Discover two of Southwest Florida's best-kept secrets for homebuyers seeking value, waterfront living, and an authentic Old Florida lifestyle just minutes from Gulf Coast beaches.
If you're searching for a Gulf Coast community that offers exceptional value, waterfront access, and a slower pace of life without sacrificing convenience, North Englewood in Sarasota County deserves serious consideration. While many relocators focus on busier areas like Lakewood Ranch, Sarasota, or Venice, North Englewood presents an attractive alternative with two standout neighborhoods that deliver the Florida lifestyle you're seeking at more affordable price points. This comprehensive guide explores Englewood Isles and Boca Royale—two communities that offer distinct advantages for different buyer profiles while sharing the relaxed, beach-friendly atmosphere that makes this area special.
Frequently Asked Questions About North Englewood
What makes North Englewood different from other Gulf Coast communities?
North Englewood offers an authentic "Old Florida" feel with less congestion than popular areas like Sarasota or Lakewood Ranch. The community provides direct access to multiple Gulf beaches within 5-10 minutes, abundant waterways for boating and fishing, and significantly more affordable housing options while maintaining proximity to Venice and other amenities.
How far is North Englewood from the beach?
No matter where you live in North Englewood, you're never more than 5-10 minutes from Gulf beaches. The area provides easy access to Manasota Beach, Middle Beach, Englewood Beach, and Stump Pass Beach State Park, making it ideal for beach lovers who want frequent, convenient access to the coast.
Is North Englewood good for boaters?
Absolutely. North Englewood is a boater's paradise, particularly neighborhoods like Englewood Isles which offers direct canal access to Lemon Bay and the Gulf. The area features numerous waterfront homes, marina facilities, and calm inland waterways perfect for kayaking, canoeing, and fishing in addition to larger vessel boating.
What are home prices like in North Englewood compared to other Sarasota County areas?
North Englewood offers exceptional value compared to most Sarasota County communities. In Englewood Isles, condos start under $200,000, villas in the $400,000s, and waterfront single-family homes reach up to $1.2 million. Boca Royale offers villas from the mid-$300,000s and single-family homes from the high $300,000s to mid-$700,000s—significantly less than comparable properties in northern Sarasota County.
What's the lifestyle like in North Englewood?
North Englewood maintains a laid-back, small-town atmosphere reminiscent of Old Florida. The community attracts many seasonal residents and retirees who appreciate the slower pace, abundant nature and parks, excellent biking and walking opportunities, and friendly neighborhood feel. It's ideal for those who want relaxation and outdoor recreation without the crowds.
Is North Englewood in a flood zone?
Approximately 90% of neighborhoods like Englewood Isles are not in flood zones, which is a significant advantage for insurance costs and peace of mind. However, specific properties should always be individually verified for flood zone designation before purchase.
What amenities are available in North Englewood?
North Englewood offers numerous parks, nature preserves like Lemon Bay Park and Environmental Center, multiple beach access points, marina facilities, golf courses (including Boca Royale Golf and Country Club), tennis and pickleball facilities, and easy access to downtown Venice and Wellen Park for shopping, dining, and entertainment.
Understanding North Englewood's Unique Position
Where Is North Englewood Located?
North Englewood occupies a strategic position in the southwestern portion of Sarasota County, bordered by several distinctive geographic features that shape its character. To the west lies Manasota Key, home to beautiful Gulf beaches including Manasota Beach, Middle Beach, Englewood Beach, and Stump Pass Beach State Park. The community sits just south of Venice and north of Northport, with Charlotte County forming its southern boundary.
This positioning gives North Englewood residents the best of multiple worlds—the amenities and services of Sarasota County without city limits and their associated restrictions, proximity to the cultural attractions of Venice, and easy access to the growing Wellen Park community and its offerings.
The Old Florida Character That Sets Englewood Apart
For decades, Englewood maintained its identity as a sleepy fishing village, and much of that authentic character remains today. Development began gaining momentum in the 1970s and 1980s when people discovered this hidden gem and upscale neighborhoods started appearing in the Sarasota County portion of North Englewood.
