Beachwalk Homes for Sale in St. Johns, FL

Listed by COASTAL REALTY OF NE FLORIDA, LLC

247 Rum Runner Way home for sale in BeachWalk by Manasota Key

Active · 78 days

$999,000

3 bd · 2.5 ba · 2,649 sqft · built 2019

247 Rum Runner Way, St. Johns, 32259

Listed by KELLER WILLIAMS REALTY ATLANTIC PARTNERS

281 Marquesa Circle home for sale in BeachWalk by Manasota Key

Active · 189 days

$975,000

4 bd · 4 ba · 3,287 sqft · built 2022

281 Marquesa Circle, St. Johns, 32259

4 bd · 2.5 ba · 2,639 sqft · built 2022

457 Marquesa Circle home for sale in BeachWalk by Manasota Key

Active · 22 days

$955,000

457 Marquesa Circle, St. Johns, 32259

Listed by ERA ONETEAM REALTY

69 Rum Runner Way home for sale in BeachWalk by Manasota Key

Active · 60 days

$910,000

3 bd · 2.5 ba · 2,557 sqft · built 2019

69 Rum Runner Way, St. Johns, 32259

Listed by BERKSHIRE HATHAWAY HOMESERVICES FLORIDA NETWORK REALTY

161 Marquesa Circle home for sale in BeachWalk by Manasota Key

Active · 1 days

$895,000

4 bd · 4.5 ba · 2,924 sqft · built 2022

161 Marquesa Circle, St. Johns, 32259

4 bd · 3 ba · 2,756 sqft · built 2022

243 Marquesa Circle home for sale in BeachWalk by Manasota Key

Active · 263 days

$850,000

243 Marquesa Circle, St. Johns, 32259

Renovated

Listed by FLORIDA'S CHOICE REALTY LLC

120 Tortola Way home for sale in BeachWalk by Manasota Key

Active · 53 days

$825,000

5 bd · 4 ba · 3,003 sqft · built 2022

120 Tortola Way, St. Johns, 32259

4 bd · 2.5 ba · 1,895 sqft · built 1992

265 Kingston Drive home for sale in BeachWalk by Manasota Key

Active · 90 days

$799,990

265 Kingston Drive, St. Augustine, 32084

Renovated

Listed by SEABREEZE REALTY

74 Waterline Drive home for sale in BeachWalk by Manasota Key

Active · 78 days

$799,900

4 bd · 3.5 ba · 3,226 sqft · built 2019

74 Waterline Drive, St. Johns, 32259

Listed by RE/MAX UNLIMITED

282 Caribbean Place home for sale in BeachWalk by Manasota Key

Active · 110 days

$785,000

4 bd · 4 ba · 3,409 sqft · built 2020

282 Caribbean Place, St. Johns, 32259

Listed by RE/MAX SPECIALISTS

139 Marquesa Circle home for sale in BeachWalk by Manasota Key

Active · 103 days

$775,000

4 bd · 3 ba · 2,714 sqft · built 2018

139 Marquesa Circle, St. Johns, 32259

4 bd · 3.5 ba · 2,684 sqft · built 2021

576 Marquesa Circle home for sale in BeachWalk by Manasota Key

Active · 236 days

$750,000

576 Marquesa Circle, St. Johns, 32259

Listed by RE/MAX SPECIALISTS PV

560 Rum Runner Way home for sale in BeachWalk by Manasota Key

Active · 190 days

$749,900

4 bd · 3 ba · 2,503 sqft · built 2022

560 Rum Runner Way, St. Johns, 32259

4 bd · 3.5 ba · 3,226 sqft · built 2022

571 Caribbean Place home for sale in BeachWalk by Manasota Key

Active · 157 days

$739,000

571 Caribbean Place, St. Johns, 32259

Listed by CHAD AND SANDY REAL ESTATE GROUP

713 Rum Runner Way home for sale in BeachWalk by Manasota Key

Active · 56 days

$695,000

3 bd · 2.5 ba · 2,649 sqft · built 2019

713 Rum Runner Way, St. Johns, 32259

3 bd · 3 ba · 2,330 sqft · built 2019

273 Caribbean Place home for sale in BeachWalk by Manasota Key

Active · 4 days

$649,999

273 Caribbean Place, St. Johns, 32259

Listed by INI REALTY

381 Caribbean Place home for sale in BeachWalk by Manasota Key

Active · 210 days

$630,000

4 bd · 3 ba · 2,555 sqft · built 2021

381 Caribbean Place, St. Johns, 32259

Listed by REAL BROKER LLC

94 Caribbean Place home for sale in BeachWalk by Manasota Key

Active · 130 days

$625,000

4 bd · 3 ba · 2,555 sqft · built 2021

94 Caribbean Place, St. Johns, 32259

Listed by RE/MAX SPECIALISTS

329 Rum Runner Way home for sale in BeachWalk by Manasota Key

Active · 172 days

$625,000

4 bd · 3 ba · 2,558 sqft · built 2023

329 Rum Runner Way, St. Johns, 32259

Listed by CASSEUS REALTY CORP

244 Caribbean Place home for sale in BeachWalk by Manasota Key

Active · 53 days

$624,990

3 bd · 3 ba · 2,330 sqft · built 2018

244 Caribbean Place, St. Johns, 32259

Listed by DAVIDSON REALTY, INC.

