Lakewood Ranch Realtor
A Lakewood Ranch Realtor who publishes the numbers first
Michael Dailey is a REALTOR with Coldwell Banker Realty whose office sits in Lakewood Ranch, at 8334 Market Street. He represents buyers and sellers across the Lakewood Ranch villages, and the thing that distinguishes the practice is published rather than claimed: the CDD, Stewardship and HOA figures for every village he tracks are on this site, in public, before anyone makes contact.
Michael Dailey, REALTOR® · Sales Associate, Coldwell Banker Realty. Florida licence SL3619388. Office at 8334 Market St, Lakewood Ranch, FL 34202.
Who you would be working with
I grew up in Sarasota and I served eight years in the U.S. Army. I am a REALTOR® with Coldwell Banker Realty, licence SL3619388, and I work across Manatee and Sarasota counties from the office on Market Street in Lakewood Ranch.
The part that matters more than the biography: this site publishes the research rather than promising it. The HOA and district assessments, the flood designations and the county-sourced community facts are all up in public, for free, with their sources named, before anyone contacts me. You can check my work on Lakewood Ranch before you decide whether to call, which is roughly the opposite of how this industry usually introduces itself.
When you do call, you get me. I am one member of a team at Coldwell Banker Realty, and the promise is not that I work alone, it is that your call comes to me and I am the one who picks it up.
8 years
U.S. Army, before real estate
5.0★
Across 41 Google reviews
President’s Circle
Coldwell Banker International award
Lakewood Ranch by the numbers I publish
Every figure below is counted from the fee data on this site, not quoted from a listing. It updates when that data is reviewed, so this page and the lakewood ranch fee table cannot disagree with each other.
52
Lakewood Ranch communities with their own page here
39
With published HOA and district estimates
$5,923
Median combined HOA and district, per year
4 of 39
Tracked communities with no district assessment
1 of 39
Wholly or partly in FEMA flood zone AE
HOA and district figures are estimates, annualised, and subject to change; flood designation is assigned parcel by parcel and must be verified for a specific address. Nothing here replaces the non-ad valorem section of the actual tax bill, which is what I pull before a client writes an offer.
What is actually different about buying in Lakewood Ranch
Local knowledge is the most overused phrase in this business, so here is the specific version: three things about this market that decide money, and that an agent working it from forty miles away will not raise with you.
01
Almost every village carries a district assessment
Lakewood Ranch is the opposite of the older coastal markets. Of the villages with published fee data here, only a handful carry no district assessment at all, and the rest repay infrastructure through a CDD or a Stewardship District on the tax bill. A buyer comparing a Lakewood Ranch village against an established Sarasota neighbourhood on HOA dues alone is comparing two different things, and the gap is usually four figures a year.
02
Stewardship districts are not CDDs, and the difference matters
Parts of Lakewood Ranch sit in Stewardship Districts rather than Community Development Districts. They are different legal mechanisms with different governance, and listing data routinely records one as the other. I check which applies to the specific parcel rather than the community name.
03
Bundled golf is a decision, not an amenity
In some villages the club membership is built into buying the home rather than chosen afterwards. Lakewood National is the clearest example: membership there comes bundled with the purchase. That is why one village’s annual figure can land far above a neighbouring village holding the same house. Establishing whether membership is bundled, optional or member-owned is worth thousands a year, and it is the first thing I check on any village with a course in it.
Check my work before you call
None of this is gated and none of it asks for your email. It is the research I would do for you anyway, published so you can judge it first.
Lakewood Ranch CDD & HOA fees
Every village I track, with its district assessment and flood zone
The Lakewood Ranch new-home guide
Every village profiled, with builders, pricing and amenities
Community directory
The villages themselves, one page each
True Cost Index
How Lakewood Ranch compares against every other area on carrying cost
Buying or selling in Lakewood Ranch?
Tell me the address, the community or just the question. If it is a specific property I will pull the district assessment, the flood designation and the association's own documents before we talk, so the first conversation is about the numbers rather than about me.
Or call or text (941) 350-0224.
Prefer to keep reading first? The Lakewood Ranch new-home guide is the longest thing I have written about Lakewood Ranch, and it is free.
Common Questions
Working with a Lakewood Ranch agent
Do I need a Realtor to buy new construction in Lakewood Ranch?
You are not required to have one, but the sales agent in the model home works for the builder, not for you. A buyer’s agent reads the contract, the CDD or Stewardship schedule and the HOA budget on your behalf, negotiates on incentives and upgrades, and represents you through inspections and closing. On most new builds the builder pays the buyer agent’s fee, so it frequently costs you nothing extra, though that is a term to confirm in writing on each specific community rather than assume. The one thing that does matter: most builders require your agent to be present or registered at your first visit, so arrange representation before you tour, not after.
What does a Lakewood Ranch Realtor need to know that an out-of-area agent would not?
Which villages sit in a Community Development District and which sit in a Stewardship District, because they are different mechanisms and listing data confuses them. Which clubs bundle membership into the dues and which make it optional. Which villages straddle the Manatee and Sarasota county line, because that changes the property appraiser, the tax collector and the school district. And what the assessment actually is for a specific parcel rather than what the listing field says.
How do I find out the real monthly cost of a Lakewood Ranch home?
Three numbers, not one: the HOA dues, the district assessment on the tax bill, and the insurance. The fee table on this site publishes the first two for every village I track. For a specific address, pull the non-ad valorem section of the most recent tax bill through the county property appraiser, and ask the association for its current budget rather than relying on a listing figure. Send me an address and I will pull all of it.
The other markets I work
Each one has its own page, because the thing a buyer needs explained is genuinely different in each.