What defines the Englewood experience? The area offers an abundance of parks, recreational facilities, preserved natural areas, beaches, and waterways. If you appreciate the Florida that existed before widespread development—with its emphasis on outdoor living, natural beauty, and genuine community connections—North Englewood delivers that increasingly rare atmosphere.
The community appeals particularly to those who enjoy:
- Bicycling through quiet neighborhood streets and scenic routes
- Kayaking and canoeing on calm bay waters and inland waterways
- Fishing and boating with easy access to both Lemon Bay and the Gulf
- Sunset watching from numerous bayfront parks and beach locations
- Nature exploration at dedicated preserves and environmental centers
Why Consider North Englewood Over More Popular Areas?
Many relocators initially focus their search on well-known communities like Lakewood Ranch, downtown Sarasota, or even areas further north. However, North Englewood presents compelling advantages that warrant serious consideration:
Exceptional value. You'll find significantly more affordable housing options across all property types—from condos to waterfront estates—compared to northern Sarasota County communities.
Less congestion. North Englewood maintains a quieter, less crowded feel while still providing convenient access to everything you need.
Authentic character. Rather than master-planned uniformity, you'll experience genuine Old Florida charm and established neighborhoods with mature landscaping.
Water access. The concentration of waterfront properties and boating opportunities rivals or exceeds many more expensive coastal communities.
Strategic location. You're close enough to Venice (5-10 minutes) and other urban amenities while enjoying a more relaxed daily environment.
Englewood Isles: North Englewood's Premier Waterfront Neighborhood
Neighborhood Overview and Location
Englewood Isles stands out as the top waterfront community value in all of Sarasota County. This deed-restricted neighborhood sits west of Englewood Road, south of Forked Creek, and north of Buchan Airport (a small private airstrip). To the east, you'll find Lemon Bay, and the neighborhood shares a border with Englewood Gardens, another upscale community with larger lots.
Key positioning advantage: The location west of Route 776 places residents in an ideal spot for beach access, waterfront living, and easy navigation throughout the area without dealing with heavy traffic.
What Makes Englewood Isles Special?
A Boater's Paradise With Affordable Access
Englewood Isles truly shines for boating enthusiasts. Many homes feature direct canal access leading to Lemon Bay and ultimately the Gulf of Mexico. You can expect approximately a 20-25 minute boat ride to reach Stump Pass and open Gulf waters—perfect for fishing, cruising, or simply enjoying time on the water.
The community marina offers unique advantages. With 44 boat slips available within the neighborhood, even residents who don't own waterfront property can participate in the boating lifestyle. Non-waterfront homeowners can lease slips for approximately $350 per month (negotiable) or purchase slips ranging from $75,000 to $85,000. This option is exclusively available to Englewood Isles property owners, adding significant value to every home in the community.
Deed Restrictions Without Overbearing HOA Costs
One of Englewood Isles' most attractive features is its minimal homeowners association fee of just $125 annually. This incredibly reasonable cost provides deed restrictions that maintain neighborhood standards and property values without the financial burden common in many planned communities.
What this means for your budget: That low HOA fee translates to roughly $10 per month—a fraction of what you'd pay in most comparable waterfront communities. This affordability factor significantly reduces your monthly housing costs and makes waterfront living accessible to more buyers.
Approximately 90% of the neighborhood falls outside designated flood zones, which further reduces insurance costs and provides peace of mind for homeowners.
Housing Options and Price Points in Englewood Isles
Englewood Isles offers exceptional variety in housing types, accommodating different budgets and lifestyle preferences:
Condos: The Most Affordable Entry Point
For buyers seeking the most economical option in this waterfront community, condos provide an attractive starting point. Two-bedroom, two-bathroom units of approximately 1,000 square feet are available for under $200,000. This represents remarkable value when compared to condo prices throughout Sarasota County, especially considering the community amenities and location.
Villas: Waterfront Access Without the Premium Price
Villa options in Englewood Isles typically come in the $400,000 range, with many featuring deeded boat slips either right outside your door or a short walk away. These properties offer an ideal middle ground—more space and privacy than a condo, often with direct water access, but at a significantly lower price point than single-family waterfront homes.
