule 69O-186.003; Florida DFS, Title Insurance Overview).
| Sale price | First $100,000 at $5.75 per $1,000 | Balance | Owner's premium |
|---|---|---|---|
| $355,000 | $575.00 | $255,000 at $5.00 = $1,275.00 | $1,850.00 |
| $600,000 | $575.00 | $500,000 at $5.00 = $2,500.00 | $3,075.00 |
| $900,000 | $575.00 | $800,000 at $5.00 = $4,000.00 | $4,575.00 |
| $1,500,000 | $575.00 | $900,000 at $5.00 = $4,500.00, plus $500,000 at $2.50 = $1,250.00 | $6,325.00 |
A reissue or simultaneous-issue credit can change the bill, so bring the owner's policy you received when you closed with Neal, or with the prior owner, to the closing agent. The lender's policy, when the buyer finances, is the buyer's cost.
A Boca Royale 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 Boca Royale's Transfer Contribution under the recorded Fifteenth Amendment.
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 written or electronic request, and if it misses that deadline "a fee may not be charged"; the certificate is valid 30 days if delivered by hand or electronically and 35 days by mail (Florida Statutes 720.30851). The Boca Royale Golf Property Owners Association is managed by Castle Group, management office 941-460-8020 (Boca Royale Golf POA, Management Contacts); the association's public pages post no estoppel fee or request address, so the closing agent orders the certificate through the manager.
Boca Royale's own resale charge was added in 2026. The Fifteenth Amendment to the Declaration for Boca Royale (Excluding Units 1 to 10), recorded July 30, 2026 as Instrument 2026103433, provides that upon every transfer of a lot "a contribution shall be made by or on behalf of the purchaser of the Community Lot to the Association in an amount equal to the then-current Annual Assessment established for the Community Lot, less the amount of the Community Membership Assessment" (Boca Royale Golf POA, Governing Documents). The association does not publish its assessment amounts, so no dollar figure for the Transfer Contribution is public; line 6 of the statutory estoppel form, which asks about any "capital contribution fee, resale fee, transfer fee, or other fee due," is where it will appear (Florida Statutes 720.30851). The amendment text was read from a scanned recording, so confirm it with the association and the estoppel. A seller can still agree to cover the buyer's Transfer Contribution as a negotiated concession, which is one way to answer a Neal price reduction.
Boca Royale 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. Boca Royale association assessments are prorated the same way, with the estoppel certificate showing the paid-through date.
The Sarasota County Tax Collector mails bills by November 1, with a discount of 4 percent in November, 3 percent in December, 2 percent in January and 1 percent in February; the gross amount is due by March 31. On a sale, "taxes are usually prorated on the closing statement and credit is given by the seller for the time during the year that you were not the owner" (Sarasota County Tax Collector). By local custom the proration runs "Through day before closing (arrears)" (Barnes Walker, Sarasota Manatee closing customs). Boca Royale parcels pay the unincorporated Sarasota County rate of 11.3068 mills for 2026 (11.4737 in 2025), and the eight 2026 Boca Royale tax notices we read carry three non-ad valorem lines: Englewood Area Fire at $290.78, Solid Waste at $263.96 and Stormwater from $133.92 to $277.97, for $688.66 to $832.71 in all (Sarasota County Tax Collector, 2026 millage; Sarasota County Property Appraiser, TRIM 0484080004).
For scale, a non-homestead Boca Royale home at the community's $470,900 median just value works out to about $6,091.63 to $6,235.68 a year at 2025 rates with those charges included. Closing on June 30, the seller owns 180 days, so 180 / 365 x $6,091.63 is about $3,004.09 credited to the buyer, or $2,883.93 if figured at the 4 percent discount (Sarasota County Property Appraiser). Original Boca Royale bills show no CDD or improvement district line; homes in Boca Royale East Unit 20 fall inside the West Villages Improvement District, whose assessment appears on the November bill (West Villages Improvement District, FAQs). The association's FAQ says assessments are "due on the 1st of every month and considered late on the 15th" and also refers to "quarterly assessments for single-family homes" (Boca Royale Golf POA, FAQ), so the estoppel's paid-through date decides whether you owe a few days or receive a credit back. An assessment unpaid 15 days after it is due accrues interest at 18 percent a year and a 10 percent delinquency charge under Declaration 11.9 (Boca Royale Golf POA, Governing Documents), so bring the account current before the certificate is ordered.
Boca Royale 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 include "A specific and conspicuous disclosure of the amount or rate of compensation" and a statement 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 Boca Royale that choice matters more than usual, because the builder selling new homes inside the same gate publishes its own cooperating-broker policy: a commission of "up to 3% payable to your office for a sale provided that you are the Procuring Cause," calculated on base home and homesite premium (Neal Communities, Realtors page). That is Neal's published policy, not our fee, but it is the offer a buyer's agent weighs against your resale. We set out the choices, and what each costs at your likely price, in writing before you list.
