Boca Royale · Englewood · Sarasota County 34223

Boca Royale homes for sale in Englewood: 101 recorded sales at a $585,000 median, detached homes vs paired villas, the private golf club, HOA documents, Boca Royale East new construction, flood zones and schools. Updated October 2026.

Boca Royale homes for sale are resales inside one of Englewood's largest golf communities, plus new Neal Communities homes in the Boca Royale East section. Boca Royale (Boca Royale Golf and Country Club) is a gated golf community in Englewood, Florida, on the Sarasota County side of the county line in ZIP 34223. The Sarasota County Property Appraiser's files show 101 qualified home sales at a $585,000 median across the community's 1,486 parcels in the 12 months through October 13, 2026, and 215 sales at a $624,000 median over 24 months. Detached homes and paired villas trade in very different price bands, so this page reports them separately. Updated October 2026.

This page links current Boca Royale listings and sets out what Boca Royale homes actually sold for on the county record, by section and home type. It explains the golf club and its July 2026 change to a private club, the association documents and fee layers, the new Boca Royale East build, and the taxes, flood zones, evacuation levels, schools and drive times that come with a Boca Royale address. Every figure names its record and date, and every source is listed at the bottom of the page.

By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.

Key takeaways for Boca Royale buyers

• Boca Royale is a gated golf community in Englewood on the Sarasota County side of the county line: all 1,486 parcels sit in ZIP 34223 on the Sarasota County Property Appraiser's roll, in unincorporated tax district 0100 (files dated October 21, 2026).
• The county record shows 101 qualified home sales at a $585,000 median ($258 per living square foot) in the 12 months through October 13, 2026, and 215 sales at a $624,000 median over 24 months.
• Home type sets the price: detached homes recorded 65 sales at a $710,000 median in the latest 12 months, paired villas 32 at $377,500 and the older condo villas 3 at $375,000.
• The community has 1,147 homes on the 2026 roll: 945 in the Neal-era Units 6 to 18, 156 in the original Englewood Golf Course Units 1 to 5A and 46 Englewood Golf Villas condos; 58 percent have a private pool.
• Neal Communities, which bought the club and land in 2011 to 2012, sold the last new home in the original community in October 2026; new construction continues in Boca Royale East (county East Unit 20), planned for 825 homes, with base plans listed from $352,990 to $690,990 on October 28, 2026.
• Boca Royale Golf and Country Club became a non-equity private club on July 1, 2026; its Gordy Lewis course reopened December 23, 2024 at par 71 and 6,604 yards. The association pays for a Community Membership for every lot through April 15, 2029; golf is optional.
• There has been no Boca Royale CDD since Sarasota County Ordinance 2014-103 (adopted February 10, 2015); only the Boca Royale East lots fall inside the West Villages Improvement District.
• Flood zones vary by lot: 14 of 17 FEMA sample points returned Zone X and 3 returned Zone AE on maps effective March 27, 2024, so check every address.
• Sarasota County's zone layers place Boca Royale addresses in Englewood Elementary (graded A for 2025-26), L.A. Ainger Middle and Wellen Park High, which opened in August 2026.
• Boca Royale is marketed as a Wellen Park neighborhood, but its legal address is Englewood, Florida 34223, in unincorporated Sarasota County.

Boca Royale homes for sale right now

Boca Royale homes for sale are linked below, filtered to the Boca Royale subdivision name in the MLS and sorted by price, with separate searches for detached houses and villas. Because the MLS records each section under its own plat name, a few older listings may sit under the original Englewood Golf Course names; the Englewood search catches them. Data updated: October 2026.

Days on market, sale-to-list ratios and active-listing counts come from the MLS and are being added in our next data refresh.

• All Boca Royale homes for sale
• Boca Royale houses for sale
• Boca Royale villas for sale
• All Englewood homes for sale

Listing data refreshes from the MLS throughout the day, and a listing shown may already be under contract. New Neal Communities homes in Boca Royale East are sold by the builder and may not all appear in the MLS search; the new construction section below covers them.

Ready to tour Boca Royale homes?

Tell us whether you want a detached home or a paired villa, which sections, a pool or not, and your price range, and a Domain Realty Group agent will set up showings, pull the recorded sales on those streets and request the association's disclosure summary for you. Contact Domain Realty Group, call 239-441-2816, or search all Southwest Florida listings.

What do homes in Boca Royale sell for?

Homes in Boca Royale sold at a median of $585,000 across 101 recorded qualified sales in the 12 months through October 13, 2026, which works out to a median of $258 per living square foot. Every figure in this section comes from the Sarasota County Property Appraiser's public parcel roll and sales files dated October 21, 2026, covering the full Boca Royale Golf and Country Club footprint: 1,486 parcels and 1,147 improved homes, including the original Englewood Golf Course sections (Units 1 to 5A and the Englewood Golf Villas) that share the Boca Royale Golf property owners' association.

We tracked every qualified Boca Royale sale in the Sarasota County Property Appraiser's sales file, across all 1,486 parcels in the community, to build the tables below.

These are recorded closings from county records, not MLS data. A "qualified improved sale" here means a recorded sale coded 01 or 02 by the appraiser, at a price over $1,000, on a parcel with living area on today's roll and a year built on or before the sale year (the last test is inferred, because the roll shows today's improvements). Price per square foot uses heated living area. "12-month" means sales after October 13, 2025 through October 13, 2026. "24-month" means sales after October 13, 2024 through October 13, 2026. The newest qualified sale in ZIP 34223 in the file is dated October 13, 2026.

What is the median sale price in Boca Royale right now?

The county record shows a 12-month median of $585,000 on 101 qualified sales, with a low of $294,000 and a high of $1,575,000. The median price per living square foot was $258. The 12 months before that (October 14, 2024 through October 13, 2025) show a higher median on a slightly larger count, and the 24-month window sits between the two.

Window (Sarasota County Property Appraiser, files dated October 21, 2026)	Qualified sales (n)	Median price	Low	High	Median $ per living sq ft
12-month: after Oct 13, 2025 through Oct 13, 2026	101	$585,000	$294,000	$1,575,000	$258
Prior 12 months (12 months before this one)	114	$682,300 (even n, mean of the middle pair)	$225,000	$1,935,000	$294
24-month: after Oct 13, 2024 through Oct 13, 2026	215	$624,000	$225,000	$1,935,000	$273

Sources: Sarasota County Property Appraiser parcel roll and sales files dated October 21, 2026 (profile run October 28, 2026).

A median moves with which homes happen to close. Boca Royale sells very different products under one name, from paired villas of about 1,500 to 1,850 square feet to estate homes above 3,000 square feet, so the headline median is best read next to the segment, type and unit tables below.

How do prices differ between the older sections and Units 6 to 18?

Boca Royale splits into three county segments, and only two have sales: the legacy Englewood Golf sections and Boca Royale Units 6 to 18. East Unit 20 has platted lots but no improved homes on the roll, so it has no qualified sales.

Segment	Parcels	Improved homes	12-month sales (n)	12-month median and $ per sq ft	24-month sales (n)	24-month median and $ per sq ft
Legacy Englewood Golf sections (Units 1 to 5A and Golf Villas)	223	202	16	$612,000 (even n, mean of the middle pair); $247; range $294,000 to $1,279,900	31	$600,000; $240; range $225,000 to $1,279,900
Boca Royale Units 6 to 18	997	945	85	$568,000; $266; range $325,000 to $1,575,000	184	$627,500 (even n, mean of the middle pair); $277; range $312,000 to $1,935,000
Boca Royale East Unit 20	266	0	0	no qualified sales	0	no qualified sales

Sources: Sarasota County Property Appraiser parcel roll and sales files dated October 21, 2026, 12-month and 24-month windows ending October 13, 2026.

The Units 6 to 18 subset (85 sales at a median of $568,000 in 12-month) is the same figure shown on the parent Englewood page at /englewood/. The Boca Royale headline on this page is higher in count (101 sales) and higher in median ($585,000) because it adds the 16 legacy-section sales at a median of $612,000.

Do detached homes, paired villas and condo villas sell at different prices?

Yes. Boca Royale detached homes closed at a 12-month median of $710,000 on 65 sales, paired villas at $377,500 on 32 sales, and condo villas at $375,000 on 3 sales. The county codes detached homes as 0100, paired attached end-unit villas as 0101, and condominium detached villas (the Englewood Golf Villas) as 04xx.

Home type (county use code)	12-month sales (n)	12-month median; range; $ per sq ft	24-month sales (n)	24-month median; range; $ per sq ft
Single-family detached (0100)	65	$710,000; $370,000 to $1,575,000; $290	144	$736,250 (even n, mean of the middle pair); $370,000 to $1,935,000; $304
Paired villa, attached (0101)	32	$377,500 (even n, mean of the middle pair); $325,000 to $465,000; $225	59	$390,000; $312,000 to $682,300; $232
Condo villa (04xx)	3 (thin)	$375,000; $294,000 to $410,000; $185	11	$347,000; $225,000 to $415,000; $179

Sources: Sarasota County Property Appraiser parcel roll and sales files dated October 21, 2026, windows ending October 13, 2026.

The condo villa 12-month line rests on 3 sales, so treat it as a list of three closings rather than a trend.

What do homes sell for in each Boca Royale unit?

Unit medians in Boca Royale range from $360,000 in Unit 11 Phase 1 (n=13) to $1,575,000 in Unit 8 (n=5) over the 24 months through October 13, 2026. The table below lists every unit with at least 5 qualified sales in the 24 months. Units with fewer than 5 sales are listed separately after it, as recorded, without interpretation.

Unit (county subdivision)	24-month sales (n)	24-month median	Low to high	Median $ per living sq ft
Englewood Golf Villas 04	5	$375,000	$285,000 to $415,000	$166
Englewood Golf Course Unit 4	6	$842,500 (even n, mean of the middle pair)	$624,000 to $1,279,900	$276
Boca Royale Unit 7	5	$1,175,000	$925,000 to $1,510,000	$370
Boca Royale Unit 8	5	$1,575,000	$875,000 to $1,935,000	$400
Boca Royale Unit 11 Phase 1	13	$360,000	$324,900 to $630,000	$237
Boca Royale Unit 11 Phases 2 and 3	12	$602,500 (even n, mean of the middle pair)	$327,000 to $940,000	$253
Boca Royale Unit 12 Phase 1	6	$737,500 (even n, mean of the middle pair)	$625,000 to $877,500	$288
Boca Royale Unit 12 Phase 2	23	$568,000	$440,000 to $755,000	$268
Boca Royale Unit 13	17	$418,000	$312,000 to $850,000	$256
Boca Royale Unit 14 Phase 1	11	$692,000	$530,000 to $840,000	$303
Boca Royale Unit 14 Phase 2	43	$850,000	$593,300 to $1,176,400	$331
Boca Royale Unit 16	38	$396,750 (even n, mean of the middle pair)	$325,000 to $835,000	$234

Sources: Sarasota County Property Appraiser parcel roll and sales files dated October 21, 2026, 24-month window ending October 13, 2026.

Thin units, fewer than 5 qualified sales in the 24 months (n, median, range as recorded):

• Englewood Golf Course Unit 1: n=4, median $375,000, $370,000 to $780,000, $180 per sq ft
• Englewood Golf Course Unit 2: n=4, median $696,250, $655,000 to $840,000, $276 per sq ft
• Englewood Golf Course Unit 3: n=2, median $757,500, $720,000 to $795,000, $281 per sq ft
• Englewood Golf Course Unit 5: n=4, median $665,000, $485,000 to $859,900, $267 per sq ft
• Englewood Golf Villas 01: n=2, median $302,500, $225,000 to $380,000, $191 per sq ft
• Englewood Golf Villas 02: n=2, median $372,450, $329,900 to $415,000, $179 per sq ft
• Englewood Golf Villas 07: n=1, $347,000, $233 per sq ft
• Englewood Golf Villas 09: n=1, $294,000, $185 per sq ft
• Boca Royale Unit 6 Phase 1-A: n=2, median $915,000, $730,000 to $1,100,000, $289 per sq ft
• Boca Royale Unit 9: n=1, $1,500,000, $390 per sq ft
• Boca Royale Unit 10: n=3, median $810,000, $750,000 to $920,000, $311 per sq ft
• Boca Royale Unit 15: n=1, $855,000, $316 per sq ft
• Boca Royale Unit 17: n=4, median $1,310,000, $1,169,000 to $1,400,000, $433 per sq ft

Englewood Golf Course Unit 5A, Englewood Golf Villas 03, 05, 06, 10 and 11, and Boca Royale East Unit 20 have no qualified 24-month sales in the county file. The 24-month counts shown across all units add up to the 215 total (31 in the legacy sections plus 184 in Units 6 to 18).

How have Boca Royale prices changed from 2016 to 2026?

The Boca Royale median sale price rose from $325,000 on 87 qualified sales in 2016 to $742,500 on 100 sales in 2024, then eased to $640,000 on 107 sales in 2025 and $576,500 on 84 sales in 2026 through October 13. The table covers the whole footprint, so part of the movement reflects the changing mix of homes sold as newer sections were built and sold.

Calendar year	Qualified sales (n)	Median price	Median $ per living sq ft
2016	87	$325,000	$177
2017	99	$389,900	$181
2018	91	$334,200	$180
2019	84	$382,000	$189
2020	118	$396,550	$200
2021	119	$510,000	$229
2022	71	$675,000	$322
2023	91	$609,000	$319
2024	100	$742,500	$317
2025	107	$640,000	$276
2026 (to October 13, 2026)	84	$576,500	$255

Sources: Sarasota County Property Appraiser parcel roll and sales files dated October 21, 2026.

The quarterly medians since 2023 show the same pattern in finer detail. Quarters with 14 to 34 sales are small samples, so single-quarter swings are noisy.

Quarter	Qualified sales (n)	Median price
2023 Q1	26	$605,450
2023 Q2	19	$577,000
2023 Q3	20	$601,550
2023 Q4	26	$642,850
2024 Q1	27	$674,800
2024 Q2	34	$769,800
2024 Q3	14	$743,050
2024 Q4	25	$730,000
2025 Q1	20	$708,500
2025 Q2	34	$590,400
2025 Q3	33	$665,500
2025 Q4	20	$602,800
2026 Q1	33	$600,000
2026 Q2	26	$617,500
2026 Q3	23	$490,000
2026 Q4 (partial, to October 13)	2	$517,500

Sources: Sarasota County Property Appraiser parcel roll and sales files dated October 21, 2026.

What is the price per square foot in Boca Royale by home size and age?

In the 24 months the Boca Royale median ranged from $233 per living square foot for homes of 1,500 to 1,999 square feet (setting aside the 3-sale smallest band) to $358 for homes of 3,000 square feet and up. Price per square foot uses heated living area from the county roll, and the median price rises with size in every band.

Living area band (sq ft)	24-month sales (n)	Median price	Median $ per sq ft
0 to 1,499	3 (thin)	$327,000	$228
1,500 to 1,999	78	$392,150	$233
2,000 to 2,499	59	$630,000	$281
2,500 to 2,999	53	$850,000	$318
3,000 and up	22	$1,213,200	$358

Sources: Sarasota County Property Appraiser parcel roll and sales files dated October 21, 2026, 24-month window ending October 13, 2026.

By year built, the 24-month sales split into three eras. The county roll year-built field drives the split.

Year built	24-month sales (n)	Median price	Range	Median $ per sq ft
Built before 2000	29	$485,000	$225,000 to $1,279,900	$233
Built 2000 to 2014	25	$810,000	$324,900 to $1,935,000	$293
Built 2015 or later	161	$606,100	$312,000 to $1,510,000	$276

Sources: Sarasota County Property Appraiser parcel roll and sales files dated October 21, 2026, 24-month window ending October 13, 2026.

The 2000 to 2014 group has the highest median in the table and the 2015 or later group has the most sales; the unit table above shows which sections those sales come from.

Do Boca Royale homes with a pool sell for more?

Boca Royale homes with a pool recorded on the roll closed at a 24-month median of $792,500 on 122 sales, against $395,000 on 93 sales for homes with no pool recorded. That gap is not a pure pool effect. None of the 274 paired villas has a private pool on the roll, and the pool group is weighted to larger detached homes, so the two groups differ in type and size as well.

Group	24-month sales (n)	Median price	Range	Median $ per sq ft
Pool recorded	122	$792,500 (even n, mean of the middle pair)	$485,000 to $1,935,000	$313
No pool recorded	93	$395,000	$225,000 to $725,000	$232

Sources: Sarasota County Property Appraiser parcel roll and sales files dated October 21, 2026, 24-month window ending October 13, 2026.

On the 2026 roll, 669 of the 1,147 improved homes have a pool recorded and 478 do not. The roll records a pool when a pool building appears on the parcel record; it does not show pool age, heating, screen enclosure or condition.

How many Boca Royale sales fall in each price band?

In the 24 months, the largest group of Boca Royale closings was $600,000 to $799,999 (58 of 215 sales), followed by $0 to $399,999 (51 sales). Six sales were $1,500,000 or more.

Price band	24-month sales (n)
$0 to $399,999	51
$400,000 to $499,999	24
$500,000 to $599,999	23
$600,000 to $799,999	58
$800,000 to $999,999	37
$1,000,000 to $1,499,999	16
$1,500,000 and up	6

Sources: Sarasota County Property Appraiser parcel roll and sales files dated October 21, 2026, 24-month window ending October 13, 2026.

Do the sale medians include new homes sold by the builder?

Yes. The county medians above include first sales of new homes by Neal Communities' land-holding entity, so the Boca Royale numbers describe recorded closings, not resales only. In the appraiser's sales file, Resource Conservation of Sarasota LLC is the grantor (seller) on 399 transfers from January 3, 2020 through September 17, 2026, at a median price of $484,100 across all sale codes. Of those 399 transfers, 312 carry qualification code 01, which is one of the two codes the qualified medians use; 84 carry code 03 (qualified, but characteristics changed), which the qualified medians exclude; the rest carry code 11 (2) or 32 (1).

A Business Observer report of June 8, 2012 named Resource Conservation of Sarasota LLC as the buyer of the first part of the club property from Boca Royale Golf Inc. The entity appears as grantor in Units 8, 12 Phase 2, 13, 14 Phases 1 and 2, 15, 16 and 17. Officer details for the entity were not retrievable from the Florida corporate records search, so the link between the entity and Neal Communities rests on that news report and the pattern of deeds. A Business Observer article of October 27, 2026 quotes Neal Communities counting 1,151 homes in the original community and announcing the final home sale there.

Newest sections therefore show many first closings inside the medians (Units 14 to 17 in particular). The county record also carries the builder's contract-stage transfers under code 03; those are not in the medians.

Qualification code on recorded transfers, 2023 onward	Meaning (appraiser)	Transfers
01	Sale qualified as a result of deed examination	389
11	Corrective, quit claim, tax deed, no consideration	247
03	Qualified sale but characteristics changed	37
38	Sale under extreme circumstances (forced, duress)	4
37	Not exposed to open market or parties not informed	4
30	Transactions involving affiliated parties	2
40	Non-market financing or non-market lease	1

Sources: Sarasota County Property Appraiser sales file dated October 21, 2026; Florida Department of Revenue sales qualification codes; Business Observer, June 8, 2012 and October 27, 2026 (supporting reports).

What can the county record not show about Boca Royale sales?

The county files show recorded closings only. They do not show active listings, days on market, list-to-sale price ratios, seller concessions, repairs, lot premiums or whether a home backs onto a fairway, lake or preserve (every Boca Royale parcel codes as mainland, so view claims need a plat, site plan or survey for the specific address). Active-listing counts, days on market and sale-to-list figures come from the MLS and are being added to this page.

One more limit matters when reading the tables: the appraiser's 2026 "just value" is a mass-appraisal estimate as of January 1, 2026, not a sale price or an appraisal, so it is never mixed with the sale figures here.

For a specific home, the disclosure summary, the estoppel certificate and the seller's documents hold the facts the roll cannot, including current association assessments.

Boca Royale neighborhoods and home types

Boca Royale Golf and Country Club in Englewood, Florida 34223 is made up of dozens of county subdivisions on the Sarasota County roll, grouped here into legacy Englewood Golf sections, Units 6 to 10, Units 11 to 13, Units 14 to 18, the 274 paired villas, and East Unit 20. The county roll for October 21, 2026 shows 1,486 parcels and 1,147 improved homes across the full footprint, with a median living area of 2,289 square feet, a median 2026 just value of $473,700, a pool recorded on 58% of homes and a homestead exemption on 67%. Boca Royale is in unincorporated Sarasota County with an Englewood address, and every parcel sits in tax district 0100 (Sarasota Operating).

Boca Royale has no first-party "village" system. The builder and the Boca Royale Golf property owners' association both speak in county unit numbers, so this page does too. The only marketing names found are "St. Lucia" (a Neal Signature Homes enclave on Nicklaus Court in Unit 17, per a 2022 Sarasota Herald-Tribune report), the Neal series names (Coral, Cruise, Celebration, Cove, Coastal), and "Boca Royale Golf and Country Club at Wellen Park" for the new East section.

What are all the units in Boca Royale, with sizes and median sale prices?

The roster below lists every county subdivision in Boca Royale with parcels, improved homes, year-built range, median living area, pool share and the 24-month median sale price with its sale count (n). Rows marked "thin" have fewer than 5 qualified 24-month sales; read them as individual closings.