32 Waterline Drive home for sale in BeachWalk by Manasota Key

Active · 139 days

$624,900

4 bd · 3 ba · 2,555 sqft · built 2020

32 Waterline Drive, St. Johns, 32259

Listed by HERRON REAL ESTATE LLC

90 Tilloo Court home for sale in BeachWalk by Manasota Key

Active · 302 days

$609,900

4 bd · 3 ba · 2,011 sqft · built 2021

90 Tilloo Court, St. Johns, 32259

4 bd · 3 ba · 3,083 sqft · built 2019

703 Rum Runner Way home for sale in BeachWalk by Manasota Key

Active · 45 days

$599,900

703 Rum Runner Way, St. Johns, 32259

RenovatedBest value

Listed by MOXII PRO REALTY

237 Waterline Drive home for sale in BeachWalk by Manasota Key

Active · 103 days

$599,000

3 bd · 3 ba · 2,330 sqft · built 2021

237 Waterline Drive, St. Johns, 32259

Listed by BERKSHIRE HATHAWAY HOMESERVICES FLORIDA NETWORK REALTY

342 Rum Runner Way home for sale in BeachWalk by Manasota Key

Active · 4 days

$559,000

4 bd · 3.5 ba · 2,163 sqft · built 2024

342 Rum Runner Way, St. Johns, 32259

Listed by HERRON REAL ESTATE LLC

385 Rum Runner Way home for sale in BeachWalk by Manasota Key

Active · 124 days

$535,000

3 bd · 2.5 ba · 1,906 sqft · built 2023

385 Rum Runner Way, St. Johns, 32259

Renovated

Listed by REMAX WELCOME HOME

419 Rum Runner Way home for sale in BeachWalk by Manasota Key

Active · 263 days

$534,900

4 bd · 3 ba · 2,503 sqft · built 2023

419 Rum Runner Way, St. Johns, 32259

Listed by BETTER HOMES & GARDENS REAL ESTATE LIFESTYLES REALTY

405 Rum Runner Way home for sale in BeachWalk by Manasota Key

Active · 78 days

$519,900

4 bd · 3 ba · 2,558 sqft · built 2023

405 Rum Runner Way, St. Johns, 32259

Listed by FLORIDA HOMES REALTY & MTG LLC

126 Old Fort Trail home for sale in BeachWalk by Manasota Key

Active · 13 days

$498,500

4 bd · 3.5 ba · 2,265 sqft · built 2021

126 Old Fort Trail, St. Johns, 32259

Listed by KELLER WILLIAMS ST JOHNS

492 Rum Runner Way home for sale in BeachWalk by Manasota Key

Active · 186 days

$487,000

3 bd · 2.5 ba · 1,912 sqft · built 2023

492 Rum Runner Way, St. Johns, 32259

RenovatedBest valuePool

Listed by BETTER HOMES & GARDENS REAL ESTATE LIFESTYLES REALTY

270 Clifton Bay Loop home for sale in BeachWalk by Manasota Key

Active · 26 days

$424,900

3 bd · 2.5 ba · 1,928 sqft · built 2019

270 Clifton Bay Loop, St. Johns, 32259

Listed by MOMENTUM REALTY

352 Boracay Circle home for sale in BeachWalk by Manasota Key

Active · 450 days

$313,000

3 bd · 2.5 ba · 1,631 sqft · built 2022

352 Boracay Circle, St. Johns, 32259

Listed by BETTER HOMES & GARDENS REAL ESTATE LIFESTYLES REALTY

196 Boracay Circle home for sale in BeachWalk by Manasota Key

Active · 159 days

$285,000

2 bd · 2.5 ba · 1,611 sqft · built 2022

196 Boracay Circle, St. Johns, 32259

Listed by PUBLIC SERVICES REALTY

306 Tortola Way home for sale in BeachWalk by Manasota Key

Pending · 81 days

$999,000

4 bd · 3 ba · 3,161 sqft · built 2022

306 Tortola Way, St. Johns, 32259

Listed by ROUND TABLE REALTY

374 Topside Drive home for sale in BeachWalk by Manasota Key

Pending · 140 days

$930,000

4 bd · 3 ba · 3,207 sqft · built 2020

374 Topside Drive, St. Johns, 32259

Pool