A Boca Royale seller should expect a title company settlement fee, a title search, a municipal lien search, which Sarasota custom assigns to the seller, 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; these are estimates, not published rates, and your title company quotes the real figures. Recording costs $10.00 for the first page and $8.50 for each additional page under section 28.24 (Florida Statutes 28.24); a two-page Boca Royale instrument in the association's library shows "Record: $18.50," consistent with that schedule (Boca Royale Golf POA, Governing Documents). Boca Royale has no city layer, because every parcel sits in unincorporated Sarasota County (Sarasota County Property Appraiser).
One Boca Royale check deserves its own line. The 2013 Declaration describes the expanded community as inside the "Boca Royale Community Development District," and 2013 legal notices described Series 2013 special assessment bonds, total par $3,330,000, on Boca Royale Unit 11 Phase 1, to be repaid over 30 years on the tax roll (Boca Royale Golf POA, Governing Documents; Business Observer legal notice 13-01691S). The 2026 tax notice for a Unit 11 Phase 1 parcel shows no CDD line (Sarasota County Property Appraiser, TRIM 0494030054), and the district's current status was not found in public records. If your home is in Unit 11 Phase 1, ask the title agent to run a special-district payoff search early. A pool cage, shutters, generator or other addition should show both a closed county permit and the Architectural Committee's written approval, which Declaration Article 14 requires before any "Construction Work" (Boca Royale Golf POA, Governing Documents).
At Boca Royale's $600,000 resale median, our example net sheet shows about $38,878 in seller costs and an estimated net of about $561,122 before any mortgage payoff when the seller also offers buyer's agent compensation. Without that optional line, costs fall to about $23,878 and the estimated net rises to about $576,122.
Assumptions, stated plainly so you can change them:
| Line item | Amount at $600,000 | Basis |
|---|---|---|
| Sale price | $600,000 | Boca Royale resale median, window above |
| Listing commission, example only (2.5 percent) | $15,000 | Negotiated; not our fee |
| Buyer's agent compensation, optional, example only (2.5 percent), offered off the MLS | $15,000 | Optional; negotiated |
| Documentary stamp tax on the deed | $4,200 | 6,000 units at $0.70 |
| Title search and settlement fee, estimate | $1,200 | Varies by title company |
| Municipal lien search, estimate | $175 | Seller by Sarasota custom; varies |
| Association estoppel certificate | $299 | DBPR cap, current account |
| Property tax proration, 180 days, credit to buyer | $3,004 | 180/365 of $6,091.63 |
| Estimated total seller costs | $38,878 | About 6.5 percent of price |
| Estimated net before any mortgage payoff | $561,122 | Price minus the lines above |
| Without the optional buyer's agent line: estimated costs | $23,878 | About 4.0 percent of price |
| Without the optional buyer's agent line: estimated net | $576,122 | Price minus those lines |
| Owner's title premium, only if the contract puts it on the seller | add $3,075 | Rule 69O-186.003 |
| Buyer's Transfer Contribution, only if you agree to cover it | amount on the estoppel | Fifteenth Amendment |
Figures are rounded to the dollar. Because the example tax bill is for a $470,900 median-value home, a seller of a larger home in Units 7, 8 or 9 should expect a larger proration line and should use the same method with the deed stamps and premium from the price-point table above. 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 Boca Royale address, request a free Boca Royale home valuation or Call Jesse direct at (239) 898-6072.
Most Boca Royale owners are best served by listing, because a resale here competes with Neal's new homes and quick move-in homes inside the same gate, and the price has to be defended unit by unit against the county record. 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 Boca Royale documents: the deed stamps are owed at $0.70 per $100, the seller's disclosure duties stand, the buyer owes the Transfer Contribution on a lot in Units 11 and later, and a yard sign needs the Developer's approval under Declaration 13.18 (Boca Royale Golf POA, Governing Documents). 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, through a gated entrance | One buyer, the company making the offer | MLS, our own sites, our Southwest Florida buyer database and targeted promotion, with showings arranged through the gate |
| 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 Boca Royale's recorded sales, split by builder-direct (18 sales, $398,000 median) and resale (68 sales, $600,000 median), by unit, bedrooms and pool |
| Competing with Neal | You face Neal's new homes from $352,990 and nine quick move-in homes listed from $449,990 to $999,990 on November 14, 2026, alone | Not a factor for the seller | Priced and marketed against Neal's base prices, quick move-ins and price reductions, 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, while Neal publishes up to 3 percent for a procuring-cause broker | 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 |
| Boca Royale documents and club terms | Declaration, Fifteenth Amendment, Community Membership terms and estoppel handled by you | Still required | Prepared with the listing file |
| Signs and marketing | A For Sale sign needs Developer approval under Declaration 13.18 | Not applicable | Approval requested before any sign goes up; online marketing carries the load |
Sources for the table: Sarasota County Property Appraiser, Neal Communities, Boca Royale at Wellen Park, Neal Communities, Realtors page, Boca Royale Golf POA, Governing Documents, 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 Boca Royale 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 Boca Royale's own recorded resales instead.