Unit (county subdivision)	Parcels	Improved homes	Year built	Median living sq ft	Pool share	24-month median (n)
Englewood Golf Course Unit 1	26	22	1975 to 1988	2,390	68%	$375,000 (n=4, thin)
Englewood Golf Course Unit 2	53	50	1979 to 2017	2,725	92%	$696,250 (n=4, thin)
Englewood Golf Course Unit 3	31	29	1985 to 2007	2,521	97%	$757,500 (n=2, thin)
Englewood Golf Course Unit 4	24	23	1990 to 2018	3,065	91%	$842,500 (n=6)
Englewood Golf Course Unit 5	33	31	1990 to 2018	2,650	100%	$665,000 (n=4, thin)
Englewood Golf Course Unit 5A	1	1	2002	2,601	100%	no qualified sale
Englewood Golf Villas 01	11	10	1972	1,692	0%	$302,500 (n=2, thin)
Englewood Golf Villas 02	7	6	1973	1,870	0%	$372,450 (n=2, thin)
Englewood Golf Villas 03	6	5	1973	1,552	0%	no qualified sale
Englewood Golf Villas 04	11	10	1973	2,066	0%	$375,000 (n=5)
Englewood Golf Villas 05	4	3	1974	1,460	0%	no qualified sale
Englewood Golf Villas 06	3	2	1974	1,460	0%	no qualified sale
Englewood Golf Villas 07	3	2	1974	1,777	0%	$347,000 (n=1, thin)
Englewood Golf Villas 09	3	2	1974	1,873	0%	$294,000 (n=1, thin)
Englewood Golf Villas 10	4	3	1974	2,122	0%	no qualified sale
Englewood Golf Villas 11	3	3	1975	1,831	0%	no qualified sale
Boca Royale Unit 6 Phase 1-A	22	20	1999 to 2012	2,957	100%	$915,000 (n=2, thin)
Boca Royale Unit 7	30	28	2001 to 2022	3,351	100%	$1,175,000 (n=5)
Boca Royale Unit 8	30	29	2003 to 2025	3,403	100%	$1,575,000 (n=5)
Boca Royale Unit 9	17	14	2006 to 2023	3,476	100%	$1,500,000 (n=1, thin)
Boca Royale Unit 10	31	29	2003 to 2020	2,720	93%	$810,000 (n=3, thin)
Boca Royale Unit 11 Phase 1	83	82	2013 to 2018	1,532	24%	$360,000 (n=13)
Boca Royale Unit 11 Phases 2 and 3	107	106	2015 to 2018	2,180	48%	$602,500 (n=12)
Boca Royale Unit 12 Phase 1	34	33	2016 to 2018	2,563	82%	$737,500 (n=6)
Boca Royale Unit 12 Phase 2	110	109	2017 to 2021	2,181	51%	$568,000 (n=23)
Boca Royale Unit 13	117	115	2017 to 2021	1,845	29%	$418,000 (n=17)
Boca Royale Unit 14 Phase 1	111	109	2021 to 2025	2,289	77%	$692,000 (n=11)
Boca Royale Unit 14 Phase 2	85	74	2023 to 2025	2,642	86%	$850,000 (n=43)
Boca Royale Unit 15	41	40	2020 to 2022	2,700	100%	$855,000 (n=1, thin)
Boca Royale Unit 16	129	125	2019 to 2025	1,845	6%	$396,750 (n=38)
Boca Royale Unit 17	28	24	2023 to 2025	3,035	100%	$1,310,000 (n=4, thin)
Boca Royale Unit 18	18	7	2025	2,307	43%	no qualified sale
Boca Royale East Unit 20	266	0 (all lots vacant on the roll)	none yet	none yet	not applicable	no qualified sale
Not part of a subdivision (Englewood Rd, Cayman Isles Blvd N, Raphis Royale Blvd)	4	1	1965	1,581	0%	no qualified sale

Sources: Sarasota County Property Appraiser parcel roll and sales files dated October 21, 2026; 24-month window ending October 13, 2026. "Improved homes" are single-family detached and attached homes plus condo villas.

The improved homes shown in the roster add up to 1,147. By use code, the roll lists 825 single-family detached parcels (0100), 274 single-family attached end-unit parcels (0101), 46 condo detached parcels (0401), 36 residential common-area parcels, 20 vacant parcels, 15 parcels coded new construction not substantially complete, and 264 new parcels whose state use code is still pending (those are the East Unit 20 lots).

What are the original Englewood Golf Course sections (Units 1 to 5A)?

The legacy Englewood Golf Course Units 1 to 5A are the oldest detached-home sections in Boca Royale: 168 parcels and 156 improved homes built 1975 to 2018, with a median living area between 2,390 and 3,065 square feet by unit. The appraiser files them under the original plat name "Englewood Golf Course" rather than "Boca Royale", and the Boca Royale Golf property owners' association document library lists recorded amendments for Englewood Golf Course Units 1 to 5 beside the Unit 6 to 17 amendments (titles read; contents not read).

• Pool share runs from 68% in Unit 1 to 100% in Unit 5 and the single Unit 5A home.
• Median bedrooms are 3 in every unit.
• Across Units 1 to 5, median lot sizes run from 10,625 square feet (Unit 3) to 17,780 square feet (Unit 4).
• The 2026 median just value runs from $418,700 (Unit 1) to $641,900 (Unit 4); just value is the appraiser's estimate, not a sale price.
• Streets include Fairway Dr, Golf View Dr, Dominica Dr, Cayman Isles Blvd, Cayman Isles Blvd N, Saint Croix Way, Saint Martin Cir and St John Blvd.

Across Units 1 to 5 the county shows 20 qualified 24-month sales (4 + 4 + 2 + 6 + 4), spread thinly across five units. Only Unit 4 reaches 5 or more sales (n=6, median $842,500). Gate status for the Englewood Golf sections is not stated in the documents reviewed; check the recorded plat and the association for any specific address.

What are the Englewood Golf Villas?

The Englewood Golf Villas are 46 condominium villa homes in 10 county sub-sections on the roll (numbered 01 to 11; no sub-section 08 appears), built 1972 to 1975, with 9 further common-element parcels. The county codes them as condo detached single-family (0401); median living area ranges from 1,460 to 2,122 square feet by sub-section, median bedrooms are 2, and none has a pool recorded.

The research found living areas from 1,140 to 2,560 square feet across the 46 homes, with a median of 1,805 and 41 of 46 recorded as 2-bedroom. Streets are Antigua Cir, Aruba Cir, Barbuda Rd, Bahama Cir, Bermuda Cir, Barbados Rd, Curacao Cir and Golf View Dr.

Condo villa closings over 24 months total 11, with a median of $347,000 (range $225,000 to $415,000, $179 per living square foot). Englewood Golf Villas 04 is the only sub-section with 5 sales (median $375,000). The condominium association or associations, their fees and the gate status of these streets are not published in the documents reviewed. The recorded declaration, the estoppel certificate and the disclosure documents name the association and its current assessments.

What are Boca Royale Units 6 to 10?

Units 6 to 10 are the larger-lot, larger-home sections of Boca Royale: 130 parcels and 120 improved homes built 1999 to 2025, with median living areas from 2,720 to 3,476 square feet and a pool on 93% to 100% of homes. By year built and size, the research describes them as custom-style homes that largely predate the Neal Communities build-out (inferred from year built and grantor records; the builder of each unit is not verified).

Unit	Improved homes	Year built	Median living sq ft	Median beds	Median lot sq ft	2026 median just value
Unit 6 Phase 1-A	20	1999 to 2012	2,957	3	12,416	$572,800
Unit 7	28	2001 to 2022	3,351	3	13,313	$852,300
Unit 8	29	2003 to 2025	3,403	4	16,202	$1,005,900
Unit 9	14	2006 to 2023	3,476	3	16,002	$1,017,850
Unit 10	29	2003 to 2020	2,720	3	10,800	$541,000

Sources: Sarasota County Property Appraiser parcel roll files dated October 21, 2026. Just value is the appraiser's mass-appraisal estimate as of January 1, 2026, not a sale price.

The largest homes in Units 7 to 9 reach about 4,924 to 5,022 square feet on the roll. Streets are Grand Palms Blvd (Unit 6), Boca Royale Blvd and Grande Fairway (Unit 7), Carisa Royale Ct and Raphis Royale Blvd (Unit 8), Pentas Royale Ct and Raphis Royale Blvd (Unit 9), and Grand Park Dr and Grande Park Dr (Unit 10). The research notes a Unit 10 incorporation and 2006 bylaws in the association's document library, which suggests a separate unit association whose scope is not verified. Sales are thin here: Unit 7 (n=5, $1,175,000) and Unit 8 (n=5, $1,575,000) have 5 each in the 24 months, Unit 10 has 3 ($810,000), Unit 6 Phase 1-A has 2 ($915,000) and Unit 9 has 1 ($1,500,000).

What are Boca Royale Units 11 to 13?

Units 11 to 13 are the first Neal Communities-era sections (inferred from year built and recorded deeds) and hold the smallest homes in Boca Royale: 5 county subdivisions with 445 improved homes built 2013 to 2021, mixing paired villas with smaller detached plans. Median living area runs from 1,532 square feet (Unit 11 Phase 1) to 2,563 square feet (Unit 12 Phase 1). Plat books were not pulled.

Unit	Improved homes	Product mix	Year built	Median living sq ft; median beds	Pool share	Median lot sq ft
Unit 11 Phase 1	82	48 paired villas, 34 detached	2013 to 2018	1,532; 2	24%	7,058
Unit 11 Phases 2 and 3	106	32 paired villas, 74 detached	2015 to 2018	2,180; 3	48%	8,550
Unit 12 Phase 1	33	detached	2016 to 2018	2,563; 3	82%	11,142
Unit 12 Phase 2	109	detached	2017 to 2021	2,181; 3	51%	8,168
Unit 13	115	74 paired villas, 41 detached	2017 to 2021	1,845; 3	29%	6,278

Sources: Sarasota County Property Appraiser parcel roll files dated October 21, 2026 (units, size, pool and lot figures); the villa-versus-detached split comes from a separate pass over the same files (property-use code 0101 versus 0100).

Streets: Backspin Dr, Trophy Dr, Hole In One Pl and Driver Ln (Unit 11); O Meara Way, Faldo Ln, Weiskopf Dr and Pavin Dr (Unit 12); McDermott Ct and Raphis Royale Blvd (Unit 13). The association's document library lists a recorded declaration for Units 11 to 17 with amendments, and separate unit amendments for the older units (titles read; terms not read), so which document governs a home depends on its unit.

24-month closings: Unit 11 Phase 1 n=13 ($360,000), Unit 11 Phases 2 and 3 n=12 ($602,500), Unit 12 Phase 1 n=6 ($737,500), Unit 12 Phase 2 n=23 ($568,000) and Unit 13 n=17 ($418,000). Unit 12 Phase 2 (n=23) has the third-highest 24-month count of any Boca Royale unit, behind Unit 14 Phase 2 (n=43) and Unit 16 (n=38), and all five of these units have at least 5 sales.

What are Boca Royale Units 14 to 18, the newest detached sections?

Units 14 to 18 are the newest sections of Boca Royale, with homes built 2019 to 2025 on 412 parcels, of which 379 are improved homes on the October 2026 roll. Units 14, 15 and 17 are mostly detached homes with pools (77% to 100%); Unit 16 is mostly paired villas; Unit 18 is still being built. A Business Observer report of October 27, 2026 quotes Neal Communities announcing the final home sale in the original 1,151-home community.

Unit	Parcels; improved homes	Year built (median)	Median living sq ft; median beds	Pool share	Median lot sq ft	24-month median (n)
Unit 14 Phase 1	111; 109	2021 to 2025 (2022)	2,289; 3	77%	8,960	$692,000 (n=11)
Unit 14 Phase 2	85; 74	2023 to 2025 (2024)	2,642; 3	86%	11,042	$850,000 (n=43)
Unit 15	41; 40	2020 to 2022 (2021)	2,700; 3	100%	11,182	$855,000 (n=1, thin)
Unit 16	129; 125	2019 to 2025 (2022)	1,845; 3	6%	5,512	$396,750 (n=38)
Unit 17	28; 24	2023 to 2025 (2024)	3,035; 3	100%	11,868	$1,310,000 (n=4, thin)
Unit 18	18; 7	2025 (2025)	2,307; 3	43%	8,094	no qualified sale

Sources: Sarasota County Property Appraiser parcel roll and sales files dated October 21, 2026; 24-month window ending October 13, 2026.

• Unit 14 (Irwin Dr, Mickelson Dr, Norman Dr, Trevino St in Phase 1; Hogan Cir and Norman Dr in Phase 2) has the most 24-month closings of any unit: 43 in Phase 2 and 11 in Phase 1. Phase 2 shows 11 vacant parcels on the roll.
• Unit 15 (Cayman Isles Blvd N) is 40 homes with a pool on every one; it had one qualified 24-month sale.
• Unit 16 (Pavin Dr, Janzen Ct, Hole In One Pl) has 118 paired villas and 7 detached homes among its 125 improved homes, with the smallest median lot in the community at 5,512 square feet.
• Unit 17 (Nicklaus Ct) holds 24 improved homes with a median living area of 3,035 square feet; a 2022 Sarasota Herald-Tribune report called the enclave "St. Lucia" and said 26 homes were planned, which matches 24 built plus 2 under construction on the roll.
• Unit 18 (Sarazen Way) has 7 improved homes and 11 vacant parcels on the roll.

The roll for October 21, 2026 also shows 15 parcels coded new construction not substantially complete. Homes sold before completion appear as contract-stage transfers under code 03, which are outside the qualified medians, so a recorded price on a new home is not a resale price.

Where are the 274 paired villas in Boca Royale, and how big are they?

Boca Royale has 274 paired villas, which the county codes as single-family attached end-unit homes (use code 0101), built 2013 to 2025 and sized 1,418 to 1,850 square feet with 2 or 3 bedrooms. They sit in only five units, and none of the 274 has a private pool on the county roll. Two homes share a party wall, and the lots are the smallest in the community.

Unit	Paired villas	Streets	Year built	Heated sq ft (median)	Bedrooms	Median lot sq ft	24-month sales (n) and median
Unit 11 Phase 1	48	Backspin Dr (40), Trophy Dr (8)	2013 to 2016	1,436 to 1,532 (1,522)	2 (all 48)	5,770	n=8, $355,000
Unit 11 Phases 2 and 3	32	Backspin Dr	2015 to 2017	1,418 to 1,532 (1,523)	2 (all 32)	5,480	n=3, $327,000 (thin)
Unit 13	74	McDermott Ct	2017 to 2020	1,632 to 1,845 (1,739)	37 with 2, 37 with 3	5,261	n=11, $370,000
Unit 16	118	Pavin Dr (58), Janzen Ct (60)	2019 to 2025	1,632 to 1,850 (1,639)	62 with 2, 56 with 3	5,438	n=37, $396,000
Unit 18	2	Sarazen Way	2025	1,632 to 1,850	1 with 2, 1 with 3	5,325	none
Total	274 (48 + 32 + 74 + 118 + 2)		2013 to 2025	1,418 to 1,850	2 or 3		59 villa sales in the 24 months, median $390,000

Sources: Sarasota County Property Appraiser parcel roll and sales files dated October 21, 2026 (property-use codes 0100 detached and 0101 attached).

The most common heated sizes across the 274 villas are 1,632 square feet (88 homes) and 1,845 square feet (86 homes); 1,523 square feet appears on 27, 1,532 on 17, 1,522 on 16, 1,850 on 10, 1,436 on 9, and 1,517 and 1,639 on 7 each.

Those size clusters line up with Neal Communities plan names, but the match is inferred from size, not from permit or plat records. A 1,632 to 1,639 square foot, 2-bedroom group fits the Tidewinds villa (1,632 square feet on the builder's page archived November 17, 2019; 1,638 for Tidewinds 2 on its page of October 28, 2026). A 1,842 to 1,850 square foot, 3-bedroom group fits the Sandcastle villa (1,842 in 2019; 1,848 for Sandcastle 2 in 2026). The older 1,418 to 1,532 square foot, 2-bedroom villas in Unit 11 do not match any plan on the builder pages reviewed, and their plan name is not verified.

Who maintains villa roofs and exteriors is not settled by one document. The documents reviewed differ on roof responsibility, and the association's document library includes a December 9, 2025 memorandum titled "Villa Roof Maintenance" whose contents were not readable. Confirm responsibility for the roof, exterior, lawn and insurance in the estoppel certificate and the declaration for the specific neighborhood before relying on any summary. Current monthly or annual villa assessments are not published in a source this page can cite; the disclosure summary and estoppel certificate carry them.

On the 2026 roll, the median just value of villas by unit runs from $262,200 to $309,750, against 24-month closing medians by unit of $327,000 to $396,000. Just value is the appraiser's January 1, 2026 estimate, not a sale price.

What is Boca Royale East Unit 20?

Boca Royale East Unit 20 is the county's name for the newest platted section next to Boca Royale Golf and Country Club: 266 parcels, none with a home on the October 21, 2026 roll, in unincorporated Sarasota County. The builder, Neal Communities, markets it as "Boca Royale Golf and Country Club at Wellen Park" and describes an 825-home community of 170 paired villas and 655 single-family homes on about 500 acres. It is marketed as a Wellen Park neighborhood; its legal location is Englewood 34223 in unincorporated Sarasota County (the 2026 roll shows all 266 parcels in tax district 0100, Sarasota Operating).

• On the roll, 264 parcels carry a "DOR code pending, new parcel" use code and 2 are common areas. Median lot size is 7,580 square feet. Zoning is 132 parcels RSF1 and 134 PUD.
• Owners of record: 248 parcels are held by Neal Communities of Southwest Florida LLC and 5 by the West Villages Improvement District; the rest belong to individuals or trusts. The only recorded transfer on Unit 20 parcels is a 2026 corrective deed (code 11).
• Streets on the roll: Boca Royale Blvd, Cabo Del Sol Ct, Diamond Creek Cv, Fisher Island Trl, Royale Dornoch Ave, Spring Hill Ter, Stream Song Ct and Whistling Straits Rd.
• Only 266 of the 825 planned homes sit on plats that appear on the roll. The remaining plats were not found in the county files reviewed.

Because Unit 20 has no improved homes on the roll, it contributes no qualified sales to any median on this page, and the Unit 20 figures above are county parcel facts only. Builder-direct homes there are quick move-in or in-progress, with completions listed from Q4 2026 to June 2027. Association dues, West Villages Improvement District assessments and club membership terms for Unit 20 are not published on the builder's community page; the 720.401 disclosure summary and the estoppel certificate carry them. Neal Communities' community page lists the current plans.

As listed on Neal Communities' page on October 28, 2026, base plans run from $352,990 to $690,990, and seven quick move-in or in-progress homes were listed from $449,990 to $999,990. Builder prices change often. Plan sizes as listed that day:

Plan	Type	Heated sq ft	Beds / baths / garage	Priced from (October 28, 2026)
Tidewinds 2	Paired villa	1,638	2 / 2 / 2	$352,990
Sandcastle 2	Paired villa	1,848	3 / 2 / 2	$371,990
Liberty 4	Single-family	1,533	3 / 2 / 2	$353,990
Patriot	Single-family	1,682	3 / 2 / 2	$367,990
Imagination 2	Single-family	1,778	3 / 2 / 2	$375,990
Dream 2	Single-family	1,860	3 / 2 / 2	$383,990
Meadow Brook	Single-family	2,014	3 / 2 / 3	$435,990
White Star	Single-family	2,064	3 / 2.5 / 2	$440,990
Starlight 2	Single-family	2,235	3 / 2.5 / 2	$457,990
Endless Summer 4	Single-family	2,207	3 / 2 / 2	$501,990
Bright Meadow 2	Single-family	2,309	3 / 2 / 3	$506,990
Sea Star	Single-family	2,379	3 / 2 / 3	$511,990
Sea Mist	Single-family	2,427	3 / 2 / 3	$520,990
Sanibel 2	Single-family	2,559	3 / 3 / 3	$550,990
Captiva	Single-family	2,698	3 / 3 / 3	$590,990
Ocean Front	Single-family, 2-story	3,156	4 / 3.5 / 3	$598,990
Savannah 2	Single-family	2,868	4 / 3 / 3	$611,990
Kiawah 2	Single-family	2,908	4 / 3 / 3	$621,990
Santa Catalina	Single-family, 2-story	3,677	5 / 4 / 3	$690,990

Sources: Neal Communities community page for Boca Royale Golf and Country Club at Wellen Park, read October 28, 2026 (builder asking prices, not sales). The page itself shows small inconsistencies, for example Imagination at 1,778 and 1,776 square feet.

Which streets are in each Boca Royale unit?

Street names in Boca Royale follow a theme by section, which makes the older and newer units easy to tell apart: Caribbean island names in Units 1 to 5 and the Golf Villas, plant and palm names in Units 8, 9 and 13, and golf-professional names in Units 11 to 20. A golf-themed street name is not evidence of a course view; the county roll has no golf-frontage field.

Unit	Streets on the county roll
Englewood Golf Course Unit 1	Fairway Dr, Golf View Dr
Englewood Golf Course Unit 2	Dominica Dr, Golf View Dr
Englewood Golf Course Unit 3	Cayman Isles Blvd, Golf View Dr
Englewood Golf Course Unit 4	Cayman Isles Blvd N, Saint Croix Way, Saint Martin Cir
Englewood Golf Course Units 5 and 5A	Golf View Dr, St John Blvd
Englewood Golf Villas 01 to 11	Antigua Cir, Aruba Cir, Barbuda Rd, Bahama Cir, Bermuda Cir, Barbados Rd, Curacao Cir, Golf View Dr
Unit 6 Phase 1-A	Grand Palms Blvd
Unit 7	Boca Royale Blvd, Grande Fairway
Unit 8	Carisa Royale Ct, Raphis Royale Blvd
Unit 9	Pentas Royale Ct, Raphis Royale Blvd
Unit 10	Grand Park Dr, Grande Park Dr
Unit 11 Phase 1 and Phases 2 and 3	Backspin Dr, Boca Royale Blvd, Driver Ln, Hole In One Pl, Trophy Dr
Unit 12 Phase 1	Boca Royale Blvd, Faldo Ln, O Meara Way
Unit 12 Phase 2	Boca Royale Blvd, Pavin Dr, Weiskopf Dr
Unit 13	McDermott Ct, Raphis Royale Blvd
Unit 14 Phase 1	Irwin Dr, Mickelson Dr, Norman Dr, Trevino St
Unit 14 Phase 2	Hogan Cir, Norman Dr
Unit 15	Cayman Isles Blvd N
Unit 16	Hole In One Pl, Janzen Ct, Pavin Dr
Unit 17	Nicklaus Ct
Unit 18	Sarazen Way
East Unit 20	Boca Royale Blvd, Cabo Del Sol Ct, Diamond Creek Cv, Fisher Island Trl, Royale Dornoch Ave, Spring Hill Ter, Stream Song Ct, Whistling Straits Rd

Sources: Sarasota County Property Appraiser parcel roll files dated October 21, 2026. Some parcels in Units 2 to 5 carry a street value of "N/A" on the roll.