Single-Family Homes: Maximum Choice and Value
Single-family home options span the widest range in Englewood Isles:
- Non-waterfront homes begin in the mid-$300,000s, offering spacious living in a prime location
- Waterfront properties with extensive boat lifts, docks, and jet ski accommodations reach approximately $1.2 million at the top end
- Most buyers find excellent options in the $500,000-$800,000 range with desirable waterfront features
Important consideration about home age and condition: Englewood Isles was established in the 1970s and 1980s, which means many homes reflect that era's construction and design. Some properties have been completely remodeled with modern features and comprehensive hurricane protection. Others may need updates and TLC. This variety creates opportunities for buyers who either want move-in ready properties or are comfortable with renovation projects that can increase equity.
The Englewood Isles Lifestyle
Quiet, Friendly, and Community-Oriented
Walk or drive through Englewood Isles on any pleasant day, and you'll immediately notice the neighborhood's character. Residents walk their dogs, chat with neighbors at the end of driveways, and embrace the relaxed pace of life. The community attracts many seasonal residents and snowbirds who return year after year, creating a stable, friendly atmosphere.
The vibe is decidedly laid-back. This isn't a neighborhood where you'll find constant activity or younger families with children everywhere. Instead, it appeals to those who've chosen a quieter, more contemplative lifestyle focused on enjoying Florida's natural amenities.
Exceptional Bicycling and Walking Access
Englewood Isles serves as an ideal base for cyclists and pedestrians who want to explore the area without constantly dealing with busy roads. The neighborhood layout provides strategic access to an extensive network of quieter streets and paths:
Northern routes: Exit the community and cut through Mangrove Gardens neighborhood to reach Manasota Key, where beautiful bike rides await along the barrier island with Gulf views.
Southern routes: Head out the back way to Bay Shore Road and navigate through neighborhood streets without major traffic. You can reach Lemon Bay Park and Environmental Center (approximately 1-1.5 miles away), Old Englewood Road, and even work your way down nearly to Englewood Beach—all while minimizing time on busy thoroughfares.
Gulf Coast beaches are mere minutes away. When you do want to drive, Manasota Beach is just 2-3 minutes from your door, and Englewood Beach sits 4-6 minutes away. Venice and its downtown attractions are 5-10 minutes north, providing easy access to shopping, dining, and entertainment.
Natural Attractions and Recreation Near Englewood Isles
Lemon Bay Park and Environmental Center
Just a mile to a mile and a half from Englewood Isles, this natural treasure offers multiple recreational opportunities. You can walk, bike, or even take your golf cart to access:
- Kayak and canoe launch sites for exploring calm bay waters
- Nature trails through preserved Florida habitats
- Prime sunset viewing locations with unobstructed western views
- Environmental education opportunities for learning about local ecosystems
The park embodies that Old Florida feel—preserved natural areas where you can disconnect from daily pressures and reconnect with nature.
Four Gulf Beaches Within Easy Reach
North Englewood's position gives residents access to multiple distinct beach experiences:
- Manasota Beach: Known for its natural beauty and excellent shelling
- Middle Beach: A quieter option with ample parking
- Englewood Beach: A local favorite with facilities and nearby dining
- Stump Pass Beach State Park: Pristine natural beach with no development
This variety means you can choose your beach experience based on daily preferences—whether you want amenities and activity or isolated natural beauty.
Why Englewood Isles Makes the Top Pick
When evaluating waterfront neighborhoods across all of Sarasota County, Englewood Isles rises to the top for several compelling reasons:
Unmatched affordability for waterfront living compared to communities further north in the county
Minimal HOA fees that keep monthly costs manageable without sacrificing neighborhood standards
Flexible boat access through the community marina system for all residents
Strategic location providing quick beach access while maintaining a peaceful atmosphere
Sarasota County services without city restrictions or limitations
For buyers who prioritize water access, boating lifestyle, and value without compromising on location or quality of life, Englewood Isles deserves serious consideration as perhaps the best option in Southwest Florida.
Boca Royale: Active Lifestyle Living With Expanding Opportunities
Neighborhood Evolution and Current Development
Boca Royale's history traces back to the 1970s and 1980s when it operated as Englewood Golf and Country Club. Those original homes—built during that era—still exist throughout the community, offering affordable entry points into this established neighborhood. As you explore Boca Royale today, you'll notice these vintage properties interspersed with much newer construction.