The open-market side is public. Boca Royale's 68 resales from October 15, 2025 to October 14, 2026 recorded a $600,000 median at $268 per square foot of living area; the 13 two-bedroom resales recorded $355,000, the 47 three-bedroom resales $625,000 and the 8 four-bedroom resales $900,000 (Sarasota County Property Appraiser). The unit matters even more than the bedroom count: Units 7 to 9, the older custom and estate sections, resold at medians of $1,087,500 to $1,500,000, while Units 11 Phase 1, 13 and 16 resold at $355,000 to $414,000. Ask any cash buyer to show the recorded sales behind the offer, by unit, bedroom count and pool; a fair one can, and we will check them against yours.
Boca Royale sellers should list when value depends on facts a buyer must be shown against a new Neal home: a finished pool, mature landscaping, paid-for upgrades, a golf or 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 Boca Royale is specific. Of the 68 resales in the latest 12-month window, 33 had an earlier qualified purchase from the builder, and the median resale was 19.0 percent, or $64,600, above the price paid to the builder, with 25 above and 8 below after a median 64.7 months of ownership (Sarasota County Property Appraiser). By our count from the same list, all eight that sold below the builder price had been bought new between December 2022 and July 2025. Builder prices include options, lot premiums and pools bought at contract, and costs, improvements and financing are not in the record, so this compares prices, not profit. If you are unsure which route fits, a free valuation shows what each would likely net. Request one through the free Boca Royale home valuation, or Call Jesse direct at (239) 898-6072.
Your Boca Royale home is worth what comparable Boca Royale homes recorded on the Sarasota County roll, matched by unit, bedrooms, living area and pool, and then set against Neal's current base prices and quick move-in homes for a similar plan. Get a free valuation through the free Boca Royale home valuation form, by phone or with a walk-through.
We do not send an automated number. We send the recorded Boca Royale 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 Neal 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 Boca Royale valuation we need your address and unit, your Neal plan name if Neal built the home, the price and date of your builder closing, the options, lot premium and pool you paid for, any Architectural Committee approvals 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 Neal warranty documents, which the plan pages describe as a 10-year structural and 2-year mechanical warranty (Neal Communities, Tidewinds 2 plan), any wind mitigation report and your roof permit if the home is in Units 6 to 10, because each travels 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 Boca Royale sale, whether the home is a villa, a single-family home or a custom home on the golf course. 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 Boca Royale 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 Boca Royale 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 Resource Conservation of Sarasota LLC, a Neal Communities entity, or Neal was the seller; resale means any other seller. For anything specific to your lot, call us.
Your Boca Royale home is worth what comparable Boca Royale homes recorded, matched by unit, bedrooms, living area and pool. The 68 resales in the latest 12 months recorded a $600,000 median at $268 per square foot, but a median is a starting point, not a price (Sarasota County Property Appraiser). Request a free Boca Royale home valuation or Call Jesse direct at (239) 898-6072, and we will send the recorded sales we used.
The county recorded 86 qualified sales of Boca Royale homes from October 15, 2025 to October 14, 2026, at a $576,500 median. The builder was the seller on 18 of them, at a $398,000 median and $238 per square foot, and owners sold the other 68, at $600,000 and $268 per square foot (Sarasota County Property Appraiser). The file also shows 14 more builder closings coded as not qualified, at an $882,500 median, which are left out of every median on this page.
Most recent ones sold above the price paid to the builder. Of the 68 resales in the window, 33 had an earlier qualified purchase from the builder; the median change was plus 19.0 percent, or plus $64,600, with 25 above and 8 below, after a median 64.7 months of ownership (Sarasota County Property Appraiser). Costs, improvements and financing are not in the record, so this compares prices only, not profit.
Across all 205 Boca Royale homes bought new and later resold, the median change was plus 29.9 percent. By year of resale it rose from plus 16.3 percent in 2020 to plus 73.3 percent in 2022 and a peak of plus 75.6 percent in 2023, then eased to plus 59.2 percent in 2024, plus 37.0 percent in 2025 and plus 21.2 percent for 2026 resales (Sarasota County Property Appraiser). When the home was bought matters as much as when it sells.
By our count from the window list, all eight resales below the builder price had been bought new between December 2022 and July 2025, when builder prices were high; one Unit 14 Phase 2 home bought for $762,700 in October 2023 resold for $610,000 in October 2025 (Sarasota County Property Appraiser). A builder price includes options, a lot premium and often a pool chosen at contract. Pricing from today's recorded resales, not from your contract, is what sells the home.