Streets are listed so that school, flood and drive-time lookups can be run for the exact address. Flood zone and school assignment can differ by street within one unit.

What mix of bedrooms, sizes and ages do Boca Royale homes have?

Most Boca Royale homes have 3 bedrooms and between 1,500 and 2,499 square feet of living area: 744 of the 1,147 improved homes have 3 bedrooms, and 711 homes (387 + 324) fall in the 1,500 to 1,999 and 2,000 to 2,499 bands. The table counts come from the Sarasota County Property Appraiser roll dated October 21, 2026.

Bedrooms on the roll	Homes
2	296
3	744
4	95
5	12

Living area band (sq ft)	Homes
0 to 1,499	21
1,500 to 1,999	387
2,000 to 2,499	324
2,500 to 2,999	261
3,000 to 3,999	141
4,000 and up	13

Sources: Sarasota County Property Appraiser parcel roll files dated October 21, 2026, improved homes (1,147).

By year built, the roll shows 121 homes built before 1990, 55 in the 1990s, 120 in the 2000s, 457 in the 2010s, 187 from 2020 to 2022 and 207 from 2023 to 2026. The most homes built in a single year was 99 in 2018, followed by 88 in 2023 and 84 in 2017.

Year built	Homes	Median living sq ft	Median 2026 just value	Median just value per living sq ft
Before 1990	121	2,234	$422,200	$169
1990s	55	2,819	$564,400	$201
2000s	120	3,066	$653,400	$219
2010s	457	2,066	$420,300	$196
2020 to 2022	187	2,289	$482,000	$213
2023 to 2026	207	2,289	$496,400	$220

Sources: Sarasota County Property Appraiser parcel roll files dated October 21, 2026. Just value is the appraiser's mass-appraisal estimate as of January 1, 2026, not a sale price.

Every improved Boca Royale home codes as mainland on the roll (no navigable-water frontage). On the 2026 roll, the 764 homestead-exempt homes have a median taxable value of $385,221 and the 383 non-homestead homes $425,200; taxable value, not sale price, is the starting point for the county tax bill.

Where is Boca Royale, and is it part of Wellen Park?

Boca Royale Golf and Country Club is in Englewood, Florida 34223, on the Sarasota County side of the county line, and its legal location is unincorporated Sarasota County, not the City of North Port; Neal Communities and the Wellen Park website market the newer part of it as a Wellen Park neighborhood. The Sarasota County Property Appraiser's files dated October 21, 2026 place all 1,486 parcels in the full Boca Royale footprint in tax district 0100, "Sarasota Operating," the district the county uses for its unincorporated area.

The answer to "is it in Wellen Park?" depends on which part you mean. The legacy community (the original Englewood Golf Course sections and Boca Royale Units 6 to 18) is outside the West Villages Improvement District. The new Boca Royale East section, county Unit 20, which Neal markets as "Boca Royale Golf and Country Club at Wellen Park," is inside it. The sections below separate the marketing label from the legal facts.

Is Boca Royale in Sarasota County or Charlotte County?

Sarasota County. Englewood is an unincorporated community that sits on both sides of the Sarasota and Charlotte County line, so the county matters for property taxes, zoning and public schools. In the Sarasota County Property Appraiser's files dated October 21, 2026, every one of the 1,486 Boca Royale parcels is on the Sarasota County roll, and every one carries tax district 0100. The Charlotte County side of Englewood is a different roll, tax rate and school district.

The club's own address is 1601 Englewood Road, Englewood, FL 34223. Englewood Road is State Road 776, the same road FDOT is resurfacing and adding medians to (see the road-work section below).

What ZIP code and census area is Boca Royale in?

The ZIP code is 34223. In the Property Appraiser's files dated October 21, 2026, 1,485 of the 1,486 parcels carry a 34223 mailing ZIP and one parcel carries 34233. All 1,486 parcels share one Census block group, code 121150027331, which reads as state 12, county 115, tract 002733 (tract 27.33), block group 1. The Property Appraiser sorts the parcels into four appraiser neighborhoods: 6636 (1,164 parcels), 6666 (266 parcels, the Unit 20 area), 4603 (55 parcels) and 2260 (1 parcel).

What is included in the Boca Royale footprint?

The county files the community under several plat names. Neal Communities counts 1,151 units in the original community; the county roll shows 1,147 homes across the legacy footprint, within four of Neal's figure. The table uses the Property Appraiser's files dated October 21, 2026.

County plat group	Parcels	Homes on the roll	Note
Englewood Golf Course Units 1 to 5A and Englewood Golf Villas (original Englewood Golf and Country Club sections)	223	202	156 detached homes in the golf course units and 46 condominium villas; gate status of the Golf Villas is not stated in the records reviewed
Boca Royale Units 6 to 18	997	945	The Neal-era and estate sections
Boca Royale East Unit 20	266	0	264 parcels carry "DOR code pending - new parcel"; 2 are common areas
Full footprint	1,486	1,147	The Boca Royale Golf property owners association files amendments for the older Englewood Golf Course units beside Units 6 to 17

Sources: Sarasota County Property Appraiser parcel and sales files dated October 21, 2026; Neal Communities statement reported by the Sarasota Herald-Tribune on October 19, 2026 (1,151 units).

Where are the entrances and main roads at Boca Royale?

The club and Neal both describe Boca Royale as a gated community of about 1,000 acres. The club sits on Englewood Road (State Road 776). The recorded 1989 settlement agreement between the original golf company and the villa association, summarized in a May 13, 2025 memorandum to the association's board and published on the association's document page, refers to a main entrance, a gatehouse, entry walls along State Road 776 and Golf View Drive, and says all owners may use Golf View Drive. County addresses sit on Boca Royale Boulevard, Raphis Royale Boulevard, Cayman Isles Boulevard North, Grande Fairway, Golf View Drive and Englewood Road.

What the records reviewed do not publish: how many gates there are, which streets each gate serves, and whether any gate is staffed around the clock. The recorded Declaration disclaims any promise of security. The association's current rules or the written answer to an inquiry to the association's manager would settle it. The older Golf Villas and Englewood Golf Course units are documented members of the same master association, but whether each street sits inside the gate is not stated in the records reviewed.

How far is Boca Royale from the beach, shops and Wellen Park?

Distances below are road miles and free-flow minutes (no traffic, no winter congestion, no bridge waits) computed with OpenStreetMap routing from the club at 1601 Englewood Road and four sample addresses inside the community, which span roughly 1.4 miles east to west. Each range runs from the closest origin to the farthest. Treat them as lower bounds on a real winter day.

Destination	Road miles	Free-flow minutes
Lemon Bay Park and Environmental Center (Sarasota County)	1.7 to 2.2	4 to 6
Publix, Olde Village (55 N Indiana Ave)	2.7 to 3.3	5 to 8
Dearborn Street, Olde Englewood Village	2.8 to 3.5	not stated
Elsie Quirk Library (100 W Dearborn St)	2.9 to 3.5	6 to 8
Manasota Beach Park (Sarasota County, 8570 Manasota Key Rd)	4.1 to 5.3	8 to 12
Englewood Sports Complex (1300 S River Rd)	4.5 to 5.1	9 to 12
Englewood Beach at Chadwick Park (Charlotte County)	5.8 to 6.4	12 to 15
Downtown Wellen	9.3 to 10.5	17 to 20
CoolToday Park (18800 S West Villages Parkway)	10.7 to 11.9	20 to 24

Sources: OpenStreetMap-based routing run October 28, 2026; operator addresses from Sarasota County, Charlotte County and the Publix store page. Straight-line, the club is about 2.5 miles east of the Manasota Key shoreline across Lemon Bay, which is why a road trip to the Gulf is 4 to 6 miles. Lemon Bay Park's open status after storm damage is not confirmed in the sources reviewed: check the Sarasota County parks status page before a visit. By the same routing method, Venice is about 10 miles and 20 minutes, Wellen Park about 11 miles and 21 minutes, and North Port about 20 miles and 34 minutes.

Is Boca Royale part of Wellen Park?

It is marketed as a Wellen Park neighborhood; that is a marketing label, and the legal location is Englewood 34223, unincorporated Sarasota County. Neal's community page is titled "Boca Royale Golf and Country Club at Wellen Park" and gives a sales center at 10628 Sarazen Way, Englewood, FL 34223. The Wellen Park website lists Boca Royale among its neighborhoods. A Sarasota Herald-Tribune report of October 19, 2026 describes Boca Royale as marketed along with Wellen Park but not part of that master-planned community, and says the new east section is not part of the Winchester Ranch land that North Port may annex.

The legal facts that matter to a buyer are the address (Englewood 34223), the county (Sarasota, unincorporated), the property tax district (0100) and any special district on the tax bill. Only the last one differs inside Boca Royale.

Which part of Boca Royale is inside the West Villages Improvement District?

Unit 20 is inside it; the legacy community is not. The West Villages Improvement District (WVID) is an independent special district that the Legislature created on June 17, 2004. Its FAQ lists "Boca Royale at Wellen Park" among the neighborhoods in the district and also says Sarasota National, Grand Palm and Boca Royale are not part of the district. The two statements are consistent once you read them as the new Wellen Park section being in and the original Boca Royale being out. The 15th Amendment to the Boca Royale Declaration (Sarasota County instrument 2026103433, recorded July 30, 2026) confirms the split: it names WVID as the "District" for the "Wellen Park Expansion" (Unit 20) and adds district expenses for those lots only.

• Legacy Boca Royale (Englewood Golf Course units, Units 6 to 18): no special district assessment for Boca Royale. The Boca Royale Community Development District was terminated by Sarasota County Ordinance 2014-103, adopted February 10, 2015, and the Sarasota County Tax Collector's 2025 levy list (tax roll certified October 3, 2025) shows no Boca Royale CDD line.
• Unit 20 (Boca Royale East): WVID levies non-ad valorem assessments collected on the November property tax bill. WVID's FAQ says the assessments are tied to benefits received, not home value, and answers "Can I opt out?" with "No." The dollar amount for a Unit 20 lot is not published in the records reviewed; it appears in the lot's disclosure summary or the WVID assessment roll.

Does the City of North Port have any role in Boca Royale?

Not as the jurisdiction. The 2026 county roll puts all 266 Unit 20 parcels in tax district 0100, the unincorporated Sarasota County district, so Sarasota County is the taxing and zoning authority on the record. The wording that confuses people is in the 15th Amendment: it assigns certain stormwater facilities in the Wellen Park Expansion to the "City of North Port" after acceptance. That wording does not change the county roll, which still shows unincorporated Sarasota County for every Unit 20 parcel. Which stormwater facilities serve a given Unit 20 lot, and who maintains them, is a question for the recorded plat, the amendment and the disclosure summary.

How do I check which district a Boca Royale parcel is in?

1. Open the parcel on the Sarasota County Property Appraiser site and read the subdivision name. "Boca Royale East Unit 20" means the WVID section. "Boca Royale Unit 6" through "Unit 18" and "Englewood Golf Course Unit" or "Englewood Golf Villas" mean the legacy community. Unit 20 parcels sit in appraiser neighborhood 6666.
2. Read the tax district code on the same record. Every Boca Royale parcel carries 0100.
3. Look at the itemized non-ad valorem lines on the actual tax bill (the seller's copy or the Tax Collector's online bill search). A West Villages Improvement District line, shown as code I102 on the 2025 levy list at the Sarasota County Tax Collector, marks a WVID parcel. A new lot may not have a full-year bill yet; ask for the district assessment in writing.
4. Ask for the Florida Statutes section 720.401 disclosure summary before you sign a contract on a new home, and request the section 720.30851 estoppel certificate on a resale. Both state assessments and fees owed.
5. Pull the recorded plat and the Declaration (instrument 2013072034) with its 15 amendments from the Sarasota County Clerk's official records, or from the association's governing-documents page. Amendment 15 is instrument 2026103433.

New construction in Boca Royale: Boca Royale East at Wellen Park

New construction in Boca Royale Golf and Country Club now means Boca Royale East, county Unit 20, which Neal Communities markets as Boca Royale Golf and Country Club at Wellen Park: 825 planned homes (170 villas and 655 single-family homes) on about 507 acres, of which 266 lots were platted on the Sarasota County roll dated October 21, 2026. Neal announced in October 2026 that the last new home in the original 1,151-unit community had sold, so a buyer who wants a new home builds in the east section and a buyer who wants the original community buys a resale.

Who has built new homes in Boca Royale?

Neal Communities, based in Lakewood Ranch, built nearly every home on the county roll that is newer than 2012. A Business Observer report of June 8, 2012 described the first land purchase by Resource Conservation of Sarasota LLC, a Neal affiliate, from Boca Royale Golf Inc. Neal's own releases date its purchase of the club to 2011 or 2012. In a Business Observer report of October 27, 2026, Neal said the community grew from 286 lots at purchase to 1,151 homes, with 865 lots built over the past decade. Neal Signature Homes built the larger custom-style homes on Nicklaus Court (Unit 17, the "St. Lucia" enclave).

Resource Conservation of Sarasota LLC appears as grantor on 399 transfers on the Sarasota County sales file dated October 21, 2026, from January 3, 2020 to September 17, 2026. Of those, 312 are coded as qualified sales. That matters for price data: county medians for Boca Royale include first sales of new homes by Neal's land entity, so a median is not a pure resale median.

Newer original-community section	Parcels	Homes on the roll	Years built
Unit 14 Phase 1	111	109	2021 to 2025
Unit 14 Phase 2	85	74 (plus 10 under construction)	2023 to 2025
Unit 15	41	40	2020 to 2022
Unit 16 (mostly paired villas)	129	125	2019 to 2025
Unit 17 (Neal Signature)	28	24 (plus 2 under construction)	2023 to 2025
Unit 18	18	7 (plus 10 vacant parcels)	2025

Sources: Sarasota County Property Appraiser parcel files dated October 21, 2026.

Are there still new homes for sale in the original Boca Royale?

Not from the builder. A Sarasota Herald-Tribune report of October 19, 2026 and a Business Observer report of October 27, 2026 both describe Neal's announcement that the final new home in the 1,151-unit original community was sold in October 2026. The county roll dated October 21, 2026 still showed 15 parcels coded "Res-New Construction Not Substantially Complete" (10 in Unit 14 Phase 2, 2 in Unit 16, 2 in Unit 17 and 1 in Unit 14 Phase 1) and 10 vacant Unit 18 parcels. "Sold" means under contract; completion and recorded deeds follow. Homes in those sections that come to market after closing are resales, and the first closing out of Neal's entity is a builder sale, not a resale.

What is Boca Royale East (Unit 20)?

Item	What the records say	Record and date
Planned size	825 homes: 170 paired villas and 655 single-family; about 507 acres	Neal Communities and a Sarasota Herald-Tribune report of October 19, 2026
Platted so far	266 parcels, county subdivision "Boca Royale East Unit 20"; no improved homes on the roll	Sarasota County Property Appraiser files dated October 21, 2026
Owners of the 266 parcels	248 Neal Communities of Southwest Florida LLC; 5 West Villages Improvement District; 13 individuals or trusts	Same files
Zoning on the roll	132 parcels RSF1 and 134 parcels PUD; median lot 7,580 square feet	Same files
Streets on the roll	Boca Royale Blvd, Cabo Del Sol Ct, Diamond Creek Cv, Fisher Island Trl, Royale Dornoch Ave, Spring Hill Ter, Stream Song Ct, Whistling Straits Rd	Same files
Build-out target	All 825 homes by the end of 2029 (builder projection)	Business Observer, October 27, 2026

Sources: Sarasota County Property Appraiser files, Neal Communities, Sarasota Herald-Tribune and Business Observer reports as dated.

Arithmetic: 825 planned homes minus 266 platted lots leaves 559 homes not yet on a plat on the 2026 roll. The roll does not show later plats; the plat index at the Sarasota County Clerk would. The county roll still showed Unit 20 as land on October 21, 2026, while Neal's pages list homes under construction on Unit 20 streets, so the roll lags the builder.

How was Boca Royale East approved?

• April 21, 2021: Sarasota County adopted the Winchester Ranch at Wellen Park Critical Area Plan No. 2018-01-SP as Ordinance 2021-014, the master plan for the ranch that holds Boca Royale East (county workshop package, March 2025).
• December 1, 2022: the Sarasota County Planning Commission recommended approval 3 to 2 (Englewood Sun, December 2022).
• About January 31, 2023: the County Commission approved the rezone and a critical area plan amendment unanimously, including vehicle access through the existing country club roads (Englewood Sun report of February 1, 2023; the vote date is inferred from that report).
• May 22, 2023: the 13th Amendment to the Boca Royale Declaration (instrument 2023083469) granted access and utility easements over community roads to Neal affiliates for the adjacent lands.
• June 21, 2025: Neal opened a discovery center and six models.
• July 30, 2026: the 15th Amendment (instrument 2026103433) was recorded, adding Unit 20 to the Declaration.

The rezone petition number and the ordinance number for the 2023 approval were not in the sources reviewed; the County Commission minutes for that hearing hold them. The unit mix changed over time: a July 2022 Englewood Sun report described 565 single-family detached and 260 attached homes, and Neal's 2025 and 2026 materials give 655 single-family and 170 paired villas.

What do new homes in Boca Royale East cost?

Neal listed base plans from $352,990 to $690,990 on its Boca Royale community page on October 28, 2026. Neal's own pages show these as starting prices that change often, so they are not contract prices. The table shows selected plans from Neal's plan pages that day.

Plan (type)	Heated sq ft	Beds / baths / garage	Priced from, October 28, 2026
Tidewinds 2 (paired villa)	1,638	2 / 2 / 2	$352,990
Liberty 4 (single-family)	1,533	3 / 2 / 2	$353,990
Sandcastle 2 (paired villa)	1,848	3 / 2 / 2	$371,990
Starlight 2 (single-family)	2,235	3 / 2.5 / 2	$457,990
Sea Mist (single-family)	2,427	3 / 2 / 3	$520,990
Kiawah 2 (single-family)	2,908	4 / 3 / 3	$621,990
Santa Catalina (two-story)	3,677	5 / 4 / 3	$690,990

Sources: Neal Communities community and plan pages, read October 28, 2026.

What quick move-in homes is Neal listing in Boca Royale East?

Neal listed seven quick move-in or homes-in-progress on October 28, 2026, all under construction, with expected completions from the fourth quarter of 2026 to June 2027. Four show a Was and Now price; the reductions shown run from $7,000 to $32,000. Neal's pages do not publish financing or closing-cost incentives for this community.

Plan and homesite	Was	Now	Beds / baths / garage, sq ft	Expected completion
Tidewinds 2, homesite 01 (27275 Royale Dornoch Ave)	$470,990	$449,990	2 / 2 / 2, 1,638	Q4 2026
Imagination, homesite 124	$494,990	$462,990	3 / 2 / 2, 1,776	December 2026
Dream 2, homesite 056	$508,990	$479,990	3 / 2 / 2, 1,860	April 2027
Sandcastle 2, homesite 019	$512,990	$505,990	3 / 2 / 2, 1,848	Q4 2026
Dream 2, homesite 097	not shown	$510,990	3 / 2 / 2, 1,860	June 2027
Savannah 2, homesite 195 (pre-construction)	not shown	$978,990	3 / 3 / 3, 2,868	May 2027
Kiawah 2, homesite 196	not shown	$999,990	4 / 3 / 3, 2,908	May 2027

Sources: Neal Communities quick move-in pages, read October 28, 2026. Neal's pages disagree with themselves on a few specifications (Savannah 2 shows 3 bedrooms in one list and 4 in another; Imagination shows 1,778 and 1,776 square feet), so confirm every specification in the contract. The gap between a plan's "priced from" figure and a quick move-in price is not itemized on the pages, so ask for the homesite premium and options in writing.

What series and home styles does Neal offer in Boca Royale East?

Neal groups its Boca Royale plans into five series: Coral, Cruise, Celebration, Cove and Coastal. Neal's Coral Series brochure for Boca Royale East describes 40-foot lots and concrete roof tile. Neal's two paired villas are Tidewinds 2 and Sandcastle 2; Neal's page text does not key each plan to a series, so confirm a plan's series with the builder. Neal lists five elevation styles for the community: British West Indies, Coastal, Island, Tuscan and French Colonial. Neal's pages list the sales center at 10628 Sarazen Way, open Monday to Saturday 10 a.m. to 6 p.m. and Sunday noon to 5 p.m. The roll's size clusters for older paired villas in Boca Royale (1,632 to 1,639 and 1,842 to 1,850 square feet) match Tidewinds and Sandcastle by size, which is an inference and not a builder statement.

How will construction traffic and the Preto Boulevard connection work?

Initial construction and resident access for Boca Royale East runs through the existing Boca Royale roads. The 2023 County Commission approval allowed vehicle access through the country club, and the 13th Amendment gave Neal affiliates recorded easements over the community roads. At the 2023 hearing, residents raised construction vehicles on narrow, winding streets, safety for walkers, joggers and golf carts, and a dispute over road ownership; the Englewood Sun reported about 550 to 600 petition signatures. Neal's attorney told commissioners the roads are deeded at turnover, which had not happened; check that against the recorded road deed.

Neal says Boca Royale Boulevard will extend into the new community and, in later phases, connect to Preto Boulevard on the Wellen Park side. A Business Observer report of October 27, 2026 gives 2028; a Sarasota Herald-Tribune report of October 19, 2026 gives 2028 or 2029. It is a developer timeline, not a county commitment, and Neal also lists a "Future Roadway to Downtown Wellen Park." The related Keyway Road connector is on the county's long-range plan but not funded (see the next section).

What districts, memberships and fees apply to Boca Royale East?