Listed by RE/MAX SPECIALISTS

76 Tahiti Cove home for sale in BeachWalk by Manasota Key

Pending · 102 days

$830,000

4 bd · 3 ba · 3,385 sqft · built 2022

76 Tahiti Cove, St. Johns, 32259

Reno opportunityBest valuePool

Listed by FLORIDA HOMES REALTY & MTG LLC

204 Waterline Drive home for sale in BeachWalk by Manasota Key

Pending · 113 days

$755,000

4 bd · 3 ba · 3,385 sqft · built 2019

204 Waterline Drive, St. Johns, 32259

Listed by BLACKSTONE REAL ESTATE

53 Tilloo Court home for sale in BeachWalk by Manasota Key

Pending · 47 days

$719,900

4 bd · 3.5 ba · 3,226 sqft · built 2021

53 Tilloo Court, St. Johns, 32259

3 bd · 3.5 ba · 2,557 sqft · built 2020

662 Rum Runner Way home for sale in BeachWalk by Manasota Key

Pending · 77 days

$650,000

662 Rum Runner Way, St. Johns, 32259

4 bd · 3 ba · 2,503 sqft · built 2023

668 Rum Runner Way home for sale in BeachWalk by Manasota Key

Pending · 167 days

$569,900

668 Rum Runner Way, St. Johns, 32259

3 bd · 2.5 ba · 2,297 sqft · built 2021

70 Old Ft Trail home for sale in BeachWalk by Manasota Key

Pending · 31 days

$509,000

70 Old Ft Trail, St. Johns, 32259

Listed by FLORIDA HOMES REALTY & MTG LLC

334 Clifton Bay Loop home for sale in BeachWalk by Manasota Key

Pending · 27 days

$499,400

4 bd · 2.5 ba · 2,298 sqft · built 2019

334 Clifton Bay Loop, St. Johns, 32259

Listed by ACHIEVE REALTY GROUP LLC

433 Rum Runner Way home for sale in BeachWalk by Manasota Key

Pending · 29 days

$495,000

3 bd · 2.5 ba · 2,052 sqft · built 2023

433 Rum Runner Way, St. Johns, 32259

Listed by KELLER WILLIAMS ST JOHNS

Active and pending BeachWalk listings as of 2026-06-30, priced high to low. Source: Listings courtesy of Stellar MLS as distributed by MLS GRID.. Tap any home to ask about it.

Interactive Map

BeachWalk on the map.

Every active, pending, and recently sold home, plotted. Toggle the layers, color the dots by status or lot type, and tap a home for the details.

Listing locations from Stellar MLS; lot type inferred from listing descriptions. Destination pins are approximate. Map data © OpenStreetMap, tiles © CARTO. Flood, school, and commute overlays are on the roadmap.

The Club & Membership

15-Second Take

Clubhouse with resort-style pool and lap pool
Spa, fitness center, and group fitness space
Pickleball, tennis, and bocce courts
Tiki bar and grill, dog park, and trails
Some amenities still being delivered, confirm status

BeachWalk by Manasota Key is a gated, amenity-centered DiVosta master plan rather than a no-frills subdivision, so the lifestyle is resort-style and social. The plan centers on a clubhouse with a resort-style pool and lap pool, spa, fitness center, sports courts including pickleball and tennis, bocce, a dog park, and trails, with a tiki bar and grill and additional amenities described as still being delivered. The community is gated with a second entry onto Manasota Beach Road and golf-cart access toward the beaches. It is described as all ages rather than age-restricted. Confirm current amenity status, the HOA tier, and the no-CDD claim for any specific home before you buy.

Nearby & Commute

How far is everything?