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 Neal advertised new Boca Royale homes "From $352,990" and listed nine quick move-in homes from $449,990 to $999,990, with expected completions from the fourth quarter of 2026 to mid 2027 (Neal Communities, Boca Royale at Wellen Park). We put that comparison in your listing file.
On some homes, yes. On November 14, 2026 Neal showed three quick move-in homes with struck-through prices: a Tidewinds 2 villa cut $21,000 to $449,990, an Imagination cut $32,000 to $462,990 and a Sandcastle 2 villa cut $7,000 to $505,990 (Neal Communities, Boca Royale at Wellen Park). No rate buydown or closing-cost offer was stated on the Boca Royale page that day. A resale must be priced against the builder's reduced prices, not its old list prices.
In Unit 16, 11 builder closings recorded a $390,000 median at $222 per square foot against $414,000 and $230 for 11 resales. In Unit 14 Phase 2, 5 builder closings recorded $890,000 at $329 per square foot against $779,500 and $295 for 5 resales, and in Unit 17 two builder closings recorded $1,247,000 against one resale at $1,295,000 (Sarasota County Property Appraiser). Same-unit comparisons are the ones a buyer's appraiser reads.
Thirteen two-bedroom Boca Royale resales recorded a $355,000 median from October 15, 2025 to October 14, 2026 (Sarasota County Property Appraiser). Your direct competition is the builder's smaller plans: Neal's base prices on November 14, 2026 started at $352,990 for the 1,638-square-foot Tidewinds 2 villa, before lot premiums and options (Neal Communities, Boca Royale at Wellen Park). A resale wins on a finished home ready to close.
Forty-seven three-bedroom Boca Royale resales recorded a $625,000 median and eight four-bedroom resales a $900,000 median from October 15, 2025 to October 14, 2026 (Sarasota County Property Appraiser). Bedroom count alone does not set price here; the unit, living area and a pool move the number more, which is why we price from the closest matches in your own unit.
Pool homes recorded a much higher median, though the comparison mixes home sizes. In the latest 12 months, 38 Boca Royale resales with a pool recorded a $752,450 median against $405,750 for 30 without (Sarasota County Property Appraiser). Many of the no-pool resales were villas and smaller homes in Units 11 Phase 1, 13 and 16, so compare your home with pool homes of similar size in your own unit.
The older custom sections led the window: Unit 8 recorded 3 resales at a $1,500,000 median, Unit 9 two at $1,400,000 and Unit 7 two at $1,087,500, with Unit 17's single resale at $1,295,000. At the other end, Unit 11 Phase 1 recorded six resales at $355,000, Unit 13 six at $372,500 and Unit 16 eleven at $414,000 (Sarasota County Property Appraiser). Your unit sets your comparables.
The 68 Boca Royale resales in the latest 12 months recorded a median of $268 per square foot of living area, against $238 for the 18 builder-direct sales (Sarasota County Property Appraiser). By unit, resales ranged from $212 in Unit 13 to $410 in Unit 9 and $427 for the one Unit 17 resale. Price per square foot is a check, not a method, because pool, lot and finish vary within each unit.
The resale median by calendar year was $599,000 on 59 resales in 2021, $700,000 on 39 in 2022, $695,000 on 34 in 2023, $737,500 on 34 in 2024, $617,500 on 56 in 2025 and $600,000 on 56 in 2026 to mid October (Sarasota County Property Appraiser). Those medians mix units and home sizes, so the cleaner signal is the same-home comparison above.
Information not available at time of publishing (checked November 14, 2026). Days on market is an MLS field, and every Boca Royale figure on this page is a county recorded sale instead. For county-wide context only, Sarasota County single-family homes took a median 92 days to sale in the third quarter of 2026 (Sarasota Magazine, Q3 2026 RASM data). Price, condition and a complete document file drive speed.
The Boca Royale record shows steady resale volume: 56 resales in 2025 and 56 in 2026 through mid October (Sarasota County Property Appraiser). County-wide, Sarasota County single-family supply fell to 3.7 months in the third quarter of 2026 from 4.8, and homes sold for 94.4 percent of original asking, up from 91.9 percent (Sarasota Magazine, Q3 2026 RASM data). Those are county figures, not Boca Royale figures.
The county record shows when sales close, not when homes list. Across all 572 recorded Boca Royale resales, March led with 74 closings, followed by May with 63 and April with 62, while September recorded 29 (Sarasota County Property Appraiser). In the latest window, 38 of the 68 resales closed from January to May 2026. Listing in winter feeds the spring closings.
The county roll dated October 21, 2026 holds 1,267 Boca Royale parcels, 949 of them with a home, including 266 unbuilt lots in Boca Royale East Unit 20 (Sarasota County Property Appraiser). The record shows 572 qualified resales of Boca Royale homes across all years, and 638 of the 949 homes carry a homestead exemption, so most homes are owner-occupied as a permanent residence.