• West Villages Improvement District: Unit 20 lots are inside it, with non-ad valorem assessments on the November tax bill and no opt-out per the WVID FAQ. WVID's FAQ says bonds run 30 years and that an operations and maintenance assessment is perpetual. The amount for a Unit 20 lot is not published in the records reviewed; it comes from the lot's disclosure summary or the WVID assessment roll.
• Community Membership: under Declaration section 7.2 as amended by the 15th Amendment, the association buys a Community Membership from the club owner so each lot owner may designate one or two adults to use the club's dining and social facilities. The agreement runs to April 15, 2029 for the existing lots. For Unit 20 lots it renews automatically in 10-year periods to April 15, 2049 unless the club owner ends it. The association pays for it from assessments; the current charge is not published.
• Unit 20 recreation area: the 15th Amendment creates a Unit 20 recreation area (pool, restrooms, parking) for Unit 20 owners, unless voluntary memberships are offered. Neal describes a new recreation center under construction with a pool, bar and grill, golf simulator, putting green, pickleball courts, fitness center and playground.
• Club membership: the club became a non-equity private club on July 1, 2026. Golf, racquets and social categories are optional, and the club does not publish dues; ask for them in writing through the club's membership inquiry form. A golf membership is not a right that comes with a lot.
• Controlled by the developer: the 13th Amendment (instrument 2023083469, May 22, 2023) moved the turnover date from no later than January 1, 2030 to January 1, 2040, so the developer can still amend the covenants. A December 9, 2025 memorandum to the association says turnover has not occurred.

What should a new-construction buyer in Boca Royale East request?

1. The section 720.401 disclosure summary before signing the contract. A contract is voidable by the buyer if it is not delivered.
2. A written price sheet showing base price, homesite premium, options and what is inside any quick move-in price.
3. The Declaration (instrument 2013072034), all 15 amendments, the Unit 20 plat and the design criteria. The Neal design criteria manual on the association's page is dated June 12, 2025 and covers Units 11 to 17; ask whether Unit 20 has its own.
4. The WVID assessment for the specific lot, split between debt service and operations, in writing.
5. The Community Membership charge, the Unit 20 recreation area rules, and the club's membership categories and prices in writing.
6. The wording in the 15th Amendment on any transfer contribution at resale and on which stormwater facilities go to the City of North Port after acceptance.
7. The recorded road deed and the 2023 critical area plan ordinance stipulations on construction routing.
8. For paired villas, the neighborhood declaration section on roofs and exteriors. Association materials and the association counsel's memorandum of December 9, 2025 differ on who maintains villa roofs, so do not assume they are covered.
9. An address-level flood zone and elevation answer for the lot (Boca Royale's flood zones vary by unit; see the flood section).
10. Written completion dates and remedies for delay. Neal's expected completions for quick move-in homes run from Q4 2026 to June 2027.

Boca Royale Golf and Country Club

Boca Royale Golf and Country Club is an 18-hole, par 71 course with a clubhouse, six clay tennis courts and eight pickleball courts at 1601 Englewood Road, Englewood, Florida 34223, and since July 1, 2026 it has operated as a non-equity private club. Golf and racquets memberships are optional. A social-level "Community Membership" is tied to every lot and is paid by the homeowners association, not by you directly, for now.

Is club membership required to buy a home in Boca Royale?

You do not have to join the golf club to own in Boca Royale, but every lot is covered by a recorded Community Membership that the association pays for. The Declaration for Boca Royale (Excluding Units 1 to 10) was recorded as Sarasota County instrument 2013072034, and the Fifteenth Amendment (instrument 2026103433, recorded July 30, 2026) restates how the club is tied to the lots in Section 7.2.

• What the Community Membership is. Under an agreement dated October 1, 2012, the Boca Royale Golf Property Owners Association holds a membership bought from the club owner. Each lot owner may designate one or two adults to use the club's dining and social facilities. The association pays the club owner the amounts charged, and the charges may include a minimum food expenditure set by the club.
• How it is paid for. It is funded through the association assessment, so it shows up inside your HOA bill rather than as a separate club invoice. The recorded exhibit to the Declaration set the fee at $68 per lot per month in 2012, with a yearly escalator that cannot exceed a stated cap, plus sales tax. The current-year charge is not published; the disclosure summary or the estoppel certificate shows what your lot carries.
• Term. For the lots that existed before Unit 20, the agreement runs through April 15, 2029. For Unit 20 (Boca Royale East, marketed as Boca Royale Golf and Country Club at Wellen Park), it renews automatically in 10-year periods to April 15, 2049 unless the club owner ends it by notice 60 days before a period starts.
• After 2029 for the older lots. The recorded text (Section 7.10 of the Declaration, preserved by the Fifteenth Amendment) makes a bona fide application for a club membership, and maintaining it, a condition of owning a lot once the agreement no longer covers that lot, provided a club membership is then available. In plain terms: social access is built into the HOA assessment today, and a buyer should not assume that stays true after April 15, 2029.
• Golf and racquets. These are separate, optional categories with their own initiation and dues. The Declaration (Section 7.9) says the club owner sets categories, fees and availability, and describes a club membership as a revocable license, not an investment.

Two more recorded points matter to a buyer. First, the association does not own the golf course: the Declaration (Sections 7.3 to 7.8) lets the club owner change, shorten or discontinue the course, and gives lot owners no right to use it or to a view. Second, the Fifteenth Amendment text read for this page adds a "Transfer Contribution" payable on a resale, equal to the then-current Annual Assessment less the Community Membership Assessment, for the lots the amendment covers. Whether it applies to a specific lot, and the dollar amount, is answered on that lot's estoppel certificate. See the HOA section below for how to request it.

Sources: recorded Declaration, instrument 2013072034; Fifteenth Amendment, instrument 2026103433, both as published in the Boca Royale Golf POA governing documents library (read by the Domain Realty Group research team; confirm the instrument images in the Sarasota County Clerk's official records); the club's Membership Overview page.

What changed on July 1, 2026, and what public access remains?

Boca Royale Golf and Country Club changed from a semi-private club to a non-equity private club on July 1, 2026. Neal Communities, the club's owner, announced the change in a release dated June 26, 2026: golf and the clubhouse are for members and invited guests, and the club continues to host community events such as weddings, holiday parties and meetings.

"Non-equity" means a membership is a right to use the club, not an ownership share. Older golf directories and some real estate pages still say "semi-private," "open to the public" or "pay as you play," and the club's own Golf Overview page can still show older public rates. Treat the June 26, 2026 release as the controlling statement and confirm in writing with the club before planning to play as a non-member. Before the change, since December 2024, tee times could be booked seven days ahead and pre-noon times were reserved for golf members.

What is the golf course like?

The course is a complete 2023 to 2024 rebuild designed by Gordy Lewis. Construction began in April 2023 and the new course reopened to members on December 23, 2024. It plays to par 71 (35 out, 36 in) from the back, Diamond tees at 6,604 yards, with five par 3s, nine par 4s and four par 5s. Pages that show par 72 and 6,357 yards describe the course before the rebuild.

Tee set	Yards	Men's rating / slope (Florida State Golf Association)
Diamond	6,604	72.6 / 137
Platinum	6,124	70.6 / 131 (women: 76.0 / 141)
Gold	5,485	67.4 / 125
Sapphire	4,577	63.8 / 113
Ruby	3,864	60.3 / 106

Sources: the club's Course Details scorecard (yardages), Florida State Golf Association club detail page retrieved October 28, 2026 (ratings and slopes). The club's scorecard prints a Diamond total of 6,640, but its own nine-hole figures (3,364 out plus 3,240 in) add to 6,604, which matches the owner's description of "just over 6,600" yards.

• Builder and turf. Creekridge Construction Group built the course. The tees, fairways and greens are Paspalum (the club's site names Seashore Paspalum Platinum), a salt-tolerant grass that lets the club supplement irrigation with well water.
• Layout changes. Neal's December 2024 release says about half of the old bunkers were removed and the remainder rebuilt with white sand and new drainage, and the tee area grew to nearly five acres.
• Practice facilities. The driving range was doubled in size, and there is a 10,000 square foot short-game area plus putting and chipping areas.
• Carts and walking. All 18 holes have cart paths. The club lists walking privileges and the option of an approved personal cart or the club's GPS carts among golf membership benefits.
• Golf membership benefits. Per the club's Membership Overview: seven-day advance tee times, men's and women's golf associations, events and leagues, pro shop discounts and six complimentary guest passes a year.

What racquets and fitness facilities does the club have?

The club's Membership Overview page lists six Har-Tru clay tennis courts and eight pickleball courts, all lighted, plus a fitness center. Full fitness access is listed under the Racquets membership, which also includes social privileges, a full-time USPTA professional, clinics, leagues and ball machine rentals. A June 2026 statement from the club's general manager lists additional pickleball courts among recent improvements.

Which pool a given owner may use depends on the neighborhood and the recorded documents, not only on club membership. The recorded Unit 1 to 10 amendment #2024143994 (recorded October 30, 2024) designates the Unit 13 "Staycation Pool" for use by owners of all lots, with costs funded through general assessments. The Fifteenth Amendment gives Unit 20 its own recreational area (pool, restrooms and parking) for Unit 20 owners. The club's own pages do not name a pool, so confirm pool access for your address in the governing documents.

What are the clubhouse and dining like?

The clubhouse is Georgian in style and overlooks the course. Dining is in the Fairway Dining Room and the more casual 19th Hole, and the club's site posts lunch, dinner, weekend, happy hour and wine and beer menus (versions dated between October 2025 and July 2026). Hours appear only as an image on the club's site, so confirm hours with the club. Neal's release describes a complete renovation of the clubhouse, golf course and dining facilities, and the club reports a Banquet and Events Coordinator for weddings and meetings. The community is gated, and the club describes it as about 1,000 acres.

Who owns Boca Royale Golf and Country Club?

The club owner named in the recorded Fifteenth Amendment (instrument 2026103433, recorded July 30, 2026) is Boca Royale Country Club, LLC, and Neal Communities says it bought the club in 2012. The residential developer named in the same instrument is Resource Conservation of Sarasota, LLC. The club is not member-owned, and members hold non-equity memberships.

Older entities still appear in association documents. The 1989 settlement (Sarasota Case No. 86-2209-CA-01, dated December 11, 1989) names Englewood Golf, Inc., now Boca Royale Golf, Inc., as "Developer" with duties to maintain the main entrance, gatehouse and wall along State Road 776. Corporate status for these entities could not be read first-hand because the Florida Division of Corporations search was unavailable to the research team, so check current status there before relying on an entity name.

What are the dues and initiation fees?

The club does not publish current dues or initiation fees. Its Membership Overview describes the Golf, Racquets and Social categories and their benefits but lists no prices, no food and beverage minimum and no statement on refunds or transfers. Figures that circulate online come from a 2024 schedule hosted by a brokerage and from brokerage pages, so none are repeated here as current.

Request the current membership categories and fee schedule from the club in writing, using the club's Membership Inquiry Form. Ask for:

• the current initiation fee and monthly or annual dues for each category you are considering;
• any food and beverage minimum, trail fee (for your own cart), handicap fee and guest fees;
• whether the membership can be resold or transferred and whether any part is refundable;
• whether a membership cap or waiting list applies, and how a Community Membership holder is treated;
• what happens to your access when the Community Membership Agreement ends for your lot.

Sources for this section: Neal Communities release of June 26, 2026; Neal Communities release of December 19, 2024; club Membership Overview, Course Details and Our Story pages; Florida State Golf Association; association-published recorded instruments.

Boca Royale HOA fees, rules and documents

Boca Royale is governed by the Boca Royale Golf Property Owners Association, Inc. under recorded covenants, and the current dollar amount of the HOA assessment is not published in any first-party source reviewed: you get it from the Florida disclosure summary (Section 720.401) on a new home or the estoppel certificate (Section 720.30851) on a resale. What is published is the structure of what you pay, who controls the covenants, and the rules for leasing, pets, vehicles and exterior changes in the unit declarations that were read.

Who runs the Boca Royale HOA, and which recorded documents govern it?

The master association is the Boca Royale Golf Property Owners Association, Inc. (formerly Englewood Golf Property Owners Association, Inc.), which publishes its governing documents on its TownSq portal. It is the homeowners association under the original declarations for Units 1 to 10 and under the 2013 Declaration for the later units. The portal lists Castle Group as the community association manager.

Document	Instrument or reference	Date	What it does
Declaration of Covenants, Conditions, Easements and Restrictions for Boca Royale (Excluding Units 1 to 10)	Instrument 2013072034	Recorded May 22, 2013	Master covenants for Units 11 to 17 and later units: assessments, use restrictions, architectural review, Community Membership
13th Amendment	Instrument 2023083469	May 22, 2023	Moves the Turnover Date from no later than January 1, 2030 to January 1, 2040; grants easements over community roads to Neal affiliates
14th Amendment	Instrument 2023143798	September 19, 2023	Adds Unit 18
15th Amendment	Instrument 2026103433	Recorded July 30, 2026	Adds Unit 20 (Boca Royale East), the West Villages Improvement District article, and the Community Membership term in Section 7.2
Original declarations, Units 1 to 4	Official Records Book 2127, Page 1114	With amendments through 2024	Older unit covenants; Unit 5 is Book 2192, Page 1832
Unit 8 amended and completely restated restrictions	Instrument 2002129651	August 9, 2002	Unit 8 rules, including leasing

Sources: Boca Royale Golf POA governing documents library on TownSq (instrument numbers read from the recorded copies it publishes, scans read by optical character recognition). Spot-check any number you rely on in the Sarasota County Clerk's official records.

Who controls the covenants, and when does turnover happen?

The developer, Resource Conservation of Sarasota, LLC, a Neal Communities affiliate, still controls the 2013 Declaration. The 13th Amendment (instrument 2023083469, May 22, 2023) moved the Turnover Date from no later than January 1, 2030 to January 1, 2040, and a December 9, 2025 legal memo to the association board states that turnover has not yet occurred. Practically, the developer can still amend the covenants (the disclosure summary must say so), and it appoints the Architectural Committee until it is assigned to the association.

What does the 15th Amendment of July 30, 2026 change?

The Fifteenth Amendment (instrument 2026103433, recorded July 30, 2026) is the newest recorded change to the covenants. As read for this page, it does five things:

• adds Unit 20, "Boca Royale East Phase 1-A," and defines the "Wellen Park Expansion," commonly known as Boca Royale Golf and Country Club at Wellen Park;
• creates a Unit 20 recreational area (pool, restrooms and parking) for Unit 20 owners only unless voluntary memberships are offered;
• amends Section 7.2: the Community Membership Agreement runs to April 15, 2029 for existing lots and renews in 10-year periods to 2049 for Unit 20;
• adds "District Expenses" and a West Villages Improvement District irrigation article for Unit 20 lots;
• allows certain reserve and contingency costs to be charged as Supplemental Expenses only to the lots that use the asset, and adds the resale Transfer Contribution described above.

Only the recording date is used here. The recital text refers to an earlier year, so rely on the recorded instrument itself and have your attorney read it.

What are the leasing rules?

Leasing rules depend on your unit, and no single community-wide minimum is documented. Association approval is required in both cases below.

Units	Rule	Record
Units 11 to 17	No lease shorter than six consecutive months and no more than two leases a year unless the Architectural Committee or developer approves in writing. Written lease. Association approval is deemed given if not denied within 15 days. The board may require an escrow of up to $500.	Declaration Section 13.32, instrument 2013072034 (as originally recorded; no amendment read changed it)
Unit 8	No lease under one month (31 days), limited to two periods per calendar year; tenants need written approval; the owner is responsible for the renter's conduct.	Unit 8 restated restrictions, Section 4.3, instrument 2002129651
Units 1 to 7, 9, 10, 18 and 20	Not stated here. Read the unit declaration and its amendments.	Unit declarations on the TownSq library

Sources: recorded Declaration and Unit 8 restrictions as published by the association.

What are the pet, vehicle and exterior rules?

For Units 11 to 17 under the 2013 Declaration (the Unit 8 restrictions differ in places; other units, check theirs):

• Pets (Section 13.19). Only common domesticated household pets; no breeding or commercial use; no unreasonable numbers; leashed outside a fenced area; a nuisance pet can be required out within 10 days of written notice; $50 per diem fine for noncompliance. The text sets no numeric pet limit.
• Vehicles (Section 13.16). Park only on the paved driveway or in a garage, never in the road right-of-way; restricted vehicles go in a garage except for temporary loading; no maintenance other than washing outside a garage. Unit 8 requires vehicles, RVs, trailers and boats to be inside garages or screened from view.
• Fences (Section 13.13). Walls and fences need Architectural Committee approval, with a maximum average height of six feet.
• Pools (Section 13.14). Ground-level decks only (no above-ground pools), enclosed pool areas, and all of it subject to Architectural Committee review.
• Architectural review (Article 14). No exterior construction without written plan approval; the developer and affiliates are exempt, and interior alterations are excluded. The association's June 12, 2025 Design Criteria Manual for Units 11 to 17 lists seven approved styles, a 35-foot height cap or county code, and pavers for driveways.

The association's Community Rules, Regulations and Restrictions compilation was updated June 17, 2025. Request the current version, because the board may adopt stricter rules.

Is there an age restriction at Boca Royale?

No recorded age restriction was found in the documents reviewed.

What fees do Boca Royale owners pay?

Owners can pay several separate layers, and which apply depends on the unit and home type. Amounts are shown only where a first-party record publishes them.

Layer	What it is	Amount
HOA assessment (master plus neighborhood)	Annual Assessment under the Declaration: Base Expenses shared by all lots plus Supplemental Expenses for services such as lot maintenance, recreational areas and telecommunications. Billed on the schedule the board sets.	Not published, see disclosure summary or estoppel
Community Membership component	The association's payment to the club for each lot, funded inside the assessment (see the club section).	Recorded base of $68 per lot per month in 2012 with a capped yearly escalator plus sales tax; current amount not published, see disclosure summary or estoppel
Capital contribution at closing	One-time charge. For developer sales, Declaration Section 11.13 caps the Initial Assessment at the then-applicable Annual Assessment for Base Expenses. The 15th Amendment text adds a resale Transfer Contribution equal to the then-current Annual Assessment less the Community Membership Assessment.	Not published, see disclosure summary or estoppel
West Villages Improvement District (Unit 20 only)	Non-ad valorem assessment on the November Sarasota County tax bill for the Wellen Park Expansion lots; the district FAQ says owners cannot opt out.	Not published, see disclosure summary or the district's assessment roll
Englewood Area Fire Control District assessment	Fire assessment on the tax bill where the parcel is inside that district; the district publishes a residential rate.	$266.31 per residential unit for 2025 to 2026 (confirm the district on the tax bill)

Sources: recorded Declaration (instrument 2013072034) and 15th Amendment (instrument 2026103433); West Villages Improvement District FAQ; Englewood Area Fire Control District assessments page for 2025 to 2026.

Several figures circulate online for monthly HOA amounts, including a 2024 sheet and brokerage pages that disagree with each other. None come from the association, so none are repeated here. The itemized lines on a seller's Sarasota County tax bill show every non-ad valorem charge for the parcel.

Does Boca Royale have a CDD?

Not any more for the original community: Sarasota County Ordinance 2014-103 terminated the Boca Royale Community Development District, adopted February 10, 2015 (5 to 0 vote per county minutes). The 2013 Declaration was written around that district and still contains its text, so a reader of the recorded document can think one exists. The Sarasota County Tax Collector's 2025 levy list shows no Boca Royale CDD line.

Unit 20 is the exception to "no special district." It sits inside the West Villages Improvement District (an independent special district created by the Legislature in 2004), which the district's FAQ lists as including Boca Royale at Wellen Park and not the original Boca Royale. Unit 20 is in unincorporated Sarasota County on the 2026 roll, although the 15th Amendment assigns certain stormwater facilities to the City of North Port after acceptance.

Who pays for villa roofs?

The documents differ, so confirm it for the specific villa before you rely on either answer. A 2024 fee sheet hosted outside the association lists paired-villa roof and exterior paint as an association reserve. A December 9, 2025 memo from the association's counsel says villa roof maintenance is an owner responsibility under Declaration Section 9.4 unless the developer elected Lot Maintenance Services under Section 9.3(A), and found no evidence of an election. Check the neighborhood declaration and the estoppel certificate, and do not assume roofs are covered.

What does Florida law give a buyer in an HOA community?

Two statutes matter. Section 720.401 requires a disclosure summary before the purchase contract is signed in a community with a mandatory association. It states that membership is mandatory, that assessments are owed, and that the developer may amend the covenants, and it gives the buyer a statutory right to cancel if the summary is not delivered. Section 720.30851 requires the association to issue an estoppel certificate within 10 business days of a written request, stating what the owner owes and whether a capital contribution, resale or transfer fee is due. The 2025 statute caps the fee at $250, plus $100 if expedited and up to $150 if delinquent, adjusted for inflation every five years. Read the current text before relying on a number.

What should I request before I buy?

1. The Section 720.401 disclosure summary (new home) or the estoppel certificate (resale), showing the current assessment, other amounts owed and any capital, resale or transfer fee.
2. The declaration for your unit, every amendment, and the Fifteenth Amendment if your lot is in Units 11 to 20.
3. The current Community Rules, Regulations and Restrictions and the Design Criteria Manual for your unit.
4. The current association budget and reserve statement, and any special assessment notices.
5. The Community Membership Agreement terms for your lot, including the April 15, 2029 date, and the club's current fee schedule in writing.
6. The seller's most recent Sarasota County tax bill, which itemizes fire, solid waste, stormwater and any West Villages Improvement District lines.
7. For a villa, the neighborhood declaration and written confirmation of who maintains the roof.
8. For Unit 20, the West Villages Improvement District assessment for the lot and the Unit 20 recreational area terms.

Sources: recorded instruments from the Boca Royale Golf POA governing documents library; Florida Statutes Sections 720.401 and 720.30851 (2025); Sarasota County Ordinance 2014-103 as recorded in county minutes; Sarasota County Tax Collector 2025 millage and levy list; West Villages Improvement District; Englewood Area Fire Control District.

What does it cost to own a home in Boca Royale?

Owning a home in Boca Royale Golf and Country Club costs a property tax bill at the 2026 preliminary Sarasota County rate of 11.3068 mills (tax district 0100), plus a fire assessment, water and sewer bills, insurance, and association and club charges. On the Boca Royale 12-month median sale price of $585,000 (n=101 qualified sales), 2026 ad valorem tax comes to $6,189.77 with homestead and $6,614.48 without. Data updated: October 2026.

