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Lakewood Ranch Southeast

Seven tracts between University Parkway and Fruitville Road, entitled for up to 5,000 residences and planned in 2025 for 4,849. Right now exactly one of them is selling. Here is what is approved, what is announced, what is still unknown, and which numbers you are being quoted wrongly.

Maximum entitlement
Up to 5,000
A ceiling, not an inventory
Planned in the 2025 plan
4,849
Across seven tracts, revisable
Gross acres in the boundary
4,119 ac
Larger than any one rezoned subarea
Communities selling today
1
Monterey, by Toll Brothers
Get the Southeast update
Compare the three

Read this first

What the numbers actually mean

Four figures get quoted about Southeast, and three of them get quoted wrong. This is the whole confusion in one place.

5,000 is a ceiling

The entitlement allows up to 5,000 residences. It is not a statement that 5,000 homes are on sale, under construction, or even designed. Anyone describing Southeast as "a 5,000-home community being built" has read a cap as a construction schedule.

4,849 is the 2025 plan

The 2025 Stewardship District memorandum sets out 4,849 planned residences across 7 tracts, split 3,539 detached and 1,310 attached or multifamily. The 151 homes between that and the cap are theoretical capacity in the plan, not a neighborhood anyone is marketing.

The 1,088 homes approved in September 2026 are already counted

The September 23, 2026 approvals covered the final rezoning areas and were reported as allowing up to 1,088 homes within the existing cap. They sit inside the 5,000. Adding them produces 6,088, which is a number that does not exist anywhere except in bad coverage.

4,119 gross acres is the whole boundary

News stories often quote the acreage of one rezoned or buildable subarea, which is much smaller. Both figures can be accurate about different things, and comparing them is where "Southeast is bigger than they said" and "Southeast is smaller than they said" both come from.

Last checked against the source September 27, 2026, next review December 27, 2026. Planned numbers change, so treat anything here as the state of the record on that date rather than a promise.

Named communities

The three with a name, and where each one stands

One is selling. One expects to sell in early 2027. One has closed on land and opened an interest list. Those are three completely different things to a buyer, so they are labelled as three different things here.

Monterey

Selling now

Toll Brothers

Monterey is the one Southeast community you can buy in today. Toll Brothers had this land separately zoned for 400 units before opting into the Southeast entitlement, which is why its first phase predates the later rezoning news and why it still belongs in the Southeast accounting. Collections, homesites and pricing move constantly, so I confirm them against Toll's own sheet before quoting anything.

Planned homes
400
What that counts
The Tract 5 baseline in the 2025 bond table, not the whole Toll allocation in Southeast
Product
Single-family
Announced sizes
About 2,500 to nearly 5,000 square feet
Pricing
From the $900s, an estimate to confirm with the builder
HOA / CDD
Not announced
Sales
Selling now
Monterey community page →

Checked September 27, 2026, next review December 27, 2026.

Esplanade at Cammaray

Sales expected

Taylor Morrison

Taylor Morrison announced its third Esplanade community at Lakewood Ranch in December 2025: roughly 1,200 gated residences mixing single-family homes, condominiums and twin villas, with sales anticipated in early 2027. The developer described the amenity program as comparable to Azario Esplanade without the golf, which is the clearest read available on what living there will feel like.

Planned homes
1,400
What that counts
Approximately 1,200 residences inside the gates, plus approximately 200 townhomes on an adjacent parcel outside them
Product
Single-family, Condominiums, Twin villas, Townhomes, outside the gates
Pricing
Not announced
HOA / CDD
Not announced
Sales
Early 2027, as anticipated by the developer
  • Resort pool, spa and cabanas (planned)
  • Culinary center (planned)
  • Wellness and fitness center (planned)
  • Tennis, pickleball and bocce (planned)
  • Bahama Bar (planned)
  • Event lawn and trails (planned)
Esplanade at Cammaray community page →

Checked September 27, 2026, next review December 27, 2026.

EverCreek

Announced, not selling

Pulte Homes

Pulte acquired 464 acres in the Southeast tract plan and announced EverCreek in June 2026, built around the lakes and natural landscape the site already had. It is the second-largest single-builder program in Southeast, and the announced product runs wider than most Lakewood Ranch villages: a townhome and a nearly 3,900-square-foot single-family home in the same community.