Neal markets its homes as "Boca Royale Golf and Country Club at Wellen Park," but the original Boca Royale is not in Wellen Park's special district. The West Villages Improvement District says "Sarasota National, Grand Palm and Boca Royale are not part of the WVID," while it lists "Boca Royale at Wellen Park" among its neighborhoods (West Villages Improvement District, FAQs). Describe your home's unit accurately in the listing; Unit 20 lots carry a WVID assessment the original units do not.
The fixed state lines are the deed stamps at $0.70 per $100, $4,200.00 at the $600,000 resale median, and the owner's title premium, $3,075.00 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 assessments, 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 $355,000 sale owes $2,485.00, a $600,000 sale owes $4,200.00, and a $1,500,000 sale owes $10,500.00. Sarasota County uses the statewide rate, and the seller customarily pays the deed stamps there (Florida Department of Revenue; Barnes Walker, Sarasota Manatee closing customs). Any mortgage on the property 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 $1,850.00 at $355,000, $3,075.00 at $600,000 and $4,575.00 at $900,000; at $1,500,000 the $2.50 tier above $1,000,000 brings it to $6,325.00 (Rule 69O-186.003). A reissue credit may apply, so give your own owner's 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 Neal's new homes: 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 Transfer Contribution is one Boca Royale-specific option.
It is the association's statement of what is owed on your home, and every Boca Royale 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 Boca Royale fee was not published; your closing agent orders the certificate and confirms it.
Ten business days from a written or electronic request under Florida law. If the association misses that deadline, a fee may not be charged for that certificate, and the certificate is valid 30 days when delivered by hand or electronically, or 35 days by mail (Florida Statutes 720.30851). The certificate must list any transfer or other fee due, which is where Boca Royale's Transfer Contribution appears. We ask for it the day the contract is signed.
The buyer. The Fifteenth Amendment, recorded July 30, 2026 as Instrument 2026103433, requires a contribution on every transfer of a lot in Units 11 and later, made "by or on behalf of the purchaser," equal to one year's Annual Assessment for the lot less the Community Membership Assessment (Boca Royale Golf POA, Governing Documents). It is treated as an assessment for regular common expenses, not an advance payment of dues. Confirm the terms with the association and the estoppel, since the text was read from a scan.
No dollar figure is public. It equals the lot's then-current Annual Assessment less the Community Membership Assessment, and the association's public pages list what the assessment covers but no amount (Boca Royale Golf POA, FAQ). The board may revise it up to that ceiling (Boca Royale Golf POA, Governing Documents). Get the figure for your lot from Castle Group at 941-460-8020 or from the estoppel certificate before you price concessions.
Not on the documents read. The Fifteenth Amendment amends only the Declaration for Boca Royale excluding Units 1 to 10, and the older units have their own recorded restrictions; the October 2024 amendment read for Englewood Golf Course Units 1 to 4 addresses only the "Staycation Pool" area (Boca Royale Golf POA, Governing Documents). If your home is in an older unit, the estoppel certificate is still the place to confirm any fee due.
No sale approval or right of first refusal was found in the recorded Declaration for Units 11 and later (Boca Royale Golf POA, Governing Documents). Florida's estoppel form still asks whether the rules require board approval of a transfer, so the certificate confirms it for your lot (Florida Statutes 720.30851). Leases, unlike sales, need the association's written approval, deemed given if not denied within 15 days.
Not in Englewood Golf Course Units 1 to 4: their original Article IX gave the association a 30-day right of first refusal on any sale, and the May 2, 2012 amendment states "Article IX of the Restrictions is deleted" (Boca Royale Golf POA, Governing Documents). The restrictions for Unit 5 and Units 6 to 10 were not searched in full for a similar clause, so a seller in those units should ask the closing agent to check before listing.
The association does not publish them. Its FAQ says quarterly assessments for single-family homes cover common-area landscaping, the management company, common-area utilities and common-area insurance, and also says payments are due on the 1st of every month (Boca Royale Golf POA, FAQ). Use your latest statement, the estoppel certificate or the current budget from Castle Group, 941-460-8020. Homes in Unit 10 or the Englewood Golf Villas may carry a second association's assessment.
No. The club became a "Non-Equity Private Country Club" on July 1, 2026, changing "from a Semi-Private to a Private Country club facility for its members and invited guests" (Neal Communities, private club release). Declaration 7.9 adds that "A Club Membership is not an investment in the Country Club" (Boca Royale Golf POA, Governing Documents). There is no club equity to sell or refund at closing.
Tell the buyer what the recorded Declaration says. Today every lot is covered by a Community Membership Agreement dated October 1, 2012, letting each owner designate up to two people to use the club's dining and social facilities, funded by a Community Membership Assessment; that agreement expires April 15, 2029 unless ended earlier (Boca Royale Golf POA, Governing Documents). Club initiation and dues are not published; the buyer should ask the club, (941) 475-6464.