What is the 2026 millage rate for Boca Royale (tax district 0100)?

The 2026 preliminary total for tax district 0100 is 11.3068 mills, or $11.3068 per $1,000 of taxable value. The Sarasota County Property Appraiser's roll dated October 21, 2026 places all 1,486 parcels in the Boca Royale footprint in tax district 0100, "Sarasota Operating," which is unincorporated Sarasota County.

Levy (mills per $1,000 of taxable value)	Sarasota side, 2026 preliminary
County general	3.2317
Hospital district (Sarasota)	1.0420
Emergency Medical Services (Sarasota)	0.7300
Mosquito control, bonds, Legacy Trail (Sarasota)	0.1516
West Coast Inland Navigation District	0.0394
Southwest Florida Water Management District	0.1831
Schools, state and local	5.9290
Total	11.3068
Non-school portion	5.3778

Sources: Sarasota County Tax Collector 2026 millage sheet, file "2026millagesPrelim", revised October 16, 2026 (preliminary, not the certified roll). The mosquito, bond and Legacy Trail line is 0.0490 + 0.0653 + 0.0373 = 0.1516. A Sarasota parcel inside the Englewood lighting district adds 0.0644 mills, so read the district code on the parcel's own record.

For comparison, the 2025 certified total for the same district was 11.4737 mills (Sarasota County Tax Collector, tax roll certified October 3, 2025, document revision October 23, 2025). That is last year's rate: 11.4737 minus 11.3068 is 0.1669 mills lower for 2026 on the preliminary sheet. The 2026 figure stays preliminary until the certified sheet is posted.

What would the tax bill be on a $585,000 Boca Royale home?

On a $585,000 taxable value with the 2026 homestead exemption, ad valorem tax is $6,189.77, and without homestead it is $6,614.48. This example uses the Boca Royale 12-month median qualified sale price of $585,000 (n=101, Sarasota County Property Appraiser sales file dated October 21, 2026, 12 months through October 13, 2026) as the taxable value, for illustration only. The Property Appraiser sets just value, which is often below price. The 2026 homestead exemption is $25,000 off all levies plus a second $26,411 off non-school levies, the Florida Department of Revenue's 2026 indexed figure as published by the Sarasota County Property Appraiser.

Line	Arithmetic	Amount
School taxable value	$585,000 minus $25,000	$560,000
Non-school taxable value	$585,000 minus $25,000 minus $26,411	$533,589
School tax	560 x 5.9290	$3,320.24
Non-school tax	533.589 x 5.3778	$2,869.53
Ad valorem total, homestead	$3,320.24 + $2,869.53	$6,189.77
Englewood Area Fire assessment, 2025-26 (if the parcel is in the district)	one residence	$266.31
Total of these two lines	$6,189.77 + $266.31	$6,456.08
Same home without homestead	585 x 11.3068	$6,614.48

Sources: Sarasota County Tax Collector 2026 millage sheet (preliminary); Sarasota County Property Appraiser FAQs on the 2026 additional homestead exemption; Englewood Area Fire Control District assessment page.

The homestead saving is $6,614.48 minus $6,189.77 = $424.71. Solid waste, stormwater and any capital line for the Englewood Water District or the West Villages Improvement District are extra. The 2026 millage is preliminary until the certified sheet is posted. Save Our Homes resets on a sale: Florida Statute 193.155 assesses the home at just value on January 1 of the year after the change of ownership, so a seller's tax bill is not a forecast of the buyer's.

What do the county records show for homestead and non-homestead homes?

The Sarasota County Property Appraiser's 2026 roll (files dated October 21, 2026) lists 764 homestead single-family homes in the full Boca Royale footprint with a median taxable value of $385,221, and 383 non-homestead homes with a median taxable value of $425,200. Together that is 1,147 homes, and homestead is 67 percent of them. The footprint includes the legacy Englewood Golf Course Units 1 to 5A and Englewood Golf Villas plus Units 6 to 18; Boca Royale East Unit 20 has 266 parcels and no homes yet.

Group (2026 roll)	Homes	Median just value	Median assessed	Median taxable
Homestead	764	$488,750	$446,058	$385,221
Non-homestead	383	$439,600	$429,100	$425,200

Sources: Sarasota County Property Appraiser parcel roll, files dated October 21, 2026. Just value is the appraiser's mass-appraisal estimate as of January 1, 2026, not a sale price or an appraisal.

The gap between just value and taxable value is the Save Our Homes cap plus exemptions on homestead homes. A buyer who purchases a home from a long-time homestead owner should expect the bill to reset toward the new price, not carry over the seller's lower taxable value. County recorded sales used on this page include first sales of new homes by the builder's land entity, so the medians blend resale and new-home closings.

What is the fire assessment for Boca Royale?

The Englewood Area Fire Control District publishes a residential fire assessment of $266.31 per residence for 2025-26 and $58.57 per vacant lot. It is a non-ad valorem assessment, not part of the millage, and homestead does not reduce it. The research did not confirm which fire district serves each Boca Royale parcel (Sarasota County lists more than one fire code on its levy list), so read the itemized non-ad valorem lines on the actual tax bill. The 2026-27 rate should also be confirmed on the notice.

What do Englewood Water District bills cost in Boca Royale?

At 4,000 gallons a month, the Englewood Water District's rates effective October 1, 2026 total $107.92 for water and sewer. The recorded Boca Royale Declaration (section 4.4) names the Englewood Water District for water and sewer service. The rates are a water base charge of $29.37 a month plus $3.50 per 1,000 gallons up to 6,000 gallons, and a sewer base of $42.75 plus $5.45 per 1,000 gallons.

Line	Arithmetic	Monthly amount
Water, 4,000 gallons	29.37 + 4 x 3.50	$43.37
Sewer, 4,000 gallons	42.75 + 4 x 5.45	$64.55
Total	$43.37 + $64.55	$107.92

Sources: Englewood Water District Customer Rules and Regulations effective October 1, 2026; Englewood Water District rate and charge study presentation of August 14, 2025, which scheduled $93.83 for FY2026 and $107.92 for FY2027 at 4,000 gallons.

The Sarasota County Tax Collector's 2025 levy list includes Englewood Water District sewer and water capital codes, but the research did not confirm whether any Boca Royale parcel carries them. The district has also posted water shortage restrictions extended through March 31, 2027. Boca Royale East Unit 20 lots sit inside the West Villages Improvement District, a non-ad valorem charge with no opt-out; the amount is not stated in the documents reviewed, and the district's budget or the tax bill holds it.

Where are the Boca Royale HOA and club costs?

Association assessments, club dues and initiation are covered in the HOA and club section of this page. In short, the Boca Royale Golf and Country Club does not publish dues, and current association amounts come from the Florida Statute 720.401 disclosure summary and the estoppel certificate under Florida Statute 720.30851, so ask for both in writing before contract.

What are the buyer's closing costs on a $585,000 Boca Royale purchase?

On a $585,000 price with 20 percent down ($468,000 loan), the buyer's state taxes on the loan are $2,574.00, and the owner's title policy at the promulgated rate is $3,000.00. The loan is $585,000 minus $117,000 (20 percent) = $468,000.

Statutory item, 20 percent down	Rule	Arithmetic at $585,000 price, $468,000 loan
Documentary stamps on the note	$0.35 per $100 of the loan (s. 201.08)	4,680 x $0.35 = $1,638.00
Intangible tax on the mortgage	2 mills of the loan (s. 199.133)	468,000 x 0.002 = $936.00
Buyer's state taxes on the loan	sum of the two lines	$2,574.00
Owner's title policy (promulgated rate, rule 69O-186.003)	$5.75 per $1,000 to $100,000, then $5.00 per $1,000	$575 + (485 x $5.00 = $2,425) = $3,000.00
Documentary stamps on the deed	$0.70 per $100 of price (s. 201.02)	5,850 x $0.70 = $4,095.00

Sources: Florida Statutes 201.08, 199.133 and 201.02; Florida Administrative Code rule 69O-186.003.

Who pays the owner's title policy is custom, not law. Secondary sources describe the Sarasota County custom as buyer-pays, and the contract controls. Deed stamps are customarily a seller cost. A simultaneous-issue lender's policy adds a $25 minimum, and lender fees, inspections, surveys, prorations and any association estoppel or capital contribution are not included. A cash purchase pays no note stamps or intangible tax.

What does home insurance cost in Boca Royale?

No first-party source publishes a Boca Royale premium. Citizens Property Insurance's 2026 approved rate changes by county show its HO-3 average moving from $3,134 to $2,901 (minus 7.4 percent) across 9,090 Sarasota County policies, effective July 1, 2026 for new policies and at renewal. The Florida Office of Insurance Regulation's July 2026 report lists a $3,457 Sarasota County average premium including wind.

A wind mitigation inspection on form OIR-B1-1802 documents roof shape, roof deck attachment, roof-to-wall connections, secondary water resistance and opening protection. The form was revised to Rev. 04/26 for inspections on or after April 1, 2026, and a valid earlier form stays usable for five years from its inspection date. Florida Statute 627.0629 requires insurers to give actuarially reasonable credits for verified features, and credit size varies by carrier. Ask the seller for the latest form, the roof permit and final, and window or shutter documentation. Flood insurance is separate (see the flood section below).

How would Amendment 3 change Boca Royale tax bills?

Amendment 3 on the November 3, 2026 ballot would raise the homestead exemption from non-school taxes to $150,000 in 2027 and $250,000 in 2028, lower the annual cap on non-homestead assessment increases from 10 percent to 5 percent, and needs 60 percent approval; it is not decided as of this update. Holding 2026 rates and the $585,000 example, a homestead owner's non-school taxable value would fall from $533,589 to $585,000 minus $150,000 = $435,000 in 2027. The saving would be (533,589 minus 435,000) x 5.3778 / 1,000 = 98,589 x 5.3778 / 1,000 = $530.19. School taxes and non-ad valorem lines would not change, and a person who is not a Florida resident on December 31, 2026 starts with the existing exemption, per the Department of State's initiative record.

Is Boca Royale in a flood zone?

Part of Boca Royale Golf and Country Club is mapped in a FEMA Special Flood Hazard Area, and part is not, so the answer depends on the unit and the lot. In a screening of one sample address per county subdivision unit against FEMA's National Flood Hazard Layer on October 28, 2026, 14 of 17 addresses that resolved returned Zone X (8 of them shaded X) and 3 returned Zone AE. Do not read this as a flood determination for any house: check each address.

What does the FEMA sample show by unit?

Zone AE appeared at Unit 15, Unit 17 and one parcel on Englewood Road; every other resolved sample was Zone X. The table lists screening results at one geocoded point per unit (Census geocoder street-range interpolation, not a rooftop point), run against FEMA's flood hazard zone and FIRM panel layers. AE hits near lake or wetland edges can flip on the actual parcel, in either direction.

Unit (county subdivision name)	Sample address	FEMA zone	Base flood elevation shown	FIRM panel
Unit 6 Phase 1-A	37 Grand Palms Blvd	X (minimal hazard)	none	12115C0363G
Unit 7	14 Boca Royale Blvd	X (minimal hazard)	none	12115C0451G
Unit 8	18 Carisa Royale Ct	X (minimal hazard)	none	12115C0451G
Unit 9	26742 Raphis Royale Blvd	X (shaded, 0.2 percent annual chance)	none	12115C0451G
Unit 10	1763 Grande Park Dr	X (minimal hazard)	none	12115C0363G
Unit 11 Phases 2 and 3	27325 Driver Ln	X (shaded)	none	12115C0451G
Unit 11 Phase 1	10791 Trophy Dr	X (shaded)	none	12115C0451G
Unit 12 Phase 2	26878 Weiskopf Dr	X (minimal hazard)	none	12115C0451G
Unit 12 Phase 1	26838 Faldo Ln	X (shaded)	none	12115C0451G
Unit 13	26567 Raphis Royale Blvd	X (shaded)	none	12115C0451G
Unit 14 Phase 2	11036 Hogan Cir	X (shaded)	none	12115C0363G
Unit 14 Phase 1	26127 Norman Dr	X (shaded)	none	12115C0363G
Unit 15	181 Cayman Isles Blvd N	AE (Special Flood Hazard Area)	not shown in the zone field	12115C0363G
Unit 16	26851 Pavin Dr (county parcel centroid)	X (minimal hazard)	none	12115C0451G
Unit 17	10641 Nicklaus Ct	AE (Special Flood Hazard Area)	13.1 ft	12115C0451G
Unit 18	10604 Sarazen Way	X (shaded)	none	12115C0451G
Boca Royale East Unit 20	11405 Spring Hill Ter	not resolved: the street is not yet in the county parcel layer	not resolved	not resolved
Not part of a subdivision	1441 Englewood Rd	AE (Special Flood Hazard Area)	12.4 ft	12115C0451G

Sources: FEMA National Flood Hazard Layer (flood hazard zones and FIRM panels, queried October 28, 2026); U.S. Census Bureau geocoder; Sarasota County parcel layer. Zone X polygons carry no base flood elevation by definition. The elevation datum was not returned in the fields requested, so confirm it on the panel.

Shaded X (0.2 percent annual chance) appeared in Units 9, 11 (both phases), 12 Phase 1, 13, 14 (both phases) and 18. Minimal-hazard X appeared in Units 6, 7, 8, 10, 12 Phase 2 and 16. Unit 20 has 266 parcels and no homes yet on the 2026 roll, and its zone can be checked in the county flood map viewer once addresses are assigned.

Which flood maps and panels apply to Boca Royale?

Sarasota County's current Flood Insurance Rate Maps took effect March 27, 2024, and every Boca Royale sample point returned that effective date. Two printed panels cover the community: 12115C0363G (Units 6, 10, 14 and 15) and 12115C0451G (all other resolved units and the Englewood Road parcel). The county announced on February 13, 2024 that the new maps add a Limit of Moderate Wave Action line and said the map change does not affect hurricane evacuation levels. A Letter of Map Amendment or Revision can change a single lot after March 27, 2024, and the research did not query those layers. FEMA's Map Service Center flood map search shows the status for an address.

Do I need flood insurance in Boca Royale?

Federal law requires flood insurance only when a building in a Special Flood Hazard Area (zones starting with A or V, such as AE) carries a federally backed mortgage. Zone X, including shaded X, has no federal mandatory purchase requirement, though a lender can still require it and Sarasota County advises owners to consider it. Standard homeowners policies exclude flood. Under NFIP Risk Rating 2.0, premiums use building-level factors such as distance to a flooding source, ground elevation and replacement cost, not the zone alone. Ask for the home's Elevation Certificate (FEMA Form 086-0-33), which the county holds for permitted construction or the owner may hold, and get a flood quote for the specific address.

Citizens Property Insurance requires flood coverage on its personal residential wind policies on a phased schedule: Special Flood Hazard Area homes since 2023, dwellings of $400,000 or more from January 1, 2026, and every such policy from January 1, 2027, with condo unit-owner and tenant policies exempt. Citizens does not sell flood insurance itself.

What is Sarasota County's flood insurance discount?

Unincorporated Sarasota County is a Class 5 community in FEMA's Community Rating System, which gives a 25 percent discount on eligible NFIP flood premiums (FEMA's eligible communities list effective April 1, 2026, entry date October 1, 1992). The discount applies to NFIP policies inside and outside the Special Flood Hazard Area, so a Boca Royale buyer gets it on a standard NFIP policy.

What are the hurricane evacuation levels in Boca Royale?

Level C covers most Boca Royale sample points, and Level B covers Unit 15 and the Englewood Road parcel. Unit 16 was measured at a parcel centroid and is also Level C; Unit 20 was not resolved. Sarasota County's Know Your Evacuation Level lookup is the official tool, and levels come from surge modeling and local criteria, not from FEMA flood zones, so a Zone X address can still sit in an evacuation level.

Storm	Sarasota County evacuation notice
Hurricane Helene (September 2024)	Level A, mobile or manufactured homes and boats: 70,906 residences and just over 82,000 people
Hurricane Milton (October 2024)	Levels A, B and C plus mobile homes and boats: more than 160,000 residences and more than 235,000 people, described as the largest evacuation in county history

Sources: Sarasota County 2024 Hurricane Season After-Action Report; Sarasota County Know Your Evacuation Level lookup.

A Boca Royale home in Level B or C was therefore inside the notice for Milton but not for Helene. The county layer also carries a surge height attribute whose meaning the layer page does not define, so this page does not publish it as a flood depth at any house.

What happened in Boca Royale during Milton, Helene and Ian?

No county or state publication reports Boca Royale specific damage counts or flooding by street, so the record below is for the coast and the county. The National Hurricane Center's Milton report (landfall at Siesta Key on October 9, 2024) analyzed 6 to 9 feet of storm surge above ground from Venice south to Boca Grande, with an isolated peak up to 10 feet near Manasota Key. NHC's Helene report lists 4 to 6 feet of surge above ground from Venice to south of Englewood, and its Ian report notes that most sensors in Port Charlotte and Englewood stayed dry because of offshore winds.

The Sarasota County after-action report puts Milton damage at $446 million residential across 9,649 properties and $164 million commercial across 1,120 properties, with the most significant surge and hurricane-force wind impacts from Venice south through Englewood. The Florida Department of Environmental Protection's March 2025 report rated the Sarasota and Charlotte shores of Manasota Key with major beach and dune erosion. A Sarasota Herald-Tribune report of October 12, 2024 quoted an Englewood insurance agent describing mostly debris and flooding along Lemon Bay and soffit damage inland. What the record does not publish is damage inside Boca Royale: the Sarasota County substantial damage records and the association's post-storm reports would hold it, so ask the seller and the association about any storm claims on a specific home.

What wind speed are Boca Royale homes designed for?

Sarasota County's 8th Edition wind load layer shows a 160 mph ultimate design wind speed for an ordinary house (Risk Category II) at Boca Royale. The county layer, queried at three points (Unit 6 Grand Palms Blvd, Unit 7 Boca Royale Blvd and Unit 8 Carisa Royale Ct), returned 150 mph for Risk Category I, 160 mph for II, 170 mph for III and 180 mph for IV. All of Sarasota County is in the Wind-Borne Debris Region, defined in the Florida Building Code as areas where the design wind speed is 140 mph or more, so opening protection is required for new construction under the current code.

The statewide Florida Building Code took effect March 1, 2002, replacing local codes. Boca Royale units were platted over many years, so each house follows the code and wind map in force when its permit was issued, and the permit date, not the year built, controls. Do not apply 160 mph to an older house. The Sarasota County permit record and certificate of occupancy show the permit date for a specific address. Confirm the county layer value against the Florida Building Commission 2023 wind speed map before relying on a single number.

What are the Citizens insurance rules for a Boca Royale home?

Citizens Property Insurance is the state insurer of last resort, and Florida Statute 627.351 sets its limits. A primary residence is not eligible for a new Citizens policy if an authorized private insurer offers comparable coverage at a premium not more than 20 percent above Citizens' premium (the 20 percent rule). A dwelling replacement cost of $700,000 or more is not eligible, except in counties where the Office of Insurance Regulation finds no reasonable competition. The research did not confirm on a primary page whether Sarasota County is currently a competitive county, so check eligibility with an insurance agent.

Citizens treats roofs more than 25 years old as an underwriting problem, and when a roof is partly replaced, age is based on the oldest part (Citizens roof age help article and 2023 roof rule bulletin). That 25-year figure is Citizens only: private carriers set their own roof age limits, and the research found no first-party source for them. Get quotes before offering on an older roof.

Does the seller have to disclose flooding?

Yes. Florida Statute 689.302 requires a seller of residential property to give the buyer a written flood disclosure at or before contract. It asks whether the seller knows of flood damage during ownership, whether a flood insurance claim (including NFIP) was filed, and whether FEMA or other flood assistance was received. Flooding is defined as inundation from overflow of inland or tidal waters, runoff from an established water source, or sustained standing water from rainfall. Read the disclosure together with the lot's FIRM zone, the Elevation Certificate and the county evacuation level.

Which schools serve Boca Royale?

Sarasota County zones Boca Royale to Englewood Elementary School, L.A. Ainger Middle School (a Charlotte County campus) and Wellen Park High School, which opened in August 2026. That result comes from the Sarasota County school zone GIS layers, queried on October 28, 2026 at 17 Boca Royale Golf and Country Club addresses and against all 17 Boca Royale plat polygons, including Boca Royale East (Unit 20). Every address and every plat returned the same three zones, with no split.

Zones are public data, not a legal assignment. The district decides each child's school, so confirm any specific address with the district (see the last section below).

What are the zoned elementary, middle and high schools?

Level	Zoned school	Address	Driving distance from Boca Royale (free-flow)
Elementary	Englewood Elementary School	150 N McCall Rd, Englewood, FL 34223	2.9 to 3.6 miles, 6.8 to 9.4 minutes
Middle	L.A. Ainger Middle School (Charlotte County)	245 Cougar Way, Rotonda West, FL 33947	9.7 to 10.4 miles, 18.9 to 21.6 minutes
High	Wellen Park High School (opened August 2026)	1 Eagle Rise Dr, Venice, FL 34293	9.5 to 10.2 miles, 19.6 to 22.3 minutes

Sources: Sarasota County GIS elementary, middle and high school zone layers (queried October 28, 2026); Sarasota County Schools school pages; OpenStreetMap routing (OSRM) from 14 Boca Royale Blvd and 26567 Raphis Royale Blvd, which bracket the community west to east.

L.A. Ainger Middle School is in Charlotte County. Sarasota County students in its attendance area attend it under the student exchange agreement between the two school boards. The district's August 19, 2025 Superintendent's Report says the 2025 amendment to that agreement does not affect Englewood Elementary or L.A. Ainger Middle. Plan on a drive of roughly 10 miles to the middle school, not a nearby Sarasota County campus.

Wellen Park High School has no Florida Department of Education (FDOE) school grade yet. It opened in August 2026 and has no row in the FDOE 2025-26 grades file, so no grade is shown here. The school lists these programs on its own site: Cambridge AICE, SOAR STEM Research, CTE, Marine JROTC, Junior Achievement 3DE and Agriculture.