Planned homes
1,000
What that counts
850 single-family homes plus 150 townhomes, across 464 acres
Product
Single-family, Townhomes
Announced sizes
1,580 to 3,820 square feet
Pricing
Not announced
HOA / CDD
Not announced
Sales
Not announced
  • Eight-acre amenity campus (planned)
  • Beach-entry resort pool with a lazy river (planned)
  • Clubhouse and fitness center (planned)
  • Pickleball courts (planned)
  • Dog park (planned)
  • Playground and event lawn (planned)
  • Nearly three miles of trails (planned)
EverCreek community page →

Checked September 27, 2026, next review December 27, 2026.

On the Monterey expansion

The 2025 bond document described a conditional Toll land purchase that could bring Monterey to roughly 902 homes in total. It is a 2025 contemplated expansion, not a final entitlement, and not a figure to add to the 400-home baseline. Boundaries need a current plat or developer confirmation.

In plain terms: 902 would be a possible total, not 902 extra homes on top of the 400-home baseline, and it is not evidence that the separate 790-home Toll tract is Monterey.

The 2025 tract plan

Tract by tract

The developer and unit count for each of the seven tracts, as the 2025 bond memorandum sets them out. This is a plan of record, not a current inventory feed, and it can be revised.

  • Tract 1

    69

    SMR and John Cannon Homes

    Planned custom homes, in the one-acre lot category of the 2025 bond plan. Community name, pricing and sales timing have not been announced.

  • Tract 2

    1,400

    Taylor Morrison

    Roughly 1,200 residences inside the gates at Esplanade at Cammaray, plus roughly 200 townhomes on an adjacent parcel outside them.

  • Tract 3

    1,000

    Pulte Home

    EverCreek: 850 single-family homes plus 150 townhomes.

  • Tract 4

    790

    Toll Southeast, product to be determined

    Allocated to Toll in the 2025 plan with no confirmed community name or product identity. This tract is not Monterey, and this site does not label it as Monterey.

  • Tract 5

    400

    Toll Southeast

    The Monterey baseline in the 2025 bond table.

  • Tract 6

    900

    Neal Communities

    Mixed detached and attached homes. The 2025 tract plan does not name the community, and no name, price, amenity list or launch date has been announced.

  • Tract 7

    290

    Neal Communities

    Unnamed in the 2025 tract plan. Marketing coverage has mentioned Neal Signature; that is a lead to verify, not a confirmed product line for this tract.

  • Total, 2025 plan

    4,849

    Against a 5,000-residence maximum. The 151-home difference is theoretical capacity in the 2025 plan, not a marketed community.

Last checked against the source September 27, 2026, next review December 27, 2026. Planned numbers change, so treat anything here as the state of the record on that date rather than a promise.

Orientation

Where Southeast sits

Southeast occupies the Sarasota County land between University Parkway and Fruitville Road, east of the established Lakewood Ranch villages and south of the Manatee County line. Waterside and the Fruitville corridor are its nearest reference points, which is why it reads as an extension of the Sarasota side of the Ranch rather than the Main Street side.

Why there is no map on this page

Tract boundaries have not been verified against a plat. A schematic that looks authoritative but places a line in roughly the right area is worse than no map at all, because a buyer will use it to decide what is behind a homesite. I am not publishing one until the geometry is confirmed from public records, and I will never put an approximate pin on a specific homesite. If you need the planning map for a particular tract, ask and I will send the county document itself.

The honest gaps

What is still unknown

Four of the seven tracts, about 2,049 planned homes, have no announced community name. Here is the full list of what nobody can tell you yet.

  • Pricing for EverCreek and Esplanade at Cammaray. Neither builder has published a figure.
  • HOA and CDD amounts for every Southeast community, including Monterey.
  • Homesite release schedules and completion dates.
  • Community names, products and launch dates for the two Neal tracts and the John Cannon tract.
  • Any community identity for the 790-home Toll tract, which is not Monterey.
  • Exact tract boundaries, pending a plat or developer confirmation.
  • School, park, fire station and commercial parcel locations, which are concepts subject to agency decisions.
  • Ordinance numbers and vote detail for the September 23, 2026 approvals, pending final minutes.

Approvals

How Southeast got here

  1. October 25, 2022

    Master development order approved

    Sarasota County approved the master development order for the Southeast area, Ordinance 2022-064.

  2. January 28, 2025

    Rezone approved

    A rezone was approved, Ordinance 2024-079.