Under Declaration 7.10, once the Community Membership Agreement ends and a membership is available, each owner, "as a condition of such ownership, shall make a bona fide application for a Club Membership," and under 7.13 a later deed "will be void unless there is also recorded in connection therewith a certificate executed by the Country Club Owner" (Boca Royale Golf POA, Governing Documents). A buyer planning a long hold should read those sections now; the Fifteenth Amendment extends the agreement for the Wellen Park section only.
Only with approval. Declaration 13.18 states "No sign of any kind shall be displayed in the Community" except house numbers, name plates, a builder's construction sign and other signs "approved by Developer as to size, design, location, and content" (Boca Royale Golf POA, Governing Documents). No posted Boca Royale open-house or sign policy was found on the association's pages. We request approval before any sign goes up and let online marketing do the work.
Yes, and before the buyer signs. Section 720.401 has the parcel owner supply the summary on a resale; a buyer who did not receive it before the contract may cancel in writing within 3 days after receipt or before closing, whichever comes first, and a waiver has no effect (Florida Statutes 720.401). The Boca Royale Golf Property Owners Association 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. In Boca Royale, item 6 on recreational fees is where the Community Membership Assessment belongs, item 4 on special districts matters for Unit 20, and the Fifteenth Amendment was made by the Developer under Articles 25 and 26 (Florida Statutes 720.401; Boca Royale Golf POA, Governing Documents).
You should, and they are public. Florida requires an association with 100 or more parcels to post its governing documents online (Florida Statutes 720.303), and Boca Royale's library lists 50 files, including the Declaration recorded as Instrument 2013072034, its amendments through the Fifteenth, the Community Rules compilation updated June 17, 2025 and the Design Criteria Manual (Boca Royale Golf POA, Governing Documents). Villa owners should add the 1989 settlement agreement and 2025 memorandum.
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). Flooding includes "Sustained periods of standing water resulting from rainfall," so disclose any lake-edge or drainage event too.
It depends on the lot. Of 984 address points in Boca Royale's built plats on FEMA maps effective March 27, 2024, 313 sit in Zone X, 618 in shaded Zone X and 53 in Zone AE, and no VE zone appears; Units 17 and 18 hold most of the AE points (Sarasota County GIS, FEMA Flood Zone layer). Twelve letters of map change inside the plats from 2024 to 2026 removed specific lots, so check your parcel and letter.
Every Citizens personal residential policy will need flood coverage from January 1, 2027, whatever the zone (Florida Statutes 627.351; Citizens Property Insurance, Flood). Sarasota County's Class 5 Community Rating System status gives NFIP policies a 25 percent discount (FEMA CRS list, October 2026). An elevation certificate makes the buyer's quote faster.
Often, yes. FEMA says NFIP policyholders can keep their discount by "assigning their flood insurance policy when their property changes ownership," and most NFIP rates cannot rise more than 18 percent a year (FEMA, Risk Rating 2.0). Assignment can help a buyer of a Unit 17 or Unit 18 home, where most address points are in Zone AE. Give your declarations page to your listing team early.
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 is "valid for up to five (5) years provided no material changes have been made to the structure" (Florida Statutes 627.0629; OIR-B1-1802 form). Boca Royale's Design Criteria Manual requires tile roofs in Units 11 to 17 and has approved two permanent hurricane shutter types since May 30, 2024, features the report can credit.
It can, mainly in the older units. By the county roll, 102 of the 949 Boca Royale homes were built in 2011 or earlier, in Units 6 Phase 1-A to 10 and one older parcel, so an original roof there is 15 years old or more (Sarasota County Property Appraiser). Florida bars an insurer from refusing a policy solely because a roof is under 15 years old, and lets an owner of an older roof get an inspection before replacement is required (Florida Statutes 627.7011). Have your re-roof permit ready.
Not if its dwelling replacement cost is $700,000 or more, which makes it ineligible for Citizens under section 627.351(6)(a)3.a (Florida Statutes 627.351). Replacement cost is not sale price, but Units 7, 8, 9 and 17 have median living areas of 3,035 to 3,403 square feet, so a buyer there will likely price private-market coverage (Sarasota County Property Appraiser). A current wind mitigation report helps that quote.
On original Boca Royale tax bills, no district line appears: eight 2026 notices show only fire, solid waste and stormwater (Sarasota County Property Appraiser, TRIM 0484080004). The 2013 Declaration names a Boca Royale Community Development District, whose current status was not found, so Unit 11 Phase 1 sellers should have the title agent check. Unit 20 lots are inside the West Villages Improvement District (West Villages Improvement District, FAQs).