The community has experienced several growth phases:
- 1970s-1980s: Original development as Englewood Golf and Country Club with villas and single-family homes
- 1990s-early 2000s: First major expansion adding new sections and housing options
- 2012-present: Renewed development following the financial crisis, with extensive building continuing through 2025
- Current phase: Boca Royale at Wellen Park, the newest section now beginning sales and construction
This phased growth has created a diverse community with housing stock spanning five decades, providing buyers with unprecedented choice in age, style, and price point.
What Makes Boca Royale a Top Pick for 2025?
The Wellen Park Connection
The newest phase of Boca Royale brings a game-changing amenity: direct access to Wellen Park without navigating busy roads. Previously, residents wanting to visit downtown Wellen Park had to exit via Englewood Road, travel to Route 41 South, and loop back around—adding time and traffic to every trip.
The new interconnection changes everything. Residents will be able to bicycle, golf cart, or drive through Boca Royale directly into Wellen Park's neighborhoods, accessing:
- Downtown Wellen's shops, restaurants, and entertainment venues (7-10 minutes away)
- The stadium and special events
- Additional parks and recreational facilities
- Future Wellen Park amenities as that master-planned community continues expanding
This connectivity essentially gives Boca Royale residents the benefits of living in two major communities simultaneously.
Unbeatable Location Triangle
Boca Royale's position creates what real estate professionals call a "location triangle"—equidistant access to multiple desirable destinations:
- Four different Gulf beaches: 5-10 minutes depending on which you choose
- Downtown Wellen Park: 7-10 minutes via the new direct connection
- Venice: 5 minutes north for shopping, dining, and services
- Sarasota amenities: 20-25 minutes for urban attractions when desired
This positioning means you can maintain a quiet, residential lifestyle while having everything you need within a short drive.
Size and Amenity Scope
When you combine the original sections of Boca Royale with the current expansion (Boca Royale at Wellen Park), you're looking at one of the largest single neighborhoods in the region. This scale brings advantages:
Extensive amenities that can be supported by the large resident base
Diverse housing options from vintage affordable properties to brand-new construction
Strong community identity with enough residents to support active social programs
Long-term stability as an established neighborhood that continues growing
Housing Options in Original Boca Royale Sections
The Vintage 1970s-1980s Properties
The oldest section of Boca Royale contains the original Englewood Golf and Country Club properties. These homes typically feature:
- More generous lot sizes sometimes reaching one-third of an acre—rare in newer construction
- 8-foot ceilings typical of that era
- Mature landscaping that newer neighborhoods take decades to achieve
- Proximity to amenities right near the golf course and racquet club, some within walking distance
Pricing in the original section remains remarkably affordable:
- Small two-bedroom, two-bathroom villas around 1,500 square feet: $200,000s
- Smaller single-family homes: Mid-$300,000s and up
These properties may need updating, but for buyers willing to invest in renovations, they represent exceptional value on larger lots in established settings.
The 1990s-2014 Expansion Properties
Homes built during Boca Royale's expansion in the 1990s and early 2000s offer a middle ground between vintage character and modern construction. Many sat as new developments that paused during the financial crisis and then resumed building from 2012-2014 forward.
This section provides excellent resale opportunities:
- Two-bedroom, two-bathroom villas around 1,500-1,600 square feet: Mid-$300,000s
- Three-bedroom, two-bathroom homes just over 2,000 square feet (with or without pools), built 2015-2017: $500,000-$600,000s
- Larger three-bedroom, three-bathroom homes (2,500+ square feet) with three-car garages: Low to mid-$700,000s
Critical advantage of 2017 and newer construction: These homes were built under updated hurricane codes, ensuring comprehensive hurricane protection without the need for expensive retrofits. This represents significant value compared to older properties that may need thousands of dollars in hurricane protection upgrades.