The takeaway

BeachWalk trades a major-metro commute for golf-cart-close Gulf beaches and a gated resort lifestyle, with Englewood and Wellen Park retail nearby and both SRQ and Punta Gorda airports within driving range.

Drive times from BeachWalk. They are approximate and vary with traffic and your exact start point inside the community.

Manasota Key and Englewood beaches~10 to 15 min · golf-cart range, ~2.5 miles

Downtown Englewood (Dearborn St)~10 min · shops and dining

Wellen Park and Downtown Wellen~20 to 25 min · retail and CoolToday Park

Venice~20 to 30 min · historic island and beaches

I-75 (River Road interchange)~20 to 25 min · regional north-south access

Sarasota-Bradenton Airport (SRQ)~50 to 60 min · north via I-75

Punta Gorda Airport (PGD)~35 to 45 min · south via I-75

Distances and drive times are approximate and vary with traffic and your exact parcel. Confirm your real commute at your real departure time.

Nearby Communities

Explore more neighborhoods near BeachWalk byManasota Key Homes for Sale in Englewood, FL with Momentum Realty’s local guides.

CSCasa Seville Homes for Sale in Venice, FLVenice, FL · 12.2 mi BMBeach Manor Villas in Venice, FLVenice, FL · 12.3 mi FVFairwinds Village Homes for Sale in Nokomis, FLNokomis, FL · 12.5 mi CBCasas Bonitas Homes for Sale in Nokomis, FLNokomis, FL · 12.7 mi BCBella Costa I Homes for Sale in Venice, FLVenice, FL · 12.8 mi VPVenezia Park Homes for Sale in Venice, FLVenice, FL · 13.0 mi PRPine Run III Homes for Sale in Osprey, FLOsprey, FL · 13.1 mi BVBellagio on Venice Island Homes for SaleVenice, FL · 13.1 mi SSSorrento South Homes for Sale in Nokomis, FLNokomis, FL · 13.2 mi

Browse all Florida neighborhood guides →

Carrying cost · the no-CDD edge

No CDD bond means thousands less per year than newer master plans.

Typical CDD community~$2,500/yr

BeachWalk (no CDD)$0/yr

Roughly $25,000 saved over 10 years in carrying cost, before resale.

Illustrative. NE Florida CDD assessments commonly run $1,500-$3,500+/yr and vary by community; verify per property.

Schools

15-Second Take

Sarasota County Public Schools
Verify the zoned schools by address
Magnet and choice options may be available
Confirm current ratings before relying on them
Private and parochial options nearby

BeachWalk is served by Sarasota County Public Schools. Assignment is by address and can change, so confirm the exact zoned elementary, middle, and high schools for any specific home, plus any magnet or choice options. Treat published ratings as a starting point, not the full story.

Public

Sarasota County Schools (verify by address)

Verifyrating

Public

Englewood Elementary School

Nearbyrating

Public

Wellen Park High School (opening in area)

Newrating

Buying with schools in mind? We can confirm the exact zoned schools for any BeachWalk address.

The takeaway

What is actually shaping value around BeachWalk: the DiVosta build-out near Manasota Key, the wider Englewood and Wellen Park growth corridor, and the coastal flood and insurance reality after the 2024 hurricane season. Each item is sourced and linked.

Recent Developments in BeachWalk by Manasota Key

Development Intelligence

Our read on what is being built around BeachWalk, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.

Net OutlookBullishNew-construction demand and Wellen Park area growth point to steady interest, with the watch item being how coastal flood and wind insurance costs settle after the 2024 storms and how quickly the builder delivers remaining phases and amenities.

DiVosta resort master plan still building out

2025 to 2026

BullishMajor impact

SignificanceRadius: Community

An active DiVosta plan of roughly 1,675 homes with resort amenities adds modern, warrantied inventory and a turnkey lifestyle near the beach.

Englewood and Wellen Park growth corridor

2025

BullishNotable impact

SignificanceRadius: Area

Strong area sales, new retail, healthcare, and a new high school underpin demand across the Englewood and Wellen Park corridor.

Coastal flood and wind insurance after 2024 storms

2024 to 2025

BearishMajor impact

SignificanceRadius: Region

Hurricane Milton severely impacted nearby Manasota Key in 2024, and Gulf-coast flood and wind insurance costs remain a real carrying-cost factor to quote per address.

Reported no-CDD structure

2025

BullishNotable impact

SignificanceRadius: Community

Several sources report no CDD at BeachWalk, an uncommon carrying-cost advantage for a newer master plan, if confirmed on the parcel's tax bill.