Florida taxes run January 1 to December 31 and are paid in arrears, so the seller credits the buyer for the days owned, by Sarasota custom through the day before closing (Barnes Walker, Sarasota Manatee closing customs). For a November or December closing the 2026 bill is already out and is prorated directly (Sarasota County Tax Collector). On a $6,091.63 example Boca Royale bill, a June 30 closing credits the buyer about $3,004.09 for 180 days.
Often, yes, because Save Our Homes caps reset at a sale, and the home is assessed at just value the January 1 after the change of ownership (Florida Statutes 193.155). One homestead Unit 8 home shows a 2026 market value of $1,339,400 against an assessed value of $762,996 (Sarasota County Property Appraiser, TRIM 0484100006). The property tax disclosure 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 (Florida DOR PT-112; Sarasota County Property Appraiser, Save Our Homes and portability).
Possibly; ask your CPA. The home sale exclusion of up to $250,000, or $500,000 on a joint return, requires owning and using the home as your main home for 24 months of the 5 years before the sale, and you may take it only once in a 2-year period (IRS Publication 523; IRS Topic 701). A partial exclusion may apply for a workplace move, a health issue or an unforeseeable event. This is general information, not tax advice.
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). At $600,000 that is $90,000 or $60,000, a withholding against tax, not a fee. Every Boca Royale unit median is above the $300,000 no-withholding exception. Form 8288-B lets a seller apply for a withholding certificate; ask a tax adviser early.
Run both numbers against the rules. Declaration 13.32 bars leases shorter than six consecutive months or more than twice a year without approval, requires the association's written approval, deemed given if not denied within 15 days, and lets the association require a damage escrow of up to $500 plus an administrative charge of up to $50 (Boca Royale Golf POA, Governing Documents). Rents are an MLS field: Information not available at time of publishing (checked November 14, 2026).
You can, but a Boca Royale resale has more moving parts than most: the estoppel and Transfer Contribution, the disclosure summary with the Community Membership terms, the flood disclosure, the Developer's sign approval and a builder selling new homes inside the same gate. You would also handle the buyer's agent compensation question while Neal publishes up to 3 percent (Neal Communities, Realtors page). Call Jesse direct at (239) 898-6072 before you decide.
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 Boca Royale resales: 68 in the latest 12 months at a $600,000 median and $268 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. Any exterior change needs the Architectural Committee's written approval, whose authority covers "all periods subsequent to construction," and roofs in Units 11 to 17 must be flat concrete, barrel or "S" tile, with "Asphalt shingles" not allowed (Boca Royale Golf POA, Governing Documents). Warranty items should go to Neal before you list, while coverage is active.
Yes. The Declaration requires pools to be enclosed with cages no higher than the house; the Design Criteria Manual requires anodized bronze screen enclosures no taller than 15 feet, set back 10 feet on golf-course lots, and limits fences to an average of 6 feet with no fencing in maintenance-assisted areas (Boca Royale Golf POA, Governing Documents). Have the approval letter and the county permit final for each addition ready.
Your deed and builder closing statement, your owner's title policy, survey and elevation certificate, any letter of map change, Architectural Committee approvals and county permits for additions, your Neal warranty book, wind mitigation report, flood and homeowners declarations pages, your latest tax bill and assessment statement, your payoff contact, and the governing documents from the association's library (Boca Royale Golf POA, Governing Documents). Villa owners add the condominium or Unit 10 association's papers.
Check your warranty booklet. Neal's Boca Royale plan pages state a 10-year structural warranty and a 2-year mechanical warranty, with service inspections at 1, 6 and 11 months after closing (Neal Communities, Tidewinds 2 plan). Neal's standalone warranty page was not available when we checked, so transfer terms were not confirmed; your written warranty controls. Remaining structural coverage is a selling point, so bring the booklet to the listing appointment.
Only if the home was built before 1978. The EPA rule exempts "Housing built after 1977" (EPA, Real Estate Disclosure), and the Boca Royale Unit plats date from 1999 onward (Boca Royale Golf POA, Governing Documents). The older adjoining Englewood Golf Course and Englewood Golf Villas plats include homes built from 1972 (Sarasota County Property Appraiser), so check your year built there.
Yes, and many owners will. On the county roll, 178 of the 949 Boca Royale homes carry an owner mailing address outside Florida, led by Michigan, Massachusetts and Ohio (Sarasota County Property Appraiser). We handle showings through the gate, the estoppel request, the sign approval and inspections while you are away, and your closing agent arranges how you sign. Call Jesse direct at (239) 898-6072 to plan the timeline.
No age restriction was found in the recorded Declaration for Boca Royale, and a text search of it for older-persons or age-55 language returned none (Boca Royale Golf POA, Governing Documents). Describe your listing by the home, the unit, the club and the rules; that is both accurate and what fair housing law expects of every listing.
Almost certainly Level C. On Sarasota County's evacuation map, 967 of the 984 address points in Boca Royale's built plats are Level C and 17, all in Unit 15, are Level B, and 2026 Boca Royale tax notices print "EVACUATION LEVEL: C" (Sarasota County GIS, Storm Evacuation Zone layer). Buyers ask, so we put the level in your listing file.
