At a glance
| Location | Club address 2401 Willow Springs Drive; access from Yamato Road and Clint Moore Road |
|---|---|
| Homes | More than 1,600 in 28 villages |
| Home types | Condos, villas, single-family homes and estate homes |
| Club membership | Mandatory, minimum sports and social membership |
| Golf | Two 18-hole courses: the Old Course and the Club Course |
| Built | Late 1980s to early 1990s |
Broken Sound at a glance
Broken Sound Club lists 28 villages and more than 1,600 homes, grouped into condos, homes and estate homes. Four condo communities (Bridgepointe, Clubside Pointe and Nassau Bay I and II) hold 164 units between them. The other villages range from 21 to 269 homes each.
A 2026 local guide says the community was developed from the late 1980s into the early 1990s, with 24-hour manned gates and access from Yamato Road and Clint Moore Road. It also notes that The Banyans, the largest village, sits outside the main gates but carries the same membership requirement.
Zillow doesn't publish a separate typical value for Broken Sound. For citywide context, Zillow's typical home value for Boca Raton was $576,824 in August 2026.
Is Broken Sound a good area to live?
It works for buyers who will use a large club and want a wide choice of home types behind manned gates. A 2026 local guide describes a 130,000 sq ft clubhouse renovated for $40 million in 2023, 23 Har-Tru tennis courts and two golf courses, with homes running from attached villas to estates of more than 10,000 sq ft.
The price of entry is mandatory membership: at least $130,000 up front for the sports and social level plus dues from $24,887 a year, before the village HOA. If you won't use the club, those costs are hard to justify. The pros and cons below set out the trade-offs.
What Broken Sound is known for
Two golf courses
The Old Course and the Club Course. Golf membership levels are priced above the base sports and social level.
The clubhouse and fitness center
The 2026 guide describes the renovated clubhouse with several dining venues, a two-acre pool complex and a 38,000 sq ft fitness center with spa and salon.
Tennis
The same guide counts 23 Har-Tru courts, included at the base membership level.
What club membership costs
Every new homeowner must buy at least the sports and social membership. A local brokerage publishing the club's schedule for the fiscal year starting October 1, 2025 lists these figures:
| Membership | One-time capital contribution | Annual dues (plus 7% tax) |
|---|---|---|
| Sports, tennis and social | $130,000 | $24,887 |
| New Course golf | $175,000 | $27,537 |
| Old Course golf | $225,000 | $32,237 |
The same schedule lists more yearly charges: a $2,400 service charge, a $2,328 renovation assessment, a $744 operational assessment, a capital equipment charge of $2,731 to $7,593 depending on level, and cart fees for golfers. A 2026 guide also lists a $4,000 certificate of compliance fee at closing. Fees reset each October, so ask the club for the schedule that applies to your closing.
Homes and prices by type
The club's real estate page lists homes from about 1,600 to 10,000 square feet, with two to seven bedrooms. A 2026 local guide groups them into four types, with on-market price ranges it reported:
Villas and attached townhomes
About 1,500 to 2,200 sq ft, priced from roughly $375,000 to $650,000 in the guide. Four condo communities (Bridgepointe, Clubside Pointe and Nassau Bay I and II) hold 164 units between them.
Detached patio homes
About 1,800 to 3,000 sq ft on smaller lots, roughly $550,000 to $1.2 million.
Single-family homes
About 2,500 to 5,000 sq ft, roughly $800,000 to $2 million.
Custom estate homes
About 3,200 to more than 10,000 sq ft in villages such as Tanglewood, Vintage Estates and Vintage Isle, roughly $2 million to nearly $4 million for on-market listings.
Each village has its own HOA, and a local guide notes those fees are not published centrally. Ask for the village's budget, reserves and rules on leasing and pets. For a condo village, our guide to buying a condo in Boca Raton covers milestone inspections and reserve studies.
Living in Broken Sound
Gates and layout
The guide says all but one village sits inside the main gated perimeter, with 24-hour manned gates on Yamato Road and Clint Moore Road. The Banyans, the largest village at 269 homes, sits outside the main gates but carries the same membership requirement.
Schools
The School District of Palm Beach County assigns public schools by street address, not by community name, so check each Broken Sound address in the district's Find My School tool rather than relying on a listing. The district kept its A grade from the state for 2025-26, and 84% of district-run schools were rated A or B. Our Boca Raton schools guide covers choice programs and how to confirm zoning.
Getting around
Access from Yamato Road and Clint Moore Road puts I-95 a short drive east. For longer trips, Tri-Rail's Boca Raton station at 680 Yamato Road has free parking for commuters, and Brightline's downtown station at 101 NW 4th St. runs to Miami and Orlando.
Costs: club, village HOA, property tax and flood
Club charges and village HOA
On top of the capital contribution and dues, the club schedule lists yearly service, renovation, operational and capital equipment charges, and a 2026 guide lists a $4,000 certificate of compliance fee at closing. Add the village HOA. Florida law also requires a disclosure summary before you sign a contract in an HOA community, covering membership, recorded covenants and assessments.
