Community Comparison
Boca Royale vs. Grand Palm
Wellen Park · Last reviewed August 2026
Two established Neal communities with a real structural difference: Boca Royale carries no CDD, while Grand Palm does and is rated Extraordinary on amenities. Lower fees or more amenity, in one comparison.
Everything below is drawn from the same fee and community data I keep for every community I track. Fee figures are estimates and vary by lot size and sub-association, so verify the exact numbers for a specific address before you write an offer.
What actually separates them
- On the published estimates, Grand Palm starts lower on annual carrying cost: roughly $3,059 a year in HOA plus CDD at the low end, against roughly $5,100 for Boca Royale. Both are estimates and vary by lot and sub-association.
- Boca Royale carries no CDD assessment, while Grand Palm does ($575 - $2,600 a year). A CDD is infrastructure debt collected on the tax bill, and it eventually retires; an HOA fee does not.
- Amenity level differs: Boca Royale is rated High and Grand Palm is rated Extraordinary. Amenities are the main thing an HOA fee buys, so this and the fee column should be read together.
Side by side
| Boca Royale | Grand Palm | |
|---|---|---|
| Price Range | $300s, $1M+ | Established |
| Home Types | Single Family & Villas | Single Family & Villas |
| Builder | Neal Communities + established resale | Neal Homes |
| Status | Active (new Neal section) | Only 5 to 6 homes left · mostly resale |
| Amenity Level | High | Extraordinary |
| Bedrooms | 2 to 4 | 2 to 4 |
| Bathrooms | 2 to 4 | 2 to 3 |
| Garage | 2 to 3-Car | 2 to 3-Car |
| Homes | 853 | 1,975 |
Fees & flood zone
| Boca Royale | Grand Palm | |
|---|---|---|
| HOA | $425 - $700 / month | $207 - $800 / month |
| CDD (annual) | None | $575 - $2,600 |
| Est. HOA + CDD per year | $5,100 to $8,400 | $3,059 to $12,200 |
| FEMA Flood Zone | X | X |
HOA and CDD figures are annualized estimates compiled from county property records, published district budgets, and active listing data. The combined line adds the two at their low ends and their high ends, so it is a bracket rather than a quote. Flood zone is the mapped zone for the community, always verify the zone for the specific address. Last reviewed August 2026. Why Florida HOA fees run high and what a CDD actually is.
Amenities
Boca Royale only
- 18-hole golf course
- Two full clubhouses
- Resort-style pool
- Pickleball & tennis courts
- Fitness center
- 1,000-acre gated enclave
Grand Palm only
- 30% of all land permanently preserved
- Multiple clubhouses & resort pools
- Miles of walking & biking trails
- Mature, established landscaping
- Tennis, pickleball & bocce
- Playgrounds & open spaces
About each one
Wellen Park
Boca Royale
One of Wellen Park’s most established addresses, an original ~40-year-old golf community with a new Neal Communities section bringing fresh inventory behind a 1,000-acre gated enclave.
A planned road connection in 1 to 3 years will put Boca Royale ~3 miles from the beach and 3.5 miles from Downtown Wellen, a smart long-term buy.
Boca Royale detailsWellen Park
Grand Palm
One of Wellen Park’s original anchor communities by Neal, 1,975 homes on land that’s 30% permanently preserved, with mature landscaping and an extraordinary amenity package (now nearly all resale).
Nearly sold out, resale is how most buyers get into Grand Palm now.
Grand Palm detailsQuick answers
Which has lower fees, Boca Royale or Grand Palm?+
Grand Palm starts lower. Estimated HOA plus CDD runs $5,100 to $8,400 a year in Boca Royale and $3,059 to $12,200 a year in Grand Palm. These are estimates and vary by lot size and sub-association, so confirm the figure for a specific address before you rely on it.
Does Boca Royale or Grand Palm have a CDD?+
Grand Palm carries a CDD ($575 - $2,600 a year on the published estimate); Boca Royale does not. A CDD is repayment of the infrastructure bonds that built the community, collected on the annual property tax bill.
What is the price difference between Boca Royale and Grand Palm?+
Boca Royale is listed at $300s, $1M+ and Grand Palm at Established. Those are starting and range estimates that move with the market, homesite, floor plan, and current incentives, so treat them as a bracket rather than a quote.
Are Boca Royale and Grand Palm in the same area?+
Yes, both are in Wellen Park. That means the same general commute, the same county, and the same broad tax base, so the comparison really is community against community.
Still torn between the two?
Fee tables get you most of the way. The rest is which homesites are actually left, what the current incentives are, and how each community has been holding value, and none of that is published anywhere. Tell me your budget and your must-haves and I will send you the honest read on both, including the one I would steer you away from and why.