The New Boca Royale at Wellen Park
Scale and Vision
The latest phase, officially branded as Boca Royale at Wellen Park, represents the most ambitious expansion yet. This section will include:
- Over 800 new single-family homes and villas when fully built out
- 21 different floor plans providing unprecedented choice
- Size range from 1,500 to 3,700 square feet accommodating various household needs
- Resort-style amenity center exclusive to this phase
Amenities That Define Resort Living
The new amenity center planned for Boca Royale at Wellen Park rivals facilities found in luxury resort communities:
- Resort-style pool designed for both recreation and relaxation
- Fitness centers with modern equipment
- Yoga studios and event lawns for group activities
- Social lounges for gathering with neighbors
- Game rooms for entertainment
- Golf simulators allowing year-round practice regardless of weather
- Putting greens for short game refinement
- Poolside bar creating a vacation atmosphere daily
These amenities cater specifically to the active adult and empty-nester market—buyers who want the resort lifestyle without actually living in a hotel or high-rise resort building.
Pricing in the New Section
Boca Royale at Wellen Park is in the earliest stages of development, which historically offers the best pricing. As with any new development, prices tend to be lowest at the beginning when developers want to establish momentum, and at the very end when they're closing out inventory.
Current pricing structure:
- Villas: Starting in the mid-$300,000s
- Smaller single-family homes: High $300,000s to low $400,000s
- Larger coastal series homes: $400,000-$500,000s base price
Important pricing consideration: The development currently doesn't have spec homes available. Buyers select their home site, structural options, and interior finishes, then the home is built to order. When you factor in lot selection costs and upgrades, total prices increase accordingly.
Real-world example: A recent client selected a home just under 1,900 square feet with a pool, scheduled for 2026 completion, with a total price in the mid-$500,000s. This demonstrates the realistic all-in cost when properly configured with desired features.
Timing advantage: Early-phase pricing typically offers $20,000-$40,000 in savings compared to prices once the community is partially built out and momentum has been established. For buyers who can wait for construction and want to secure the best value, purchasing now presents a strategic opportunity.
Boca Royale Golf and Country Club Membership
An optional amenity that adds significant value to Boca Royale is the golf and country club at the community's entrance. This facility offers:
Golf Options
- Full golf membership for residents who want unlimited play
- Non-member golf rates for occasional players who don't want membership commitment
- Championship course maintained to high standards
- Convenient location right within your community—no driving to distant courses
Racquet Club Facilities
The racquet club has gained popularity as pickleball has exploded in Florida:
- Pickleball courts meeting the demands of this fast-growing sport
- Tennis courts for traditional players
- Fitness center available to members
- Social programs that facilitate community connections
Membership is entirely optional and separate from your home purchase, allowing you to choose your level of involvement and financial commitment.
Why Boca Royale Surpasses Close Competitors
Boca Royale vs. Beachwalk
Beachwalk, another nearby neighborhood, has long been considered one of North Englewood's top options. However, several factors now position Boca Royale ahead:
Boca Royale advantages:
- Direct Wellen Park access via the new connector
- More extensive amenity package in the new section
- Larger overall community size with more housing diversity
- On-site golf course option
- Early-phase pricing opportunities
Beachwalk advantage:
- Slightly closer proximity to beaches (though the difference is minimal)
For most buyers evaluating between these two communities, Boca Royale's expanded offerings and future connectivity outweigh Beachwalk's marginal location advantage.
Boca Royale vs. Wellen Park Proper
Buyers considering Wellen Park itself should carefully evaluate Boca Royale as an alternative:
Why Boca Royale competes effectively:
- Direct access to Wellen Park amenities through the new connection without living in the busier master-planned environment
- More affordable pricing across comparable home sizes and features
- Established community sections offering immediate occupancy rather than waiting for construction
- Golf course access on-site rather than relying solely on Wellen Park facilities
- Quieter setting with less traffic while maintaining full connectivity
Boca Royale essentially provides Wellen Park access with a more traditional neighborhood feel and better value proposition.
The Active Lifestyle That Boca Royale Delivers
Boca Royale appeals strongly to active adults and empty nesters who want:
- Resort amenities without resort fees or vacation-only availability
- Social opportunities through organized activities and community spaces
- Recreational variety from golf and pickleball to fitness and casual socializing
- Maintenance-free options in villa formats that minimize home upkeep
- Connectivity to broader communities and beaches without isolation
The community attracts residents who've worked hard, are ready to enjoy their freedom, and want a setting that facilitates an active, engaged lifestyle rather than passive retirement.