The zone result applies to Boca Royale only. The same GIS layers show a zone line just north of the community, where points at latitude 27.0075 and higher and east of about longitude -82.3525 fall in the Taylor Ranch Elementary and Venice Middle zones. Homes just north and east of Boca Royale can have different schools.

Why did the high school change from Lemon Bay High?

Sarasota-side Englewood high school students used to attend Lemon Bay High School in Charlotte County under the 1999 exchange agreement (restated in 2015). The Sarasota County School District's August 19, 2025 Superintendent's Report, Consent Agenda Item 9.29, records an amendment that removes the Lemon Bay High attendance boundary for Sarasota County students. Those students now fall in the Wellen Park High School boundary, and cross-county high school busing ends.

The district's Wellen Park High School page lists a Boundary Advisory Committee meeting on April 14, 2025 and community meetings on April 29 and May 12, 2025. Older guides that name Lemon Bay High or Venice High as the zoned high school for Sarasota-side Englewood predate this change. For the primary text, see the district's Wellen Park High School page.

What are the published FDOE grades for the zoned schools?

The table shows grades as the FDOE published them, by school year. The 2025-26 file is titled "2025-26 School Grades as of September 1, 2026." A grade describes a school's results in a given year, not any individual student.

School	2025-26	2024-25	2023-24
Englewood Elementary School	A	A	B
L.A. Ainger Middle School	A	A	A
Wellen Park High School	None published (no row in the file)	None	None

Sources: FDOE 2025-26 school grades file (SchoolGrades26.xlsx, dated September 1, 2026); FDOE lists L.A. Ainger Middle under the Charlotte district.

In the same file, Englewood Elementary shows 65 percent of possible points and 99 percent tested; L.A. Ainger Middle shows 71 percent of possible points and 99 percent tested. The file sets the A threshold at 62 percent of points for elementary schools and 64 percent for middle schools. FDOE's school grades page holds the current files.

How far are other schools, and what choice and magnet options exist?

Sarasota County Schools runs Controlled Open Enrollment and magnet applications. Parents provide transportation to a choice school. The district's own pages disagree on the 2027-28 magnet application window, so this page prints no deadline: use the district's School Choice page and its magnet schools and special programs page. A zoned address does not by itself grant a magnet seat.

Programs the district lists near Boca Royale:

• Wellen Park High School: Cambridge AICE and SOAR (Science, Observation, Analysis, Research) STEM.
• Venice High School: International Baccalaureate.
• Venice Middle School: Young Marines.
• Gifted magnets: Toledo Blade Elementary and Woodland Middle in the south county, Venice Elementary and Laurel Nokomis School in mid-county, and Pine View School for grades 2 to 12.

Other school	Type	Address	Driving distance from Boca Royale
SKY Academy Englewood	Tuition-free public charter, middle (FDOE grade A in 2025-26, 2024-25 and 2023-24)	871 S River Rd, Englewood, FL 34223	4.1 to 4.9 miles, 8.8 to 11.4 minutes
Venice Senior High School	District high school, not the zoned school	1 Indian Ave, Venice	9.7 to 10.4 miles, 20.5 to 23.1 minutes
Englewood Christian School	Private, K to 12 per the school's site	571 Medical Dr, Englewood, FL 34223	5.3 to 6.1 miles, 12.5 to 15.1 minutes

Sources: FDOE 2025-26 school grades file; SKY Academy Englewood and Englewood Christian School websites; OpenStreetMap routing (OSRM) (free-flow, no traffic). The state's private school directory is self-reported by schools and not verified by the state.

Bus stops are not published at street level. The district's transportation pages are the place to check whether a specific street has a stop.

How do I confirm the school zone for a specific address?

1. Open the district's Student Attendance Zones page and use its school zone lookup with the full street address.
2. Check the school and its registrar if the lookup returns a different school than expected, because zones change by School Board action.
3. For a new-construction lot, remember that some Unit 20 streets had no address points in any geocoder on October 28, 2026. Unit 20 was checked by plat polygon, not by street address.

Hospitals, utilities and services near Boca Royale

The nearest hospital to Boca Royale is HCA Florida Englewood Hospital at 700 Medical Blvd, about 5.2 to 6.0 driving miles away, and the community is served by Englewood Water District for water and sewer under the recorded Declaration. Distances below are free-flow road estimates from two origins that bracket Boca Royale (14 Boca Royale Blvd on the west side and 26567 Raphis Royale Blvd on the east side), computed October 28, 2026, with no traffic. In an emergency, call 911.

Which hospitals and emergency rooms are near Boca Royale?

Facility	Address	Status and facts	Driving distance (free-flow)
HCA Florida Englewood Hospital	700 Medical Blvd, Englewood, FL 34223	100 beds, 24/7 emergency room, Primary Stroke Center, per the hospital's site	5.2 to 6.0 miles, 11 to 15 minutes
HCA Florida Wellen Park Emergency	7070 S Tamiami Trail, Venice, FL 34293	Freestanding ER, opened March 26, 2025; transfers to HCA hospitals when admission is needed	8.6 to 9.8 miles, 15 to 19 minutes
Sarasota Memorial Hospital-Venice	2600 Laurel Rd E, Venice (Nokomis), FL 34275	Opened November 2021; 61-bed emergency care center per its campus page	12.7 to 13.5 miles, 24 to 27 minutes
Sarasota Memorial Hospital-North Port	North Sumter Blvd near I-75	Not open: under construction, slated for late 2028	Not applicable
ShorePoint Health Venice	Venice	Closed: emergency services ended August 29, 2022 and the hospital closed September 22, 2022	Not applicable

Sources: HCA Florida Healthcare pages and newsroom (March 28, 2025); Sarasota Memorial Health Care System pages (including a June 22, 2026 update on the North Port hospital); OpenStreetMap routing (OSRM) computed October 28, 2026.

The hospital described on the older "Englewood Community Hospital" signage is today HCA Florida Englewood Hospital. When Sarasota Memorial added capacity after ShorePoint closed, it reported adding triage and treatment rooms and hiring nearly 100 ShorePoint staff. Emergency wait times are live values on the hospital's own site and are not shown here.

Sarasota Memorial lists urgent care centers at 8431 Pointe Loop Drive in South Venice and 997 US 41 Bypass N in Venice, both open 8 a.m. to 8 p.m. daily per Sarasota Memorial's pages, about 11 driving miles away. Sarasota Memorial's location list shows no Englewood urgent care site.

Who provides water and sewer at Boca Royale?

Englewood Water District (EWD), a special district established in 1959, provides water and wastewater service to Boca Royale lots under Section 4.4 of the recorded Declaration. Boca Royale East (Unit 20) is a separate question: it sits inside the West Villages Improvement District, and which utility bills Unit 20 homes for water and sewer is not stated in the records reviewed. Check the sales contract, the Unit 20 declaration and the WVID budget.

EWD's board approved a five-year rate plan on August 14, 2025, beginning October 1, 2025. Its rate study shows a typical bill for 4,000 gallons a month, water plus wastewater:

Period	Typical 4,000-gallon monthly bill	Status
Before the plan (FY2025 and earlier)	$81.57	Prior rate
FY2026 (October 2025 to September 2026)	$93.83	Adopted
FY2027	$107.92	Scheduled in the rate study
FY2028	$124.14	Scheduled in the rate study

Sources: Englewood Water District rate study presentation, August 14, 2025. A current-month rate table was not published when this page was checked on October 28, 2026, so treat the FY2027 figure as scheduled.

The same study lists an average of $99.42 for the same bill among surveyed utilities and $102.92 for Sarasota County. One-time capacity charges apply to new connections (recommended $3,062 water and $5,170 wastewater per equivalent residential connection), so they bind builders and new connections rather than the buyer of an already-connected home. EWD's home page carried the banner "Extreme Water Shortage Restrictions Extended through March 31, 2027" when read on October 28, 2026; see EWD's water restrictions page for the current rules.

Some Sarasota County tax bills carry EWD capital assessment lines (codes W020 and W021 on the Tax Collector's levy list). Whether any Boca Royale parcel carries them is not stated in the records reviewed, so read the itemized non-ad valorem section of the actual tax bill.

Who provides electric service?

Florida Power and Light (FPL) publishes service-start and tariff pages for this area. The records reviewed do not include an FPL territory line naming Boca Royale, so confirm the electric provider for a specific address on a seller's current bill or in the Declaration's utilities article before you rely on it.

Who handles trash and recycling?

Unincorporated Sarasota County residential garbage is collected under county franchise agreements and funded by a solid waste non-ad valorem assessment on the property tax bill. Recycling is mandatory, with curbside service by Waste Pro of Florida in the North Service Area and FCC Environmental Services of Florida in the South Service Area, per the county's trash and recycling page. Which service area Boca Royale falls in, and the assessment amount, are not stated in the records reviewed.

Which fire district and sheriff cover Boca Royale?

The Sarasota County Fire Department page names Englewood Area Fire Control District, 599 S. Indiana Ave., Englewood, as the fire provider in this area. The district publishes a residential fire assessment of $266.31 for the 2025 to 2026 fiscal year and $58.57 for a vacant lot. That is the district's published rate, not a Boca Royale bill amount: whether a given parcel is in that district or in Sarasota County Fire is not confirmed, so check the fire line on the itemized tax bill.

The 2026 Sarasota County roll places Boca Royale parcels in unincorporated Sarasota County (taxing district 0100), where the Sarasota County Sheriff's Office is the county's law enforcement agency. Gate entry procedures and any gate staffing are not published on a first-party page; ask the association for its rules and regulations.

Where is the nearest library?

Elsie Quirk Library, a Sarasota County library at 100 West Dearborn St., Englewood, is about 2.9 to 3.5 driving miles from Boca Royale (6 to 8 minutes, free-flow). The county lists these hours: Monday and Wednesday 10 a.m. to 8 p.m.; Tuesday and Thursday 10 a.m. to 6 p.m.; Friday and Saturday 10 a.m. to 5 p.m.; closed Sunday.

Which groceries are nearest the Boca Royale gates?

Store	Address	Driving distance from Boca Royale points (free-flow)
Publix (Olde Village)	55 N Indiana Ave, Englewood, FL 34223	2.7 to 3.3 miles, 5 to 8 minutes
Publix	1500 Placida Rd, Englewood, FL 34223	5.1 to 5.7 miles, 10 to 12 minutes
Aldi	1951 S McCall Rd, Englewood, FL 34223	5.3 to 5.8 miles, 10 to 13 minutes
Walmart Supercenter	2931 S McCall Rd, Englewood	7.0 to 7.5 miles, 14 to 16 minutes
Publix (West Villages Marketplace)	12165 Mercado Dr, Venice, FL 34293	9.4 to 10.5 miles, 17 to 20 minutes

Sources: Publix store page for Olde Village Publix (hours listed 7:00 a.m. to 10:00 p.m. on the weekdays shown); store coordinates from OpenStreetMap Nominatim and routing from OSRM, computed October 28, 2026. Confirm hours with each retailer.

How far is Boca Royale from the beach, Venice and the airports?

Boca Royale is about 4 to 7 road miles from the Gulf beaches on Manasota Key, about 10 miles from downtown Venice and about 38 miles from Sarasota Bradenton International Airport (SRQ). The table gives each range in road miles and free-flow minutes, meaning no traffic, no seasonal congestion and no bridge waits. Real peak-season times on US 41, Beach Road and Placida Road run longer, and winter congestion on US 41 and I-75 was not measured.

The community sits roughly 2.5 miles east of the Manasota Key shoreline in a straight line, across Lemon Bay. There is no direct road to the beach, so the table uses road miles and names the county that runs each beach.

Drive times from Boca Royale to beaches, towns, interstate exits and airports

Destination	About miles	About minutes, free-flow	Method note
Dearborn Street, Englewood (335 W Dearborn St and 100 W Dearborn St reference points)	2.8 to 3.7	6 to 9	Two computed sets, OSRM
Manasota Beach Park (Sarasota County)	4.1 to 5.6	8 to 13	Two computed sets, OSRM
Englewood Beach at Chadwick Park (Charlotte County)	5.8 to 6.8	12 to 16	Two computed sets, OSRM
Stump Pass Beach State Park (state park, Charlotte County side of the key)	6.7 to 7.3	15 to 18	One computed set, OSRM
Blind Pass Beach Park (Sarasota County)	7.7 to 9.0	17 to 22	Two computed sets, OSRM
Downtown Venice (Venice City Hall, 401 W Venice Ave)	10.0 to 10.7	19 to 23	OSRM and Valhalla
Wellen Park (CoolToday Park, 18800 S West Villages Pkwy)	10.7 to 12.1	20 to 24	Two computed sets, OSRM and Valhalla
North Port (City Hall, 4970 City Hall Blvd)	19.5 to 23.1	33 to 37	OSRM and Valhalla choose different roads
Port Charlotte (Charlotte County Administration Center)	21.0 to 21.8	34 to 37	OSRM and Valhalla
Punta Gorda (City Hall, 326 W Marion Ave)	28.6 to 41.4	47 to 50	US 41 versus I-75 routing explains the distance spread
Downtown Sarasota (City Hall, 1565 1st St)	33.0 to 33.8	46 to 53	OSRM and Valhalla
I-75 exit 193 (Jacaranda Blvd)	10.2 to 11.0	20 to 23	OSRM, northbound ramp side
I-75 exit 191 (River Road)	12.1 to 12.9	23 to 26	OSRM; River Road widening completed October 2, 2026, so the router may overstate the time
SRQ, Sarasota Bradenton International Airport	37.7 to 38.5	50 to 59	OSRM and Valhalla
PGD, Punta Gorda Airport	32.7 to 42.2	52 to 60	OSRM and Valhalla choose different roads
RSW, Southwest Florida International Airport	71.8 to 77.2	79 to 97	OSRM and Valhalla
TPA, Tampa International Airport	86.3 to 87.0	90 to 111	OSRM and Valhalla

Sources: OSRM public routing server and Valhalla routing (OpenStreetMap data), computed October 28, 2026; destination addresses from the Census Bureau geocoder, OpenStreetMap Nominatim and each operator's page; I-75 exit numbers from a secondary exit list that matches the geocoded interchange names.

How were these figures produced and why are they ranges?

Two sets of routing runs fed the table. One set measured from the club at 1601 Englewood Rd and four home addresses in Units 7, 9, 11 and 12. The other measured from 14 Boca Royale Blvd (Unit 7) on the west side and 26567 Raphis Royale Blvd (Unit 13) on the east side, with Valhalla as a cross-check from the west-side point. Where both sets covered a destination, the table shows the lowest and highest distance and time from either set, so a range reflects both the origin within the community and the router's road choice.

Every figure is a lower bound for a real trip. Some units did not geocode at street-number level, so units outside the sampled addresses fall within the bracketed range but were not routed individually. The 2.5 mile straight-line figure to the Gulf is not a road distance and should not be read as one.

Beaches, parks and Lemon Bay near Boca Royale

The closest public Gulf beach to Boca Royale is Manasota Beach Park on Manasota Key, a Sarasota County park about 4.1 to 5.6 road miles away, and Lemon Bay Park, about 1.7 to 2.2 miles away, is the nearest public natural area. Boca Royale Golf and Country Club is on the east side of Lemon Bay, so every Gulf beach is reached by road over a bridge. Distances are free-flow road estimates computed October 28, 2026. Fees, hours and closures change, so check each operator's page before a visit.

Which Manasota Key beaches are nearby, and what does parking cost?

Manasota Key is the barrier island across Lemon Bay from Boca Royale, split between Sarasota County to the north and Charlotte County to the south. Homes on the island are a different market: the Sarasota part recorded 25 home sales at a $2,200,000 median in the 12 months through October 13, 2026, and the Charlotte part 103 sales at $550,000 through September 9, 2026, most of them condos. Those figures, the condo buildings and the island's flood and renourishment facts are on our Manasota Key homes for sale page.

Englewood is split between Sarasota and Charlotte counties, and the county line changes who runs a beach and what it charges.

Beach	Operator	Address	Hours	Parking as published	Facilities listed
Manasota Beach Park	Sarasota County	8570 Manasota Key Rd, Englewood, FL 34223	6 a.m. to 10 p.m.	The county page lists no parking fee	Lifeguard, restrooms, picnic pavilions, grills, boat ramp, fishing, swimming
Blind Pass Beach Park	Sarasota County	6725 Manasota Key Rd, Englewood, FL 34223	6 a.m. to 10 p.m.	The county page lists no parking fee	Restrooms, pavilion, grills, canoe and kayak launch, fishing, swimming
Englewood Beach at Chadwick Park	Charlotte County	2100 N Beach Rd, Englewood	Not stated on the county page reviewed	75 cents per hour per Charlotte County; seasonal and annual passes sold by the county	900-foot boardwalk, three covered lookouts, restrooms, showers, volleyball, basketball, horseshoes, playground, pavilions, grills
Stump Pass Beach State Park	Florida State Parks	900 Gulf Blvd, south end of Manasota Key	8 a.m. to sunset, 365 days	$3 per vehicle at the kiosk at the beach entrance (effective October 5, 2026, per the park page)	Beach about a mile long, kayak launch, covered picnic table, restroom, ranger hikes in winter

Sources: Sarasota County facility pages for Manasota Beach Park and Blind Pass Beach Park; Charlotte County pages for Englewood Beach at Chadwick Park and county beaches; Florida State Parks pages for Stump Pass Beach State Park; all checked October 28, 2026.

A county page that lists no fee is not the same as a statement that parking is free, so this page does not call Manasota or Blind Pass parking free. The Charlotte County page for Englewood Beach also notes limited parking and that its southern entrance lot reopened April 2, 2025. Dog rules differ by park: Charlotte County's posted graphic for Englewood Beach is titled "No Dogs," so read the posted rules per park.

What is Stump Pass Beach State Park?

Stump Pass Beach State Park is a Florida State Park at 900 Gulf Blvd on the south end of Manasota Key. The park page lists admission of $3 per vehicle, paid at the kiosk at the beach entrance, effective October 5, 2026. It is about 6.7 to 7.3 road miles from Boca Royale (15 to 18 minutes, free-flow). Hours are 8 a.m. to sunset every day of the year.

What is Lemon Bay Park and Environmental Center?

Lemon Bay Park and Environmental Center is a Sarasota County park at 570 Bay Park Blvd, Englewood, about 1.7 to 2.2 road miles from Boca Royale (4 to 6 minutes, free-flow). The county lists hours of 6 a.m. to sunset and these features: paved and unpaved trails, a nature and interpretive center, a canoe and kayak launch, a picnic pavilion, grills, restrooms, indoor rental space and leashed dogs allowed. The county's page also links a park status sheet.

Open or closed status can change, so check the Sarasota County Lemon Bay Park page and its status sheet before you go. This page makes no claim about whether the park is open today.

What is Lemon Bay Aquatic Preserve?

Lemon Bay Aquatic Preserve is a state-designated estuary in Sarasota and Charlotte counties. The Florida Department of Environmental Protection (DEP) reports it was established in 1986 and covers 7,227 acres, with an Outstanding Florida Waterbody designation and a Class II conditional classification for shellfish harvesting.

• Recreation DEP lists: boating, fishing, kayaking, snorkeling, wildlife viewing, wading, beachcombing and nature photography.
• Access: the preserve is open to the public 24 hours, through county and state access points; DEP lists no preserve fees, though access points may charge.
• Habitat: seagrass, oyster reefs and mangrove islands with bird rookeries; seven tributaries feed the bay.
• Depth and speed: depth rarely exceeds 6 feet, and most of the waterbody is slow speed outside the Intracoastal Waterway.
• Rules: follow FWC saltwater fishing and boating regulations; seagrass damage can draw a fine of up to $1,000.

Source: Florida DEP, Lemon Bay Aquatic Preserve page. Whether any specific Boca Royale lot has water access, a private ramp or a dock depends on its plat and recorded documents. The club describes lakes and nature preserves inside the gates, and no first-party statement of slips or a private ramp on Lemon Bay was found.

Where are the public boat ramps, by county?

County	Site	Address	What the operator's page lists
Sarasota	Manasota Beach Park ramp	8570 Manasota Key Rd	Ramps for motorized and non-motorized vessels; park hours 6 a.m. to 10 p.m.
Sarasota	Indian Mound Park	210 Winson Ave, Englewood, FL 34223	Boat ramps for motorized and non-motorized vessels, canoe and kayak launch, restroom, grills; leashed dogs allowed; 6 a.m. to 10 p.m.
Sarasota	Blind Pass Beach Park launch	6725 Manasota Key Rd	Canoe and kayak launch
Sarasota	Lemon Bay Park kayak launch	570 Bay Park Blvd	Canoe and kayak launch (see the status note above)
Charlotte	Ainger Creek Park	2011 Placida Rd, Englewood, FL 34224	Boat ramp, paddling, restroom; the county page carried a closure notice for its fishing piers
Charlotte	Placida Park	6499 Boca Grande Causeway, Placida, FL 33946	Boat ramp and paddling
Charlotte	Lemon Bay Sunrise Rotary Park	Listed by the county as a boat ramp park	Details not reviewed

Sources: Sarasota County and Charlotte County facility pages; Florida DEP aquatic preserve page. Ramp fees and trailer parking rules are not stated on the county pages reviewed, so confirm them with each operator. A current directory of marinas with fuel, wet slips and dry storage near Englewood was not found on an official page.

What is at Englewood Sports Complex?

Englewood Sports Complex is a Sarasota County park at 1300 S. River Road, about 4.5 to 5.1 road miles from Boca Royale (9 to 12 minutes, free-flow). The county lists baseball, softball and soccer fields, a multi-purpose field, tennis, indoor and dedicated outdoor pickleball, a gymnasium, outdoor basketball, a playground, a picnic shelter, paved and unpaved trails, a recreation building, indoor rental space and restrooms. Park hours are 6 a.m. to 10 p.m., and the building is open Monday to Friday, 9 a.m. to 5 p.m.

What is on Dearborn Street, and when is the farmers market?