Still-selling builder pipeline and standing inventory

Ongoing

NeutralNotable impact

SignificanceRadius: Community

While the builder is still selling, standing inventory and incentives can set the competitive ceiling for resale, so price to the builder, not just past comps.

Barrier-island setback and access

Ongoing

NeutralMinor impact

SignificanceRadius: Area

BeachWalk is set back from the beach with golf-cart access, so it pairs proximity with some setback from the barrier island, a nuance to weigh by lot.

Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.

Development, infrastructure, retail, and school activity affecting BeachWalk by Manasota Key, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.

Showing the latest, scroll for all updates ↓

October 2024
Hazard
Hurricane Milton devastates nearby Manasota Key
Hurricane Milton made landfall near Englewood in October 2024, and storm surge so powerful it cut a new inlet left the Manasota Key barrier island severely damaged, underscoring coastal flood and insurance risk in the region. Why it matters: The storm is a reminder that coastal Englewood buyers must quote flood and wind insurance per address, even for inland master plans. Source
July 2025
Market
Wellen Park ranks among the nation's top-selling communities
Nearby Wellen Park held the No. 6 spot on RCLCO's mid-2025 ranking of best-selling US communities, with 531 homes sold through June 30, 2025, signaling strong new-home demand across the Englewood and Venice corridor. Why it matters: Robust corridor demand supports interest in nearby new master plans like BeachWalk, though each community competes on its own product and price. Source
March 2025
Development
Sarasota County marks milestone on new Wellen Park High School
Sarasota County Schools advanced construction on the new Wellen Park High School, the district's first new high school since 2001, built to serve growth across the southern county including the Englewood and Venice area. Why it matters: New schools and infrastructure signal sustained public investment in the corridor that BeachWalk sits within. Source

Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.

The Strategy

The BeachWalk buying strategy.

If we were buying in BeachWalk, this is the order of operations we would run, and the one we run for our clients.

Pick the home type first. Villas, paired homes, and single-family plans carry different DiVosta floor plans, dues, and resale stories, so the product decides the floor on value.

Confirm the no-CDD claim for the parcel. Several sources report no CDD, which is a real carrying-cost edge, but verify the exact tax bill for the specific home.

Read the coastal flood zone and insurance early. This is Englewood near Manasota Key, a barrier island that took serious 2024 storm impact, so the FEMA zone and an address-specific quote drive the carrying cost.

Verify wind build standard and impact glass. DiVosta markets current hurricane-resistant construction, so confirm the spec for your home, which can affect the insurance number.

Use the regional context, and cross-shop the larger Wellen Park master plan in nearby Venice and North Port if you want more retail and school options nearby.

The Quick Decision

Best Buy

A floor plan and lot matched honestly to real BeachWalk comps

Biggest Risk

Underbudgeting coastal flood and wind insurance near the barrier island

Best Lot

A higher, drier interior or preserve lot outside the worst flood exposure

Smart Timing

Confirm the HOA tier, the no-CDD status, and the flood zone before you offer

Deep-Dive Intelligence

The full read, only if you want it.

The takeaway

On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.

Community Details at a Glance

BeachWalk Homes For Sale

What your money buys in BeachWalk.

The takeaway

Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.

Here are the broad resale bands in BeachWalk today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.

The Villa Entry

$301K to $550K

Paired villas and smaller DiVosta plans, the lower-maintenance way into the gated resort lifestyle. Confirm the dues tier and what is bundled.

Lowest entry

The Single-Family Core

$550K to $935K

Mainstream DiVosta single-family floor plans on interior and water lots, the heart of the BeachWalk resale market over time.

Most inventory

The Top

$935K to $1.25M

Larger single-family plans on premium preserve or water lots with full upgrades, the homes positioned to hold value best in the plan.

Strongest resale

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

See Off-Market & Private Listings

What Your Money Buys

What ~$662K buys here.

Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.

$301K to $550K

The Villa Entry

Paired villas and smaller DiVosta plans, the lower-maintenance way into the gated resort lifestyle. Confirm the dues tier and what is bundled.

$550K to $935K

The Single-Family Core

Mainstream DiVosta single-family floor plans on interior and water lots, the heart of the BeachWalk resale market over time.

$935K to $1.25M

The Top

Larger single-family plans on premium preserve or water lots with full upgrades, the homes positioned to hold value best in the plan.