Making Your North Englewood Decision
Choosing Between Englewood Isles and Boca Royale
These two top neighborhoods serve different buyer profiles, though both deliver exceptional value:
Choose Englewood Isles if you:
- Prioritize boating and water access as central to your lifestyle
- Want the most affordable waterfront options in Sarasota County
- Prefer smaller community feel with minimal HOA structure
- Value location west of Route 776 for beach proximity
- Appreciate laid-back, quiet neighborhoods without extensive organized activities
- Are comfortable with older homes that may need updates
Choose Boca Royale if you:
- Want active lifestyle amenities like fitness centers, pools, and social programs
- Prefer newer construction with modern features and hurricane protection
- Value golf course access either as a member or casual player
- Like the idea of resort-style living without resort costs
- Want direct connectivity to Wellen Park and its future growth
- Prefer a larger community with more neighbors and activities
- Can benefit from early-phase pricing by purchasing now in the new section
The Broader Value Proposition of North Englewood
Beyond these two specific neighborhoods, North Englewood as a whole offers advantages that warrant consideration in your Gulf Coast home search:
Small-town authenticity. In an increasingly developed Florida, finding genuine Old Florida character becomes harder. North Englewood preserves that atmosphere while providing modern conveniences.
Exceptional affordability. Compared to Sarasota proper, Lakewood Ranch, or even Venice, North Englewood delivers significantly more value across all price points.
Water everywhere. Whether you choose a waterfront property or not, you're surrounded by water access—Lemon Bay, Gulf beaches, canals, and natural preserves.
Outdoor recreation focus. The area caters to active individuals who want to bicycle, kayak, fish, walk nature trails, and enjoy beaches rather than those seeking primarily urban entertainment.
Strategic positioning. You're close enough to everything (Venice, Wellen Park, even Sarasota for special trips) while maintaining separation that preserves peace and quiet.
Room to breathe. Lower population density and less development intensity create a more relaxed daily environment.
Location and Services Advantages
Living in the Sarasota County portion of North Englewood provides specific practical benefits:
Sarasota County services including libraries, parks, and other public facilities
No city limitations since properties fall outside city boundaries, offering more flexibility
A-rated Sarasota County schools for any buyers with school-age children (though many North Englewood residents are empty nesters or retirees)
Lower insurance costs particularly in Englewood Isles where 90% falls outside flood zones
Future growth benefits as the area continues developing while maintaining character
Final Thoughts on North Englewood Living
North Englewood represents one of Southwest Florida's last remaining opportunities to secure genuine value in desirable Gulf Coast locations. While other areas have seen explosive growth and corresponding price increases, this community has maintained affordability while steadily improving amenities and services.
The area particularly suits buyers who:
- Have researched busy areas like Lakewood Ranch or downtown Sarasota and found them too congested
- Want beach access without beach-level pricing
- Appreciate nature and outdoor recreation as primary lifestyle elements
- Seek authentic Florida character rather than manufactured resort environments
- Value friendly, established communities over brand-new developments
- Want their housing dollar to stretch further without sacrificing location or quality
Both Englewood Isles and Boca Royale offer distinct paths to the North Englewood lifestyle. Englewood Isles provides the waterfront experience with boating at its core and minimal HOA structure. Boca Royale delivers active adult amenities, golf access, and connectivity to the broader Wellen Park community with diverse housing options across multiple price points.
The common thread? Both neighborhoods give you the quintessential Florida Gulf Coast experience—beaches, sunshine, outdoor living, and friendly communities—at prices that make the dream accessible rather than aspirational.
Ready to Explore North Englewood?
If you're considering relocating to North Englewood, Englewood Isles, Boca Royale, or anywhere else on Florida's beautiful Gulf Coast, the Zachos Realty & Design Group is here to help. With over 40 years of local expertise and a unique combination of real estate knowledge and award-winning design vision, we can help you find the perfect property that matches your lifestyle needs.
Contact us today:
- Phone: 941-500-5457
- Email: [email protected]
- Sarasota Office: 205 N Orange Ave Suite 202, Sarasota, Florida 34236
- Venice Office: 217 Nassau St S, Venice, FL 34285
Visit our YouTube channel "Relocation Experts | Florida's Gulf Coast" for more insider guides to Florida's Gulf Coast communities.