Dearborn Street in Olde Englewood Village is about 2.8 to 3.7 road miles from Boca Royale (6 to 9 minutes, free-flow). It is the location of Elsie Quirk Library and Pioneer Plaza, and it has independent shops, restaurants and galleries. The Englewood Farmers Market, per its own site, runs Thursdays from 9 a.m. to 1 p.m., October through May, at 335 West Dearborn St., and it is run by the Rotary Club of Englewood Sunset.

A separate operator, The Market on Dearborn, advertises other days, and the Old Englewood Village Association lists events such as a car show on the first Saturday, 1 to 6 p.m. The 2026 to 2027 season start date was not stated on the pages reviewed, and event dates change, so check the organizers' sites.

What are CoolToday Park and downtown Wellen Park?

CoolToday Park, at 18800 S. West Villages Parkway in North Port, is about 10.7 to 12.1 road miles from Boca Royale (20 to 24 minutes, free-flow). The Atlanta Braves hold spring training there each February, and the park's site has posted the 2027 spring training schedule. Game-day traffic on US 41 and West Villages Parkway adds time that the free-flow figures do not include.

Downtown Wellen is the Wellen Park developer's town center near Mercado Drive, about 9.3 to 10.5 road miles from Boca Royale (17 to 20 minutes, free-flow). Boca Royale is marketed as a Wellen Park neighborhood, but its legal location is Englewood, 34223, in unincorporated Sarasota County on the 2026 roll. Wellen Park is a developer brand here, not a municipal or taxing boundary.

What is changing near Boca Royale?

The biggest changes near Boca Royale Golf and Country Club are road projects: the River Road (SR 777) widening between US 41 and I-75 finished on October 2, 2026, FDOT's SR 776 resurfacing and median work on Englewood Road runs to summer 2027, and Sarasota County's South River Road and Winchester Boulevard widening is scheduled to build from spring 2027 to summer 2029. Beyond roads, Boca Royale East will add 825 planned homes by the end of 2029, the Englewood Water District is running a large capital program, and Sarasota-side high school students are now zoned to Wellen Park High School. Schedules below are as published on October 28, 2026 and can slip.

What road projects are planned near Boca Royale, and when?

Project	Owner	Scope	Status and dates
River Road (SR 777), US 41 to I-75	FDOT with Sarasota County	5 miles, 2 to 6 lanes, $61 million, two shared-use paths, two wildlife underpasses	Complete; Governor's office release dated October 2, 2026
SR 776 (Englewood Road) resurfacing and median modification	FDOT	Charlotte County line to south of US 41, about 8 miles, $15.4 million; raised medians replace the center turn lane from Tangerine Woods Blvd to the county line; concrete bicycle lane separators south of Dearborn Street	Started mid-2026; estimated completion summer 2027
South River Road and Winchester Blvd widening, County CIP 95959	Sarasota County; design through West Villages Improvement District under an interlocal agreement	2 lanes to a 4-lane divided road, about 7.3 miles from US 41 down Winchester Blvd to the Charlotte County line	Design to fall 2026; construction spring 2027 to summer 2029
Manasota Beach Road extension	Sarasota County public-private partnership with Neal	From about 1/2 mile east of SR 776 east to the North Port city limits; $15,000,000 estimated	Approved after an August 27, 2025 hearing; no construction start date confirmed
Boca Royale Blvd extension to Preto Blvd	Neal Communities (private)	Extends Boca Royale Blvd into Boca Royale East and, in later phases, to Preto Blvd	Neal says 2028 or 2029 (developer timeline)

Sources: Governor's office release of October 2, 2026; FDOT project 451014-1 on swflroads.com; Sarasota County project sheet for CIP 95959 (stamped "Last updated: November 2026," a date later than the day it was read, so treat it as the county's current published schedule); Sarasota County notice of the Manasota Beach Road partnership; Neal Communities statements reported October 2026.

Is the River Road widening finished?

One River Road project is finished and one is not, and they are easy to confuse. The FDOT widening of River Road (SR 777) between US 41 and I-75, 5 miles and $61 million, was celebrated as complete in a Governor's office release dated October 2, 2026. It lies north of Boca Royale on the Venice and North Port side and improves the route to I-75 exit 191. The South River Road and Winchester Boulevard widening that serves Englewood is a separate county project that has not started construction.

What is the South River Road and Winchester Boulevard widening?

County CIP 95959 widens about 7.3 miles from US 41 down Winchester Boulevard to the Charlotte County line, from two lanes to a four-lane divided road with a 22-foot raised median, a 12-foot trail on one side and sidewalks. The county's project sheet lists design from summer 2024 to fall 2026 (design contract $6.1 million with Kimley-Horn), construction from spring 2027 to summer 2029, and a first phase on Winchester Boulevard to 1,300 feet south of South River Road with a construction contract awarded and groundbreaking being planned. The sheet says the corridor was studied as the Englewood Interstate Connector and calls it an evacuation route for Englewood and the barrier islands.

Funding is layered, and no single cost figure is reliable. Resilient SRQ, the county's disaster-recovery program, lists the roughly 4-mile South River Road segment from US 41 to Winchester Boulevard as a $40,000,000 funded project selected May 22, 2024, with a federal environmental review underway as of October 28, 2026. A January 2026 joint MPO update reported by the Boca Beacon described about $80 million more for South River Road and Winchester Boulevard. During construction, expect lane shifts on the main route between Englewood and US 41 and I-75.

What is FDOT doing on SR 776 (Englewood Road)?

FDOT is resurfacing SR 776 from the Charlotte County line to south of US 41, about 8 miles, at $15.4 million, and replacing the open center turn lane with raised medians from Tangerine Woods Boulevard to the county line. That changes left turns and driveway access along the road that carries the Boca Royale entrance corridor. An Englewood Sun report of July 17, 2026 said work began that week; FDOT estimates completion in summer 2027. The Charlotte County portion (Merchants Crossing to the county line) is in design, with a bid planned for March 2027 and no construction time set.

What are the Manasota Beach Road extension and Keyway Road?

The Manasota Beach Road extension is a Sarasota County public-private partnership with Neal Communities, estimated at $15,000,000, to design, permit and build a road from about 1/2 mile east of SR 776 east to the North Port city limits. The County Commission approved the agreement in August 2025, a county meeting on 90 percent design was held February 4, 2026, and a WSLR report of September 25, 2026 says a resident dropped a lawsuit challenging it. Local opposition is on record. The county scope inside Sarasota County is shorter than the roughly two-mile connection that press reports describe, so no mileage is quoted here. No confirmed start date was found.

Keyway Road, a planned connector between SR 776 and West Villages Parkway, was kept on the county's long-range thoroughfare plan and reduced from four lanes to two in an Englewood Sun report whose date is uncertain. It has no construction funding reported. Treat it as a possibility, not a plan a buyer can rely on.

How will Boca Royale East build-out affect traffic?

No traffic study for Boca Royale East was in the sources reviewed, so there is no published trip estimate. What is documented: 825 planned homes by the end of 2029 (Neal, October 2026); construction access through existing Boca Royale roads until the Preto Boulevard connection is built; and the concerns residents raised at the 2023 hearing about construction vehicles and road safety. The 2023 critical area plan ordinance stipulations on access and routing are the document that would hold any conditions, and they were not retrieved.

What is changing in downtown Englewood (CRA and Dearborn Street)?

• West Dearborn Street improvements: funded with Englewood Community Redevelopment Area money, approved in 2017, with groundbreaking June 16, 2021. The scope included a gateway arch, wider sidewalks, pavers at intersections, on-street parking, wayfinding, LED lighting and landscaping (Sarasota County news release, June 30, 2022). The Englewood Sun reported an arch ribbon-cutting planned for January 10, 2023.
• CRA sunset: the Englewood Sun reported on December 31, 2022 that the Englewood CRA sunsets in 2029. The county CRA pages fetched did not state a sunset date.
• Buchan's Bayside Phase II: news reports say the County Commission unanimously approved the expanded downtown project on July 8, 2026: about 3.8 acres (up from about 2.8), 20 villas (up from 12), a 10,000-square-foot waterfront restaurant and boat slips. Development review and permitting remain before construction.
• 699 S. Indiana Avenue: a county notice posted May 29, 2026 set June 18, 2026 hearings on a plan amendment and a rezone from RSF-3 to OPI. The outcome was not found.

The downtown projects are in the Dearborn Street district, about 2.8 to 3.5 road miles from Boca Royale (see the location section), not in the community itself.

What is the Englewood Water District building?

The Englewood Water District (EWD) is the water and wastewater provider named for Boca Royale lots in the recorded Declaration. EWD's rate study presented on August 14, 2025 shows a 5-year capital improvement program of $225 million, financed in part by lines of credit of $75.7 million in FY2026 and $88.1 million in FY2027 and a bond or loan of $77.3 million in FY2028 and $89.8 million in FY2029. At its board meeting of April 9, 2026, EWD reviewed eligibility for $19.17 million with 50% principal forgiveness through the state revolving fund for the North Booster Pump Station and Forcemain.

The board approved a 5-year rate plan on August 14, 2025, beginning October 1, 2025. The rate study's typical 4,000-gallon monthly water and wastewater bill is $81.57 before the plan, $93.83 for FY2026, $107.92 scheduled for FY2027 and $124.14 scheduled for FY2028. EWD's home page, read October 28, 2026, carries a banner that extreme water shortage restrictions are extended through March 31, 2027. EWD's April 2026 board packet lists Boca Royale Unit 19 and Boca Royale East among developments in review, and which utility bills a Unit 20 home for water and sewer is not published in the records reviewed.

What school changes affect Boca Royale addresses?

Wellen Park High School opened in August 2026, and Sarasota County's school zone layers, queried October 28, 2026, place all 17 sampled Boca Royale addresses and all 17 Boca Royale plat polygons, including East Unit 20, in the Wellen Park High zone. The change followed an amendment to the Sarasota and Charlotte student exchange agreement: the district's August 19, 2025 Superintendent's Report says Sarasota County students no longer have the Lemon Bay High boundary (a Charlotte County school) and fall into the Wellen Park High boundary. Sarasota County Schools' board item describes about 1,617 students in grades 9 to 12 affected.

• High school: Wellen Park High School, 1 Eagle Rise Dr, Venice, on an 81-acre campus with a 325,000-square-foot academic building. It has no published Florida Department of Education school grade yet. Its published magnet offerings are Cambridge AICE and SOAR STEM Research.
• Middle school: L.A. Ainger Middle School, a Charlotte County campus at 245 Cougar Way, Rotonda West, about 9.7 to 10.4 driving miles away, serving Sarasota County students under the exchange agreement.
• Elementary school: Englewood Elementary School, 150 N McCall Rd, graded A for 2025-26, A for 2024-25 and B for 2023-24 in the Florida Department of Education file dated September 1, 2026; about 2.9 to 3.6 driving miles.

The county's zone layers are a public service, not a legal document, and the district decides each child's assignment. Confirm an address with the district's zone lookup before relying on it.

What larger growth is planned east of Boca Royale?

Winchester Ranch at Wellen Park is a planned southern extension of Wellen Park east of Boca Royale. Its 2021 critical area plan allows up to 8,999 units on about 3,660 acres, and a request filed in 2025 asked North Port to annex about 3,148 acres; a Town Chronicle report of June 18, 2025 says building would proceed north to south over years. The October 19, 2026 Herald-Tribune report says Boca Royale East is not part of that annexation acreage. Winchester Ranch is a separate, later program from Boca Royale East. An Englewood Water District list also shows other Englewood-area projects in utility review, such as Publix at Merchant's Crossing and several apartment projects. A utility review list shows review, not approval, so each needs its own county or Charlotte County record.

The history of Boca Royale

Boca Royale began as a 1965 cattle ranch that became the Englewood Golf and Country Club in January 1966, and it has grown through three phases: the legacy golf community of the 1970s onward, Neal Communities' redevelopment from 2011 to 2012, and Boca Royale East, which is approved for 825 homes through 2029. The table lists each dated event with the record behind it.

What are the key dates in Boca Royale's history?

Date	Event	Record
1965	The land is a cattle ranch; F. Riker Clark receives approval for an 18-hole course.	Neal Communities release, June 26, 2026
January 1966	Nine holes open under the name Englewood Golf and Country Club.	Same release
1967	The back nine is added.	Same release
1970s	Legacy residential sections follow: the Sarasota County Property Appraiser's files dated October 21, 2026 show Englewood Golf Villas (46 condominium villa parcels built 1972 to 1975) and Englewood Golf Course Units 1 to 5A (156 improved single-family homes built 1975 to 2018).	Property Appraiser files dated October 21, 2026; original residential developer not named in sources reviewed
Date not documented	The club is renamed Boca Royale Golf and Country Club; the legacy company Englewood Golf, Inc. becomes Boca Royale Golf, Inc.	Names as stated in the 1989 settlement memo and Neal's release; rename date not published in sources reviewed
December 11, 1989	Settlement among the golf company, the condominium villas association and the property owners association (Sarasota Case No. 86-2209-CA-01) allocates shared costs and entrance maintenance.	Association legal memo of May 13, 2025
1999 to 2005	Declarations are recorded for Units 6 through 9 (for example Unit 6 Phase 1-A, instrument 1999033045, March 4, 1999).	Association governing documents library
2011 to 2012	Neal Communities buys the club; Neal says the community had 286 lots at purchase. A Business Observer report of June 8, 2012 describes Resource Conservation of Sarasota LLC buying the first part of the land from Boca Royale Golf Inc. Neal's own releases give both 2011 and 2012.	Neal releases; Business Observer reports of June 8, 2012 and October 27, 2026
October 1, 2012	Date of the Community Membership Agreement between the association and the club owner.	15th Amendment, instrument 2026103433
May 22, 2013	Declaration for Boca Royale (Excluding Units 1 to 10) recorded, instrument 2013072034.	Recorded instrument
February 10, 2015	Sarasota County adopts Ordinance 2014-103 terminating the Boca Royale Community Development District.	Sarasota County commission minutes
April 21, 2021	County adopts the Winchester Ranch at Wellen Park Critical Area Plan, Ordinance 2021-014, the plan that holds Boca Royale East.	Sarasota County workshop package
July 2022	An Englewood Sun report says Neal has contracted to buy 390 acres in Winchester Ranch for "Boca Royale East."	Englewood Sun report, 2022
December 1, 2022	County Planning Commission recommends approval of Boca Royale East by a 3 to 2 vote.	Englewood Sun report, December 2022
Late January 2023	County Commission unanimously approves the rezone and plan amendment; the date is inferred from a February 1, 2023 report.	Englewood Sun report, February 1, 2023
April 2023	Course demolition and rebuild begins; on May 22, 2023 the 13th Amendment (instrument 2023083469) moves the Turnover Date to January 1, 2040.	Neal release, December 19, 2024; recorded instrument
September 19, 2023	14th Amendment (instrument 2023143798) adds Unit 18.	Recorded instrument
March 12, 2024	Clubhouse grand reopening after renovation.	Neal release, April 2024
December 23, 2024	Rebuilt Gordy Lewis course reopens to members.	Neal releases, December 2024
June 21, 2025	Discovery Center and six models open for Boca Royale Golf and Country Club at Wellen Park (Boca Royale East).	Neal release, June 9, 2025
July 1, 2026	Club becomes a non-equity private club.	Neal release, June 26, 2026
July 30, 2026	15th Amendment recorded, instrument 2026103433, adding Unit 20.	Recorded instrument
October 2026	Neal celebrates the sale of the last new home in the original community, 1,151 units in Neal's count: October 22, 2026 per a Herald-Tribune report of October 19, 2026 carried by the Miami Herald, and reported by Business Observer on October 27, 2026.	News reports quoting Neal
Through 2029	Boca Royale East is planned at 825 homes on about 500 acres, with its own recreation center and a Boca Royale Boulevard connection to Preto Boulevard that Neal says should happen in 2028 or 2029.	Neal statements in the October 2026 reports

Sources: Neal Communities releases of June 26, 2026, December 19, 2024 and June 9, 2025; recorded instruments from the association's governing documents library; Sarasota County commission minutes and workshop package; Sarasota County Property Appraiser files dated October 21, 2026; Business Observer, Englewood Sun and Herald-Tribune reports dated as listed.

What do the numbers in the timeline mean for a buyer?

• Home counts. Neal counts 1,151 homes in the original community, up from 286 lots at purchase. The county files list 945 improved homes in Units 6 to 18 plus 156 in Englewood Golf Course Units 1 to 5A plus 46 villa condominium parcels, which totals 1,147 (945 plus 156 plus 46), within four of Neal's figure. The 266 Unit 20 parcels were all vacant on the 2026 roll.
• Boca Royale East. Neal describes 825 homes (170 paired villas and 655 single-family) on about 500 acres (the rezone petition said 507). Initial construction and resident access run through Boca Royale's existing gated roads until the Preto Boulevard link exists. It is the first development in the larger Winchester Ranch plan, which is a separate, later program.
• Documents lag the marketing. The 2013 Declaration still carries the text of the terminated district, and the course's par and yardage are different before and after the 2024 rebuild. When two sources disagree, use the dated first-party record.

Sources: Neal Communities; Sarasota County Property Appraiser files dated October 21, 2026; Business Observer and Englewood Sun reports as dated above.

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Talk to our team about a Boca Royale home

Contact Domain Realty Group or call 239-441-2816, tell us the section, home type and budget you have in mind, and an agent will send matching Boca Royale listings, the recent recorded sales on that street, the lot's flood zone and evacuation level, and the association and club documents to request before you write an offer. You can also search current listings any time, read about Domain Realty Group, or compare Boca Royale with the rest of Englewood homes for sale, nearby Rotonda West homes for sale and the beach homes and condos in Manasota Key homes for sale.

Domain Realty Group agents who live near Boca Royale

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Thinking of selling a Boca Royale home?

Boca Royale prices run from a $377,500 median for paired villas to $710,000 for detached homes in the latest 12 months, and 24-month section medians run from $360,000 in Unit 11 Phase 1 (13 sales) to $1,575,000 in Unit 8 (5 sales), so a price is best set against the recorded sales in its own section. Start with a Domain Realty Group home valuation, or see McGreevy and Comisar's guide to selling a home in the Port Charlotte area.

Frequently Asked Questions about Boca Royale homes for sale

What is the median home price in Boca Royale?

Boca Royale recorded a median of $585,000 on 101 qualified sales in the 12 months through October 13, 2026, or $258 per living square foot. The 24-month median was $624,000 on 215 sales. Source: Sarasota County Property Appraiser files dated October 21, 2026, covering 1,486 parcels.

How much do paired villas cost in Boca Royale?

Boca Royale paired villas closed at a median of $377,500 on 32 sales in the 12 months through October 13, 2026 ($225 per living square foot), and $390,000 on 59 sales over 24 months. The range over 24 months was $312,000 to $682,300. Source: Sarasota County Property Appraiser files dated October 21, 2026.

How much do detached homes cost in Boca Royale?

Boca Royale detached homes closed at a median of $710,000 on 65 sales in the 12 months through October 13, 2026 ($290 per living square foot), and $736,250 on 144 sales over 24 months. The 24-month range was $370,000 to $1,935,000. Source: Sarasota County Property Appraiser files dated October 21, 2026.

Which Boca Royale unit has the most sales and what is its median?

Boca Royale Unit 14 Phase 2 had the most qualified sales in the 24 months through October 13, 2026: 43, at a median of $850,000 ($331 per living square foot). Unit 16 followed with 38 sales at $396,750. Source: Sarasota County Property Appraiser files dated October 21, 2026.

How many homes are in Boca Royale?

The county roll dated October 21, 2026 shows 1,486 parcels and 1,147 improved homes across Boca Royale, including the original Englewood Golf sections. East Unit 20 adds 266 parcels with no homes on the roll yet. Neal Communities counts 1,151 homes in the original community. Source: Property Appraiser; Business Observer, October 27, 2026.

How many paired villas are in Boca Royale and do they have pools?

Boca Royale has 274 paired villas, built 2013 to 2025 in Units 11, 13, 16 and 18, sized 1,418 to 1,850 square feet with 2 or 3 bedrooms. None of the 274 has a private pool recorded on the county roll. Source: Sarasota County Property Appraiser roll dated October 21, 2026.

Do Boca Royale homes with pools sell for more?

Boca Royale homes with a pool recorded sold at a median of $792,500 on 122 sales over the 24 months through October 13, 2026, versus $395,000 on 93 sales without one. The gap also reflects home type and size, since no villa has a private pool. Source: Property Appraiser files dated October 21, 2026.

How have Boca Royale prices changed since 2016?

Boca Royale's yearly median rose from $325,000 on 87 sales in 2016 to $742,500 on 100 sales in 2024, then was $640,000 on 107 sales in 2025 and $576,500 on 84 sales in 2026 through October 13. Source: Sarasota County Property Appraiser files dated October 21, 2026.

Do Boca Royale sale medians include new homes sold by the builder?

Yes. The county's qualified medians include first sales by Resource Conservation of Sarasota LLC, the grantor on 399 transfers from 2020 to September 17, 2026, of which 312 carry qualification code 01. Contract-stage code 03 transfers are excluded. Source: Sarasota County Property Appraiser sales file dated October 21, 2026.

What is Boca Royale East Unit 20?

Boca Royale East Unit 20 is a county subdivision of 266 parcels with no homes on the October 21, 2026 roll, in unincorporated Sarasota County. Neal Communities markets it as Boca Royale Golf and Country Club at Wellen Park, planned at 825 homes. Base plans were listed from $352,990 to $690,990 on October 28, 2026. Source: Property Appraiser; Neal Communities.

Is Boca Royale in Wellen Park?

Boca Royale is marketed as a Wellen Park neighborhood, but its legal location is Englewood, ZIP 34223, in unincorporated Sarasota County. The Sarasota County Property Appraiser's files dated October 21, 2026 place all 1,486 parcels in tax district 0100. Only the new Unit 20 section is inside the West Villages Improvement District.

Is Boca Royale in Sarasota County or Charlotte County?

Sarasota County. Englewood spans both counties, but in the Property Appraiser's files dated October 21, 2026, all 1,486 Boca Royale parcels are on the Sarasota County roll in tax district 0100. The club's address is 1601 Englewood Road, Englewood, FL 34223, which is State Road 776.