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

Operator Intelligence

Renovation & Resale Intelligence

The factors that actually move value in BeachWalk, condition, lot, and the renovation math, read from current listings and recent sales.

15-Second Take

Renovation math decides the deal
Golf and lake lots resell strongest
Roof and HVAC age drive the insurance quote
Interior lots are where buyers overpay

Proprietary Data

The renovation premium.

Updated homes ask about 13% more per square foot than original-condition homes, and they tend to sell faster. In an all-resale market, condition is the single biggest swing in value, which is why reading the renovation math is the whole game.

Asking price per square foot

Renovated$281

Original$248

Median days on market

Renovated124

Original81

From current BeachWalk listings (renovated 5, original 39); condition inferred from listing descriptions, asking not closed figures. The exact number depends on a specific home's updates, lot, and view, which is the read we do before you offer.

Operator Note

The trap here is a beautifully staged original-condition home. Staging is cheap; a roof, HVAC, and a full modernization are not. We price the real renovation before you fall for the listing photos, because in an all-resale market that number is the difference between a deal and the most expensive house on the street.

Lot Value

The lot premium.

On golf, lake, and preserve frontage, the homesite is the part of your money the market gives back at resale. The house can be renovated; the lot cannot, so premium lots hold their value better than interior ones. How much more they command varies by frontage, view, and condition, which is why we read it home by home against real comparable sales rather than a single headline figure.

Operator Note

Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.

Resale Strength Scorecard

How well BeachWalk holds value.

Our read on the factors that protect resale here, and the one to manage.

New DiVosta constructionStrong

Gated resort amenitiesPositive

HOA tier by home typeConfirm per home

No-CDD claimVerify per parcel

Coastal flood and insuranceVerify per address

Momentum analysis based on the no-CDD structure, central location, built-out lot scarcity, the funded club plan, and the all-resale 1990s housing stock. Not a guarantee of future value.

Operator Note

The strongest value pocket is usually a renovated golf or lake home priced just under the next tier up. Buyers chasing the single biggest estate often pay estate prices for what is really a renovation project.

5 Mistakes Buyers Make in BeachWalk

15-Second Take

Calling the listing agent (who works for the seller)
Misjudging the renovation budget
Overpaying for an interior lot
Ignoring the optional club cost
Skipping the roof, HVAC, and systems check

In an all-resale, seven-figure, renovation-driven market, the same five mistakes cost buyers the most. Every one is avoidable with the right preparation before you tour.

Calling the listing agent

The agent on the sign works for the seller. In a market where condition swings price by hundreds of thousands, negotiating against that agent with no one in your corner is the costliest move of all.

Misjudging the renovation math

A dated home looks like a deal until you price the roof, HVAC, pool, and full modernization honestly. Underbudget the reno and the bargain becomes the expensive house.

Overpaying for an interior lot

Golf frontage, lakefront, and preserve lots carry real, durable premiums. Pay an estate price for an interior lot and you are buying the weakest version of the value.

Ignoring the club decision

The club is optional and separate, so two similar homes can cost very differently to own. Buyers who do not price the membership they will actually use misread their real monthly number.

Skipping the systems check

A 1990s home means 1990s-era systems unless updated. Roof age, HVAC age, pool equipment, and prior renovations drive both price and insurability, and a thorough inspection matters more here than in a new build.

“

BeachWalk is a brand-new gated DiVosta resort near Manasota Key. The deal is won or lost on the floor plan, the lot, the HOA tier, and the coastal flood and insurance math.

Jon Brooks · Founder, Momentum Realty

Momentum Intelligence

Momentum Buy Score.

Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.

7.4B · Buy Score

Resale Strength7.2/10

Renovation Risk3.0/10

Location Efficiency7.6/10

Long-Term Defensibility7.4/10

Carrying Cost Advantage6.6/10

Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.

Momentum Housing Intelligence

Why our read on BeachWalk is different.

Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live Stellar MLS feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No automated estimate, no guesswork.

Live Stellar MLS feed14 years of closed salesRenovation-premium analysisLot-by-lot, no automated estimates

Jon Brooks, founder of Momentum Realty. A housing economist with a background in real estate investment banking and consulting at Ernst & Young, who has built and analyzed Northeast Florida real estate from the ground up.

About the analyst · Our methodology

Which Lots & Views Hold Value Best

Proprietary Data · Lot Value Map

Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.