The best listing agent for your Boca Royale home is one who prices from the county record split by builder and resale and by unit, knows Neal's plans and current prices, follows the Declaration's sign and club 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 Boca Royale's recorded resales by unit, bedrooms and pool, set the home against Neal's base prices and quick move-ins, gather the estoppel, Transfer Contribution figure, disclosure summary and flood disclosure before an offer arrives, request sign approval, negotiate as the partners who priced the home, and manage the closing. Start with a free Boca Royale home valuation, or Call Jesse direct at (239) 898-6072. If you are buying too, Call Marc at (239) 287-5873.
Boca Royale sellers call a local team because value here is written in details a distant agent rarely checks: which of the Boca Royale units holds the lot, what the owner paid Neal and what Neal charges today, what the Fifteenth Amendment and the club terms require, and which lots a letter of map change moved out of Zone AE.
If you are thinking, "I need someone to sell my house in Boca Royale, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Englewood, Sarasota County, Charlotte County, Venice and North Port. Whether you are selling in Boca Royale, Beachwalk by Manasota Key, 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 rebuilt golf course and the recorded plats to the governing documents, flood maps and Neal's floor plans, read our Boca Royale 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.
Boca Royale's public records live with Sarasota County, the association and, for Unit 20, the West Villages Improvement District. 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, amendments and rules; and FEMA's map confirms the flood zone. Knowing where each lives lets us answer a Boca Royale buyer in a day.
That means the Sarasota County Property Appraiser, the Sarasota County Tax Collector, the association's Boca Royale Golf POA governing documents page and FAQ page, the West Villages Improvement District FAQs for Boca Royale East, the Englewood Water District for water and sewer, and the Englewood Area Fire Control District for the $290.78 fire assessment on every improved Boca Royale bill. Castle Group manages the association: the management office answers at 941-460-8020, the main gate at 941-270-4811, and after-hours Resident Services at 800-337-5850, option 1 (Boca Royale Golf POA, Management Contacts).
If you are selling in Boca Royale and buying your next home in the area, or weighing a new Neal 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 Boca Royale owners the most.
Neal's published broker policy requires a buyer's broker to be present at the first visit and registration, with registration valid 90 days per community (Neal Communities, Realtors page), so call before you tour. Read our Englewood 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 Boca Royale 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 Boca Royale seller actually uses, each linked to the publishing authority.
| Document | Publisher | What a Boca Royale 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 |
| Governing Documents library (Declaration Instrument 2013072034, Fifteenth Amendment Instrument 2026103433, Community Rules, Design Criteria Manual) | Boca Royale Golf Property Owners Association | The Transfer Contribution, club terms, sign, leasing and architectural rules | Boca Royale Golf POA, Governing Documents |
| Association FAQ | Boca Royale Golf Property Owners Association | What the assessment covers and when it is due | Boca Royale Golf POA, FAQ |
| 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 627.7073, Florida Statutes | Florida Legislature | The disclosure owed if a sinkhole claim was paid | Section 627.7073 |
| 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 Boca Royale sales behind every figure on this page | Sarasota County Property Appraiser data downloads |
| 2026 TRIM notice, parcel 0484080004 | Sarasota County Property Appraiser | A sample Boca Royale bill with fire, solid waste and stormwater lines and evacuation level | TRIM 0484080004 |
| 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 |
| Real Estate Disclosure (lead-based paint) | U.S. EPA | Whether a home in the older adjoining sections needs the pre-1978 disclosure | EPA lead disclosure rule |
| 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 Boca Royale address point | Sarasota County FEMA flood zone layer |
| Letter of Map Change layer | Sarasota County GIS | Letters that removed specific Boca Royale lots from the mapped flood area | Sarasota County letter of map change 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 |
| Interested Party Contributions, B3-4.1-02 | Fannie Mae Selling Guide | The 3, 6 and 9 percent caps on seller concessions | Fannie Mae Selling Guide B3-4.1-02 |
| West Villages Improvement District FAQs | West Villages Improvement District | Which Boca Royale homes are inside the district | WVID FAQs |
Every source below was read between October 21 and November 14, 2026, and each figure on this page carries its own date and window beside it in the text. Primary documents come first: Florida Statutes and rules, state and federal agencies, Sarasota County and its Property Appraiser, Clerk and Tax Collector, the builder's own published community pages and brochure, and the association's own documents. Boca Royale sales figures come from the Sarasota County Property Appraiser's bulk parcel and sales file dated October 21, 2026, whose newest qualified 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 Boca Royale 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 86 qualified recorded Boca Royale sales on the Sarasota County roll for the 12 months to October 14, 2026, 18 from the builder and 68 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 Boca Royale 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 Boca Royale, 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.