Property tax
Check on the Property Appraiser record whether the parcel is inside Boca Raton city limits. The city's proposed 2026 operating rate is 3.6476 mills; unincorporated parcels skip that line but carry county Fire/Rescue (3.4581 mills) and Library (0.5491 mills) rates instead. The county (4.5000 mills proposed) and the School Board (3.0390 state plus 3.2480 local) appear on every bill. If the home will be your permanent residence on January 1, file for homestead with the Property Appraiser by March 1: the first $25,000 exemption applies to all taxes, and an additional exemption of up to $25,722 (the 2025 figure) applies to non-school taxes. A sale resets the assessed value, so budget from the new value, not the seller's bill. See the Palm Beach County property tax guide.
Flood zone and insurance
Palm Beach County's Office of Emergency Management has separate address lookups for your hurricane evacuation zone and flood zone, and the two are not the same thing. Florida law requires a seller of residential property to give you a flood disclosure at or before signing, saying whether they know of flood damage, have filed a flood claim or received FEMA assistance for the home. Standard homeowners policies exclude flood, so get a flood quote as well as a wind quote.
What to check before you make an offer
- Total yearly cost: club dues, assessments, cart fees and the village HOA together.
- Village location: whether the home is inside the main gates or in The Banyans.
- Approval: club and village approval timelines before closing.
- Property tax: see our Palm Beach County property tax guide.
For wider trends, see the Boca Raton housing market page.
Pros and cons of Broken Sound
Pro: a recently renovated club
The clubhouse and fitness center were renovated in 2023. You should still ask the club about any planned capital projects and how they will be funded.
Pro: range of home types
Villas to estates inside one club lets you choose a price point without giving up the amenities.
Con: high fixed costs
At least $130,000 to join plus dues and assessments applies to every buyer, even of the smallest villa.
Con: older housing stock
Most villages date from the late 1980s and early 1990s, so check roofs, windows and systems closely.
Communities to compare
Other mandatory-membership clubs include Boca West, Woodfield Country Club and St. Andrews Country Club. If you'd prefer optional membership, look at Boca Pointe. Our gated communities page compares them side by side.
Common questions
Is membership mandatory at Broken Sound?+
Yes. All new homeowners at Broken Sound must buy at least the sports and social membership, which covers tennis, fitness, dining and social events. Golf memberships on the New Course or the Old Course cost more. A local guide notes that this applies to The Banyans too, even though that village sits outside the main gates.
How much does it cost to join Broken Sound Club?+
For the fiscal year starting October 1, 2025, the one-time capital contribution was listed at $130,000 for sports and social, $175,000 for New Course golf and $225,000 for Old Course golf. Annual dues were $24,887, $27,537 and $32,237 plus tax, with extra service charges and assessments. Confirm the current schedule with the club.
How many homes are in Broken Sound?+
Broken Sound Club lists more than 1,600 homes across 28 villages. Four condo communities hold 164 units, and the other villages range from 21 to 269 homes each. Homes run from about 1,600 to 10,000 square feet, with two to seven bedrooms.
How many golf courses does Broken Sound have?+
Two 18-hole courses: the Old Course and the Club Course. A 2026 local guide says the Old Course was redesigned by Rees Jones, with work completed in 2023, and that the Club Course was renovated in 2017. Old Course golf is the highest membership tier.
What types of homes are in Broken Sound?+
Broken Sound has villas and attached townhomes, detached patio homes, two-story single-family homes and custom estate homes, spread across its villages. A 2026 local guide put on-market prices from roughly $375,000 for villas to nearly $4 million for estates. Every buyer must still join the club, so add the capital contribution and dues to the home price when you compare.
Sources
- Broken Sound Club: Real estate and villages
- Isabella Scott: Broken Sound Country Club membership 2025-2026 fees
- The Koolik Group: Broken Sound Club Boca Raton complete community guide (2026)
- School District of Palm Beach County: Find My School
- Boca Raton Tribune: Here's how Palm Beach County School District earned top grade (July 2026)
- Palm Beach County Property Appraiser: Homestead exemption
- Palm Beach County Property Appraiser: 2026 proposed millage rates and hearings
- Palm Beach County Office of Emergency Management: Know Your Zone
- Florida Statutes: Section 689.302, disclosure of flood risks
- Florida Statutes: Section 720.401, HOA disclosure summary
- Tri-Rail: Boca Raton Station
- Brightline: Boca Raton Station
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Antonio Roberts
Antonio Roberts has spent five years helping more than 500 Florida buyers and sellers choose the right real estate agent. He is not a real estate agent himself: he researches what matters in a Florida move and connects people with licensed local agents, free of charge.
Reviewed by a licensed Florida real estate agent. Before publication, this guide was checked for accuracy by a licensed Florida real estate agent on our team. It is general information, not legal, tax or financial advice.
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