Which part of Boca Royale is in the West Villages Improvement District?

Unit 20, Boca Royale East, is in the district; the legacy community is not. The district's FAQ lists Boca Royale at Wellen Park as included and says Boca Royale is not. The 15th Amendment, instrument 2026103433 recorded July 30, 2026, names the district for the Wellen Park Expansion lots.

Does Boca Royale have a CDD?

No. Sarasota County Ordinance 2014-103, adopted February 10, 2015, terminated the Boca Royale Community Development District, and the Tax Collector's 2025 levy list shows no Boca Royale CDD line. Unit 20 lots instead carry West Villages Improvement District assessments on the November tax bill, with no opt-out. The amount is not published.

Can I still buy a new construction home in Boca Royale?

Yes, in Boca Royale East (Unit 20), marketed as Boca Royale Golf and Country Club at Wellen Park: 825 planned homes on about 507 acres, with 266 lots platted on the October 21, 2026 county roll. Neal announced in October 2026 that the last new home in the original 1,151-unit community had sold.

What do new homes cost in Boca Royale East?

Neal listed base plans from $352,990 to $690,990 on October 28, 2026. Seven quick move-in or in-progress homes were listed that day, from $449,990 to $999,990, with expected completions from the fourth quarter of 2026 to June 2027. Prices change often, so confirm the contract price sheet.

How will Boca Royale East construction traffic reach the community?

Initial construction and resident access runs through the existing Boca Royale roads. Neal says Boca Royale Boulevard will connect to Preto Boulevard in 2028 or 2029, a developer timeline and not a county commitment. Residents raised construction-vehicle and road-safety concerns at the 2023 hearing, when commissioners approved the rezone unanimously.

Is the River Road widening finished?

The FDOT widening of River Road (SR 777) between US 41 and I-75 finished, per a Governor's office release dated October 2, 2026. It is separate from the county's South River Road and Winchester Boulevard widening, about 7.3 miles, with construction scheduled from spring 2027 to summer 2029.

What is FDOT doing on Englewood Road?

FDOT is resurfacing SR 776 from the Charlotte County line to south of US 41, about 8 miles, at $15.4 million, and replacing the center turn lane with raised medians from Tangerine Woods Boulevard to the county line. Work started in mid-2026 and FDOT estimates completion in summer 2027.

Do you have to join the Boca Royale golf club to buy a home there?

Not for golf. Golf and racquets memberships are optional, but the recorded Community Membership (Fifteenth Amendment, instrument 2026103433) gives each lot one or two designees dining and social use, paid by the association through April 15, 2029. After that, a club membership application can become a condition of ownership for older lots if one is available.

Is Boca Royale Golf and Country Club public or private?

Private. Neal Communities' release of June 26, 2026 says the club changed from semi-private to a non-equity private club on July 1, 2026, for members and invited guests. It still hosts events such as weddings, holiday parties and meetings. Older pages saying semi-private or public are outdated, so confirm guest access in writing with the club.

What are the par, yardage, rating and slope at Boca Royale?

The rebuilt course is par 71 (35 out, 36 in). The back Diamond tees measure 6,604 yards, with a men's rating of 72.6 and slope of 137 per the Florida State Golf Association. Gordy Lewis designed the rebuild, which reopened December 23, 2024. Listings showing par 72 and 6,357 yards predate the rebuild.

Does Boca Royale publish golf dues and initiation fees?

No. The club's Membership Overview describes Golf, Racquets and Social categories but lists no prices. Figures online come from a 2024 brokerage-hosted schedule or brokerage pages, so they are not repeated here. Request the current fee schedule from the club in writing through its Membership Inquiry Form.

How many tennis and pickleball courts does Boca Royale have?

The club lists six Har-Tru clay tennis courts and eight pickleball courts, all lighted, plus a fitness center. Full fitness access is listed under the Racquets membership, which also includes a full-time USPTA professional. A June 2026 general manager statement lists additional pickleball courts among recent improvements.

Who owns Boca Royale Golf and Country Club?

Boca Royale Country Club, LLC is the club owner named in the recorded Fifteenth Amendment (instrument 2026103433, July 30, 2026), and Neal Communities says it bought the club in 2012. The residential developer in the same instrument is Resource Conservation of Sarasota, LLC. Members hold non-equity memberships and do not own the club.

When does developer control of the Boca Royale HOA end?

The 13th Amendment (instrument 2023083469, May 22, 2023) moved the Turnover Date from no later than January 1, 2030 to January 1, 2040. A December 9, 2025 legal memo to the association says turnover has not yet occurred, so the developer can still amend the covenants.

What are the rental rules in Boca Royale?

They depend on the unit. Units 11 to 17 require leases of at least six consecutive months with no more than two a year (Declaration Section 13.32). Unit 8 allows no lease under 31 days and two periods a year. Other units follow their own declarations, so read the unit declaration.

How do I find the current HOA fee in Boca Royale?

No first-party source publishes it. On a new home, the developer must give the Section 720.401 disclosure summary before contract. On a resale, request an estoppel certificate under Section 720.30851, due within 10 business days, which shows assessments and any capital, resale or transfer fee.

What is the property tax rate in Boca Royale?

Boca Royale is in Sarasota County tax district 0100, where the 2026 preliminary total is 11.3068 mills (Tax Collector sheet revised October 16, 2026). The 2025 certified total was 11.4737. On a $585,000 taxable value with homestead, 2026 ad valorem tax is $6,189.77, before fire and other non-ad valorem lines.

How much does homestead save on a $585,000 Boca Royale home?

Homestead saves $424.71 at the 2026 preliminary rates. Ad valorem tax is $6,189.77 with homestead (school 560 x 5.9290 = $3,320.24, non-school 533.589 x 5.3778 = $2,869.53) and $6,614.48 without (585 x 11.3068). The $25,000 and $26,411 exemptions are the 2026 figures.

What is the Englewood fire assessment for Boca Royale?

The Englewood Area Fire Control District publishes $266.31 per residence for 2025-26, a non-ad valorem assessment that homestead does not reduce. Which fire district serves a given Boca Royale parcel was not confirmed in the research, so read the itemized non-ad valorem lines on the parcel's tax bill.

How much is a water and sewer bill from the Englewood Water District?

At 4,000 gallons a month, the district's rates effective October 1, 2026 total $107.92: water $43.37 (29.37 + 4 x 3.50) and sewer $64.55 (42.75 + 4 x 5.45). The base charges are $29.37 for water and $42.75 for sewer, plus per-1,000-gallon rates.

What are the buyer's closing taxes on a $585,000 Boca Royale purchase?

With 20 percent down, the loan is $468,000. Documentary stamps on the note are 4,680 x $0.35 = $1,638.00 and intangible tax is 468,000 x 0.002 = $936.00, together $2,574.00. A promulgated-rate owner's title policy is $3,000.00. The contract decides who pays title.

Is Boca Royale in a flood zone?

It depends on the lot. In a FEMA screening of one address per unit on October 28, 2026, 14 of 17 resolved addresses were Zone X (8 shaded) and 3 were Zone AE, in Unit 15, Unit 17 and one Englewood Road parcel. These are screening results, so check each address.

Do I need flood insurance in Boca Royale?

Federal law requires it only for a federally backed mortgage on a building in a Special Flood Hazard Area such as Zone AE. Zone X has no federal mandate, though a lender can still ask. Sarasota County is a CRS Class 5 community, which gives a 25 percent discount on eligible NFIP premiums.

What is the hurricane evacuation level in Boca Royale?

Most Boca Royale sample addresses are Sarasota County Level C; Unit 15 and the Englewood Road parcel are Level B. Level A, B and C were notified for Milton in October 2024, while only Level A, mobile homes and boats were notified for Helene. The county lookup gives any address.

What wind speed are Boca Royale homes designed for?

Sarasota County's 8th Edition layer shows 160 mph ultimate design wind speed for an ordinary house (Risk Category II) at Boca Royale, and all of the county is in the Wind-Borne Debris Region. The Florida Building Code took effect March 1, 2002, and each house follows the code in force at its permit date.

Can I get Citizens insurance on a Boca Royale home?

Citizens writes a primary residence only if no comparable private offer is within 20 percent of its premium (s. 627.351), and a dwelling replacement cost of $700,000 or more is generally not eligible. Citizens treats roofs over 25 years old as an issue; private carriers set their own limits.

What public schools is Boca Royale zoned for?

Sarasota County's school zone GIS layers, queried October 28, 2026 at 17 Boca Royale addresses and 17 plat polygons, return Englewood Elementary, L.A. Ainger Middle (a Charlotte County school) and Wellen Park High, which opened in August 2026. The district makes the final assignment, so confirm any address with its zone lookup.

Does Boca Royale still go to Lemon Bay High School?

No. The Sarasota County School District's August 19, 2025 Superintendent's Report records an amendment to the exchange agreement that removes the Lemon Bay High attendance boundary for Sarasota County students. They now fall in the Wellen Park High boundary, and cross-county high school busing ends. Wellen Park High has no FDOE grade yet.

What are the FDOE grades for Englewood Elementary and L.A. Ainger Middle?

The FDOE 2025-26 file, dated September 1, 2026, shows Englewood Elementary at A for 2025-26 and 2024-25 and B for 2023-24. L.A. Ainger Middle shows A for 2025-26, 2024-25 and 2023-24. Wellen Park High has no row in the file, so no grade is published.

Where is the nearest hospital to Boca Royale?

HCA Florida Englewood Hospital, 700 Medical Blvd, is the nearest, about 5.2 to 6.0 driving miles and 11 to 15 minutes without traffic. HCA lists 100 beds, a 24/7 emergency room and a Primary Stroke Center. HCA Florida Wellen Park Emergency, opened March 26, 2025, is about 8.6 to 9.8 miles away.

Is ShorePoint Health Venice still open, and is a North Port hospital open?

No to both. ShorePoint Health Venice ended emergency services on August 29, 2022 and closed on September 22, 2022. Sarasota Memorial Hospital-North Port is under construction and slated for late 2028. The open Sarasota Memorial hospital is SMH-Venice, 2600 Laurel Rd E, about 12.7 to 13.5 driving miles from Boca Royale.

How far is Boca Royale from the beach?

By road, Manasota Beach Park (Sarasota County) is about 4.1 to 5.6 miles and 8 to 13 minutes without traffic. Englewood Beach at Chadwick Park (Charlotte County) is about 5.8 to 6.8 miles, Stump Pass Beach State Park about 6.7 to 7.3 miles, and Blind Pass Beach Park about 7.7 to 9.0 miles.

What does beach parking cost near Boca Royale?

Stump Pass Beach State Park charges $3 per vehicle, effective October 5, 2026, per the park page. Charlotte County lists Englewood Beach at Chadwick Park at 75 cents per hour. Sarasota County's pages for Manasota Beach Park and Blind Pass Beach Park list no parking fee, which is not the same as a statement that parking is free.

How far is Boca Royale from the airports?

Without traffic, Sarasota Bradenton International (SRQ) is about 37.7 to 38.5 miles and 50 to 59 minutes. Punta Gorda (PGD) is about 32.7 to 42.2 miles and 52 to 60 minutes. Southwest Florida International (RSW) is about 71.8 to 77.2 miles and 79 to 97 minutes. Tampa (TPA) is about 86.3 to 87.0 miles and 90 to 111 minutes.

Is Lemon Bay Park open, and what is Lemon Bay Aquatic Preserve?

Sarasota County lists Lemon Bay Park hours as 6 a.m. to sunset and links a park status sheet, so check that page for current status. The aquatic preserve is a Florida DEP preserve in Sarasota and Charlotte counties, established in 1986, covering 7,227 acres, with public access through county and state points.

Is Boca Royale a 55 plus community?

No recorded age restriction was found in the Boca Royale association documents reviewed for this page, and the Wellen Park developer's own listing marks the neighborhood as not 55+. An age restriction is a fact only when it is recorded, so confirm in the recorded Declaration and the association's disclosure summary for the specific home.

Is Boca Royale a gated community?

Yes. The club, Neal Communities and the Wellen Park developer all describe Boca Royale as a gated community. The number of gates, their hours and staffing are not published, and whether the older Englewood Golf Villas sit inside the gate was not confirmed, so ask the association about access for the specific home.

When was Boca Royale built?

The golf club dates to 1965 and 1966, when nine holes opened in January 1966 as Englewood Golf and Country Club. The original Englewood Golf Course units and villas date from the 1970s to the 1990s on the county roll, Neal Communities built most homes after buying in 2011 to 2012, and Units 14 to 18 were built from 2020 to 2025.

About Domain Realty Group in Sarasota and Charlotte Counties

Domain Realty Group is a Southwest Florida real estate team working Lee, Collier and Charlotte counties, and the team serves Sarasota and Charlotte County buyers and sellers, including Boca Royale and the rest of Englewood, from its three Southwest Florida offices, the closest being our Fort Myers office at 8290 College Parkway, Unit 201, Fort Myers, FL 33919. Domain Realty Group has been the #1 team in Southwest Florida since 2012, with $2.5 billion in team production and 4,000+ transactions. The team is led by Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671), who bring over 45 years of combined direct experience between them.

Reach any of our agents through our agents page, read our client reviews or learn more about our team. We tracked every recorded Boca Royale sale on the Sarasota County file to build this page.

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Where to go next: Englewood homes for sale, Rotonda West homes for sale, Port Charlotte homes for sale, Southwest Florida communities, current listings, a home valuation and contact Domain Realty Group.

Sources

Every figure on this page traces to one of the sources below. No real estate portal or other brokerage is cited, by policy, and news reports are described in the text without links. Sale and parcel data comes from the Sarasota County Property Appraiser's public files dated October 21, 2026 (newest qualified ZIP 34223 sale October 13, 2026). Web sources were read in October 2026 unless another date is shown. Builder prices are dated to the day read, and anything a document does not publish is stated as not published.

Figures on this page

1. Sarasota County Property Appraiser, public parcel roll and sales files dated October 21, 2026 (read for this page October 28, 2026)

2. Florida Department of Revenue, sales qualification codes and data portal

3. Sarasota County Clerk of the Circuit Court, Official Records

4. Neal Communities, Boca Royale Golf and Country Club at Wellen Park community page (plans, prices, quick move-ins, read October 28, 2026)

5. Neal Communities, first look at Boca Royale Golf and Country Club at Wellen Park (825 homes, 170 paired villas, June 2025)

6. Neal Communities, Tidewinds 2 plan page

7. Neal Communities, Coral Series brochure (40-foot lots)

8. Boca Royale Golf POA document library (document titles only, contents not read)

9. Neal Communities Boca Royale page, Wayback archive of November 17, 2019 (Tidewinds 1,632 sq ft, Sandcastle 1,842 sq ft)

10. Boca Royale Golf POA governing documents (Declaration 2013072034, 15 amendments, 1989 settlement memo of 2025-05-13, counsel memo 2025-12-09, design manual 2025-06-12)

11. West Villages Improvement District FAQ

12. Sarasota County minutes referencing Ordinance 2014-103 (Boca Royale CDD termination)

13. Sarasota County Tax Collector 2025 millage and non-ad valorem levy list (roll certified 2025-10-03)

14. Sarasota County Clerk official records

15. Neal Communities quick move-in page, 27275 Royale Dornoch Avenue Tidewinds 2

16. Neal Communities, club transition to private (2026-06-26)

17. Boca Royale Golf and Country Club membership overview

18. Boca Royale membership inquiry form

19. Sarasota County Winchester Ranch workshop package (March 2025; Ordinance 2021-014)

20. Sarasota County CIP 95959 South River Road and Winchester Blvd widening project sheet

21. Resilient SRQ, South River Road widening ($40,000,000)

22. Governor's office release, River Road (SR 777) widening complete (2026-10-02)

23. FDOT SR 776 Charlotte County line to south of US 41, project 451014-1

24. FDOT SR 776 Merchants Crossing to Sarasota County line, project 449652-1

25. Sarasota County Manasota Beach Road public-private partnership notice

26. Sarasota County notice, 699 S. Indiana Avenue petitions

27. Sarasota County W. Dearborn Street improvements status (2022-06-30)

28. Sarasota County Englewood CRA page

29. Englewood Water District rate study presentation (2025-08-14)

30. Englewood Water District board packet, April 2026

31. Englewood Water District home page (water restriction banner read 2026-10-28)

32. Florida Statutes 720.401

33. Florida Statutes 720.30851

34. Sarasota County Schools, Wellen Park High School

35. Sarasota County Schools board item, Wellen Park, North Port, Venice High boundaries

36. Sarasota County Schools student attendance zones

37. Sarasota County parks, Lemon Bay Park and Environmental Center and Englewood Sports Complex pages

38. WSLR, resident drops suit on Manasota Beach Road extension (2026-09-25), described in words, not linked

39. Town Chronicle, the next Wellen Park (2025-06-18), described in words, not linked

40. OpenStreetMap-based routing run 2026-10-28, computed free-flow drive times

41. Boca Royale Golf and Country Club home page

42. Club Golf Overview, Course Details scorecard

43. Club Our Story

44. Club Dining Info

45. Club Contact and staff directory

46. Florida State Golf Association club detail, ratings and slopes

47. Neal Communities release, renovated course reveal, December 2024

48. Neal Communities blog, club renovation, April 2024

49. Sarasota County Clerk official records (spot-check of instrument numbers)

50. Englewood Area Fire Control District assessments, fees and charges

51. Sarasota County Tax Collector, 2026 millage sheet, preliminary, revised October 16, 2026

52. Sarasota County Property Appraiser, FAQs (2026 additional homestead exemption)

53. Englewood Water District, Customer Rules and Regulations effective October 1, 2026

54. Florida Statutes 201.08, documentary stamp tax on notes

55. Florida Statutes 199.133, nonrecurring intangible tax

56. Florida Statutes 201.02, documentary stamp tax on deeds

57. Florida Administrative Code 69O-186.003, title insurance premium rates

58. Citizens Property Insurance, 2026 approved rate changes by county

59. Florida Office of Insurance Regulation, Property Insurance Stability Report, July 2026

60. Florida Office of Insurance Regulation, wind mitigation resources and form OIR-B1-1802

61. Citizens, Wind Loss Mitigation Guide for OIR-B1-1802 Rev 04/26

62. Florida Statutes 627.0629, windstorm mitigation credits

63. Florida Department of State, constitutional initiatives record for Amendment 3

64. FEMA, National Flood Hazard Layer (flood hazard zones, FIRM panels)

65. U.S. Census Bureau geocoder

66. Sarasota County, flood maps

67. Sarasota County news release, new FIRMs effective March 27, 2024 (February 13, 2024)

68. Sarasota County 2024 Hurricane Season After-Action Report

69. Sarasota County evacuation level layer (StormEvacuationZoneWM)

70. Sarasota County, Know Your Evacuation Level lookup

71. Sarasota County wind load category layer, 8th Edition

72. Florida Building Code 2023, Chapter 16 (wind-borne debris region)

73. Florida Building Commission, 2023 wind speed map report

74. Florida Housing Finance Corporation, Florida Building Code overview (March 1, 2002)

75. FEMA, Community Rating System

76. FEMA, CRS eligible communities, April 1, 2026

77. FEMA, Risk Rating 2.0 factors

78. FEMA Map Service Center, flood map search

79. National Hurricane Center, Hurricane Milton tropical cyclone report

80. National Hurricane Center, Hurricane Helene tropical cyclone report

81. National Hurricane Center, Hurricane Ian tropical cyclone report

82. Florida DEP, Hurricane Helene and Milton impact report, March 2025

83. Florida Statutes 627.351, Citizens eligibility ($700,000, 20 percent rule)

84. Citizens, roof age requirements help article

85. Citizens, 2023 roof rule changes

86. Citizens, flood insurance requirement

87. Florida Statutes 689.302, seller flood disclosure

88. Sarasota County GIS, Elementary School Zone layer

89. Sarasota County GIS, Middle School Zone layer

90. Sarasota County GIS, High School Zone layer

91. Sarasota County GIS, PlatBoundary layer

92. Wellen Park High School site

93. Superintendent's Report, August 19, 2025, item 9.29

94. Student Exchange and Transportation Agreement, 2015

95. Englewood Elementary School site

96. L.A. Ainger Middle School site

97. FDOE 2025-26 school grades file

98. FDOE school grades hub

99. District School Choice page

100. District magnet schools and special programs

101. District Controlled Open Enrollment page

102. SKY Academy Englewood

103. Englewood Christian School

104. Florida Private Schools Directory

105. HCA Florida Englewood Hospital

106. HCA Florida Englewood emergency care

107. HCA newsroom, Wellen Park Emergency first patients

108. Sarasota Memorial Hospital-Venice campus page

109. SMH news, ShorePoint Venice shuts down (September 23, 2022)

110. SMH-North Port update (June 22, 2026)

111. SMH Urgent Care, Venice

112. SMH Urgent Care, South Venice

113. Englewood Water District rates page

114. EWD water restrictions page

115. Sarasota County, trash and recycling

116. Sarasota County Fire Department page naming Englewood Area Fire Control District

117. FPL service-start page

118. Sarasota County Libraries hours and locations

119. Elsie Quirk Library, Sarasota County

120. Publix, Olde Village Publix

121. Sarasota County, Manasota Beach Park

122. Sarasota County, Blind Pass Beach Park

123. Sarasota County, Lemon Bay Park and Environmental Center

124. Sarasota County, Indian Mound Park

125. Charlotte County, Englewood Beach at Chadwick Park

126. Charlotte County, beaches

127. Charlotte County, Ainger Creek Park

128. Charlotte County, Placida Park

129. Charlotte County, fishing and boat ramps

130. Florida State Parks, Stump Pass Beach State Park

131. Florida DEP, Lemon Bay Aquatic Preserve

132. Englewood Farmers Market

133. Old Englewood Village Association events

134. CoolToday Park

135. CoolToday Park, spring training

136. Wellen Park developer site

137. FDOT District One, SR 777 US 41 to I-75

138. OpenStreetMap Nominatim

Tell us whether you want a detached home or a paired villa, which Boca Royale sections, a pool or not and your price range, and we will send matching listings, the recent recorded sales on those streets and the association and club documents to request before you tour.