What makes a community legally 55+
Age-restricted housing is an exception to fair housing law, and it has strict conditions. Under Florida Statutes section 760.29, housing for older persons must be intended and operated for occupancy by people 55 or older, at least 80% of the occupied units must have at least one resident aged 55 or older, and the community must follow federal rules for verifying ages.
That means a marketing phrase such as "active adult" is not enough. Ask for the recorded declaration and the association's age verification policy. Check what the rules say about residents under 55, long-term guests and leasing, because those rules affect who can live in the home and who you can sell it to later.
Not every community that appeals to older buyers is age-restricted. Taylor Morrison, for example, describes Skye Ranch in Sarasota, including its Esplanade neighborhood, as an all-ages community, even though Esplanade residents have their own clubhouse.
New-build 55+ options near Sarasota
| Community | Builder | Address area | Listed from (Sept 2026) | What the builder highlights |
|---|---|---|---|---|
| Del Webb Catalina | Del Webb | Lakewood Ranch, 34211 | $358,990 | About 1,300 planned homes, a clubhouse of 35,000+ square feet, a 70-acre lake, pickleball and an onsite restaurant |
| Cresswind Lakewood Ranch | Kolter Homes | Lakewood Ranch, 34211 | $459,990 | Completed clubhouse and amenities; Kolter describes it as fully built out |
Both communities appear on Lakewood Ranch's list of new home villages. Prices change often and may exclude lot premiums and options, so ask each sales office for a written price sheet. Because Cresswind is described as built out, ask if any new homes remain or if you would be buying a resale.
Lakewood Ranch covers southern Manatee County and extends south into Sarasota County as far as Fruitville Road. A Lakewood Ranch mailing address does not tell you which county a home is in, and the county sets the tax collector, property appraiser and millage. Confirm the county on the parcel record before you compare tax bills.
The monthly costs to compare
- HOA fee. Ask what it covers: lawn care, amenity access, lifestyle staff, cable or internet, gate staffing.
- CDD or stewardship district assessment. Lakewood Ranch is maintained through the Lakewood Ranch Stewardship District and several CDDs, which bill on the tax bill. Ask for the lot's debt and maintenance amounts.
- Property tax. If the home will be your permanent residence, file for the homestead exemption by March 1 of the following year. Amendment 3 on the November 2026 ballot would raise the non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028 if 60% of voters approve it.
- Insurance. Newer roofs and construction usually help premiums, but get quotes for the specific address. Ask about flood cover even if the lot is outside a high-risk zone.
- Club or restaurant minimums. Some communities charge separately for dining or clubs. Ask for the full fee schedule.
For context, Zillow's typical home value in the City of Sarasota was $409,878 in August 2026. Our Sarasota cost of living page has utility rates and more on insurance.
Other routes to consider
Resale homes and condos in established areas
Older Sarasota neighborhoods offer single-story villas and condos with low maintenance, without age restrictions. The Meadows and Palmer Ranch both have large stocks of villas and condos. For condos, check the milestone inspection and reserve study, which we explain in our Sarasota condo guide.
Continuing care and assisted living
If you want care services on site, look at licensed continuing care and assisted living communities rather than 55+ subdivisions. The Palmer Ranch Master Association lists four assisted living facilities inside Palmer Ranch, including The Glenridge. Ask any provider for its entrance fee, monthly fee and refund terms in writing, and check its license with the state.
Gated communities
If security is the priority rather than age, our Sarasota gated communities page covers controlled-access neighborhoods for all ages.
Questions to ask any 55+ community
- Is the community registered and operated as housing for older persons, and can I see the age verification policy?
- Can a resident under 55 live in the home, and on what terms?
- What are the leasing rules, including minimum lease length?
- What is the full list of fees, including CDD, HOA, amenity and any capital contribution at resale?
- Is the clubhouse finished, and who controls the association board?
- How did the community fare in the 2024 storms, and were any special assessments levied?
If you are downsizing from a larger home, our Florida downsizing guide covers timing the sale and purchase. We can also introduce you to a local agent who knows the 55+ market.
Common questions
What are the 55+ communities near Sarasota?+
Two new-build options listed in September 2026 were Del Webb Catalina, from $358,990, and Kolter's Cresswind Lakewood Ranch, from $459,990. Both have Lakewood Ranch 34211 addresses. Confirm which county each parcel is in, because Lakewood Ranch spans Manatee and Sarasota counties. Check each community's recorded age restriction and current price sheet, because marketing terms and prices change.
What is the 80% rule for 55+ communities in Florida?+
Under Florida Statutes section 760.29, housing for older persons must have at least one person aged 55 or older in at least 80% of its occupied units. It must also be intended and operated for people 55 and older and follow federal rules for verifying residents' ages. Ask the association for its policy.
Is Skye Ranch in Sarasota a 55+ community?+
No. Taylor Morrison describes Skye Ranch, including its Esplanade neighborhood, as an all-ages community. Esplanade has a clubhouse reserved for Esplanade residents, which is why it is sometimes mistaken for an age-restricted section. Confirm current rules in the community's recorded documents.
Do 55+ communities in Sarasota have CDD fees?+
Some do. Many newer communities in the Lakewood Ranch area sit inside special districts that bill a yearly assessment on the property tax bill, separate from the HOA fee. Ask the sales office or the seller for the lot's current assessment and how many years of debt remain.
Sources
- Florida Statutes 760.29: Exemptions (housing for older persons)
- Del Webb: Del Webb Catalina
- Kolter Homes: Southwest Florida communities
- Kolter Homes: Cresswind Lakewood Ranch
- Lakewood Ranch: New home villages
- Wikipedia: Lakewood Ranch, Florida
- Taylor Morrison: Skye Ranch amenities brochure (July 2023)
- Palmer Ranch Master Association: Community
- Florida Policy Institute: Amendment 3 ballot language summary
- Zillow Research: Home Value Index and market data (August 2026)