Value ($/sqft)

$261 value$401 premium

GolfLake / waterPreserveInterior

Fill = price per square foot; ring = lot type, inferred from listing descriptions. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from Stellar MLS; for orientation, not an appraisal.

15-Second Take

Higher, drier interior and preserve lots reduce flood exposure
Verify the FEMA flood zone for the exact address
Water and preserve lots carry premiums, confirm the view rules
Coastal wind and flood insurance are the carrying-cost swing
Read the lot and flood picture before the finishes

In a coastal master plan like BeachWalk, the parcel is the part of your money the market and the insurer both judge. Higher, drier interior and preserve lots set back from the worst exposure tend to carry better than low-lying parcels, and water or preserve views command premiums. The house is brand new, so condition risk is low, but the flood zone, the wind build standard, and the insurance quote are what move the carrying cost. Read the parcel and the FEMA map first, then weigh the plan and the upgrades against it.

The 15-Second Verdict

BeachWalk in 15 seconds.

Best forBuyers who want a turnkey gated resort lifestyle within golf-cart range of the Gulf.

Biggest advantageDiVosta amenities, new build, and a reported no-CDD structure near Manasota Key beaches.

Biggest riskCoastal flood zone and wind insurance near a barrier island that took 2024 storm impact.

Sweet spotA DiVosta floor plan and lot matched honestly to real comps with the HOA tier confirmed.

Avoid ifYou want an established resale market or a short major-metro job commute.

HOA, CDD & Fees

15-Second Take

Gated HOA applies, dues vary by home type
Several sources report no CDD, confirm per parcel
Resort amenities are bundled, verify what is delivered
Coastal flood zone is parcel specific, check FEMA
Quote wind and flood insurance for the exact address

BeachWalk is a gated DiVosta master plan, so an HOA applies and dues vary by home type, with villas and paired homes typically differing from single-family plans. Several sources report no CDD, which is uncommon for a newer Florida master plan, so confirm both the HOA tier and the no-CDD status on the specific parcel and tax bill.

HOA dues at a resort community like this typically cover gated security, the resort pool complex and amenity center, fitness, sports courts, trails, grounds maintenance, and community programming. Confirm exactly what is bundled for your home type and whether any amenities are still being delivered.

Run Your Numbers

Tools for a BeachWalk buy.

Free calculators to pressure-test the real cost before you tour.

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxSarasota County millage and the homestead picture.Rent vs buyThe breakeven on owning in BeachWalk.Save Our HomesProject your homestead tax cap over time.

The takeaway

Selling here is won on condition and view, not an automated estimate. The right number comes from closed comps matched to your renovation level and lot.

Selling in BeachWalk

Price it to the floor plan, the lot, and the coastal insurance read, not a BeachWalk average.

Selling in BeachWalk means pricing to your specific DiVosta floor plan, home type, and lot, not to a community average that mixes villas with single-family plans. In a still-selling master plan, the builder's standing inventory and your home's exact spec set your number.

Momentum listings (YTD)

97.98%

Sold-to-list ratio across our market for our agents, sellers keeping more of their price.

Market average (YTD)

96.73%

The broader metro average sold-to-list ratio over the same period.

Momentum days on market

64 days

Median days on market for our listings, faster sales mean less carrying cost and stronger leverage.

Market days on market

72 days

The broader metro median over the same period.

Sold-to-list and days-on-market figures reflect Momentum Realty listings versus our market average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.

In BeachWalk, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Wellen Park, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.

What is your BeachWalk home worth?

Get a no-obligation home value based on real comparable sales in BeachWalk matched to your condition, lot, and view, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.

See homes for sale in BeachWalk by Manasota Key on the map →

Real comps, not an automated estimate.

>>>>>>> origin/main

Windows contain 0 to 56 sales each (36 in the current window); every figure carries its sample size. Source: Data provided by realMLS. Deemed reliable but not guaranteed.

Median sale price · trailing 12 mo

Up 19.2% year over year.

Every sale since 2002 · price vs size

298 closed sales; green = recent. Size sets the floor, condition and lot set the rest.

Sold $ per sq ft · trailing 12 mo

Up from $158 in 2012 to a $255 peak in 2023; $225 now.

Median days on market · closed sales

0 days at the 2020 low; 112 now.

Sale price vs original ask · median

93.5% now.

Homes sold per 12-mo window

0 to 56 a year; 36 in the current window.

Sellers who gave up · failed listings per year

Canceled, expired, or withdrawn. 71 quit in 2025; 48 so far in 2026. The clearest stress gauge a community has.

Market Heat · 0 coldest, 100 hottest in the record

80 at the 2022 peak, 24 in the troughs, 26 now. Same score as the hero card, full history.

The real cost & risk here

Before the list price, the Florida math the portals skip. These are Charlotte County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.

$1,703/mo

Charlotte County typical true cost to own

$192/mo

Charlotte County typical home insurance

No CDD

No community development district bond

Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Charlotte County scorecard.

County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.

How much local inventory is already under contract

21% of homes for sale in Beachwalk are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-07-18).

BeachWalk by Manasota Key Market Scorecard

Strong buyer's market

BeachWalk by Manasota Key is currently a strong buyer's market. About 12.0 months of supply, a median asking price of $695,000, and homes go under contract in about 94 days.

12.0

Months supply

$695,000

Median list

$662,500

Median sold

$262

Per sqft

Days on mkt

33/10/33

Active/Pend/Sold

Typical home value in the 32259 ZIP is $543,252, about 24.5% below the Florida norm (Zillow Home Value Index).

Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.

Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.

Homes For Sale Right Now in Beachwalk

Live MLS inventory for Beachwalk. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.

175 MARQUESA Circle home for sale in Beachwalk

Active · 83 daysTop listing

$1,099,000

5 bd · 4.5 ba · 3,458 sqft · built 2022

175 MARQUESA Circle, St. Johns, 32259

Listed by COASTAL REALTY OF NE FLORIDA, LLC

247 RUM RUNNER Way home for sale in Beachwalk

Active · 92 days

$999,000

3 bd · 2.5 ba · 2,649 sqft · built 2019

247 RUM RUNNER Way, St. Johns, 32259

Listed by KELLER WILLIAMS REALTY ATLANTIC PARTNERS

457 MARQUESA Circle home for sale in Beachwalk

Active · 36 days

$955,000

4 bd · 2.5 ba · 2,639 sqft · built 2022

457 MARQUESA Circle, St. Johns, 32259

Listed by ERA ONETEAM REALTY

436 TORTOLA Way home for sale in Beachwalk

Active · 5 days

$950,000

6 bd · 4.5 ba · 3,938 sqft · built 2022

436 TORTOLA Way, St. Johns, 32259

3 bd · 2.5 ba · 2,557 sqft · built 2019

69 RUM RUNNER Way home for sale in Beachwalk

Active · 74 days

$910,000

69 RUM RUNNER Way, St. Johns, 32259

Listed by BERKSHIRE HATHAWAY HOMESERVICES FLORIDA NETWORK REALTY

161 MARQUESA Circle home for sale in Beachwalk

Active · 15 days

$895,000

4 bd · 4.5 ba · 2,924 sqft · built 2022

161 MARQUESA Circle, St. Johns, 32259

5 bd · 4 ba · 3,003 sqft · built 2022

120 TORTOLA Way home for sale in Beachwalk

Active · 67 days

$825,000

120 TORTOLA Way, St. Johns, 32259

4 bd · 2.5 ba · 1,895 sqft · built 1992

265 KINGSTON Drive home for sale in Beachwalk

Active · 104 days

$799,990

265 KINGSTON Drive, St. Augustine, 32084

Listed by SEABREEZE REALTY

74 WATERLINE Drive home for sale in Beachwalk

Active · 92 days

$799,900

4 bd · 3.5 ba · 3,226 sqft · built 2019

74 WATERLINE Drive, St. Johns, 32259

Listed by RE/MAX UNLIMITED

623 RUM RUNNER Way home for sale in Beachwalk

Active · 4 days

$799,000

4 bd · 3 ba · 2,515 sqft · built 2022

623 RUM RUNNER Way, St. Johns, 32259

4 bd · 3 ba · 2,714 sqft · built 2018

139 MARQUESA Circle home for sale in Beachwalk

Active · 117 days

$775,000

139 MARQUESA Circle, St. Johns, 32259

4 bd · 3.5 ba · 2,684 sqft · built 2021

576 MARQUESA Circle home for sale in Beachwalk

Active · 250 days

$750,000

576 MARQUESA Circle, St. Johns, 32259

Listed by RE/MAX SPECIALISTS PV

560 RUM RUNNER Way home for sale in Beachwalk

Active · 204 days

$749,900

4 bd · 3 ba · 2,503 sqft · built 2022

560 RUM RUNNER Way, St. Johns, 32259