  3. October 2025

    Stewardship District bond memorandum published

    The 2025 Limited Offering Memorandum set out the seven-tract plan: roughly 4,119 gross acres, 4,849 planned residences, a 5,000-residence maximum, and a product split of 3,539 detached and 1,310 attached or multifamily homes.

  4. December 16, 2025

    Esplanade at Cammaray announced

    Taylor Morrison announced roughly 1,200 gated residences with sales anticipated in early 2027, plus roughly 200 townhomes on an adjacent parcel outside the gates.

  5. June 10, 2026

    EverCreek announced

    Pulte announced EverCreek on 464 acres: 1,000 planned homes, 850 detached and 150 townhomes, around an eight-acre amenity campus.

  6. September 23, 2026

    Final rezoning areas approved

    Pending final record

    County approvals involved the final rezoning areas, reported as allowing up to 1,088 homes. Those homes sit inside the existing 5,000-residence cap, they are not added to it. Exact ordinance numbers and vote detail are pending publication of the final minutes.

Ordinances and vote detail come from the county record. Where the final minutes are not yet published, the entry says so rather than stating a vote that has not been documented.

Roads and public features

What is planned around the homes

All of the following are plans in the bond memorandum, subject to site and agency decisions. None of them is finished, and none should be treated as a delivery date.

Bourneside Boulevard extension

Planned

A four-lane extension from University Parkway to Fruitville Road. It is the road that makes Southeast work, and the reason the area reads as connected on a plan rather than remote.

University Parkway widening

Planned

Widening from Lorraine Road to Bourneside Boulevard.

Transportation, recreation, fire service and stormwater conditions

Planned

The bond memorandum describes land and use conditions covering transportation, recreation, fire service and stormwater. Exact locations and status for a school, park, fire station or commercial parcel are concepts subject to site and agency decisions, and need checking against current county documents before anyone relies on them.

The other side

What buying early in Southeast actually costs you

Not the fee schedule, which nobody has published. The parts that decide whether this is the right move for you at all.

You are buying into a construction zone

Southeast is phased across seven tracts and more than a decade. Early buyers get lot selection and, historically, pre-completion pricing. They also get years of trucks, dust, road work and shifting site access next door, and no control over what gets built beside them.

Traffic arrives before the road does

The Bourneside extension and the University Parkway widening are planned, not finished. Until they are, drive times out of Southeast depend on the roads that exist today, not the ones on the plan. Treat any drive time you are quoted, including mine, as a route-dependent estimate.

Taxes, HOA and CDD are the real monthly number

A Stewardship District area funds infrastructure through assessments that ride on the tax bill for decades. Add HOA dues, and in a resort community the amenity budget behind them. None of those figures have been published for the unlaunched Southeast communities, so anyone quoting you one is guessing.

Insurance and flood zone are address-level questions

Florida insurance is priced on the specific structure, elevation and flood zone, not on the community. Check both against the address rather than the brochure, and get a real quote before your inspection period ends.

School assignment follows the address

School concepts in a development plan are not assignments. Assignment is by address and can change as a district grows. Verify with Sarasota County Schools for the specific homesite.

You will be competing with the builder on resale

For as long as a community is still selling, the builder is your competition, with model homes, incentives and a warranty you cannot match. That is the honest case for buying the right lot rather than the fastest one, and for not planning on a quick flip. Nothing here should be read as a prediction that values will rise.

Work out the true monthly costTrack the unannounced tracts

Fit

Who each one may suit

Based only on the product each builder has published. No lifestyle assumptions, and no guesses about pricing that does not exist yet.

Monterey

Good fit if

A buyer who wants to be in Southeast now, at a Toll Brothers price point, and would rather choose a homesite in a community that is already underway than wait two years for a release.

The catch

Everything around it is still to be built, and the published product starts around 2,500 square feet, so it is not the value end of anything.

Full page →

Esplanade at Cammaray

Good fit if

A buyer who wants the Esplanade amenity program, is comfortable waiting for an early-2027 sales start, and is choosing between single-family, a condominium and a twin villa inside one gate.

The catch

There is no golf. If bundled golf is the point, this is the wrong Esplanade, and the roughly 200 townhomes outside the gates are a separate proposition.

Full page →

EverCreek

Good fit if

A buyer whose requirement is the amenity campus and the breadth of product, from a townhome to a nearly 3,900-square-foot home, and who is happy to sit on an interest list while the details firm up.

The catch

Nothing here is for sale, priced or scheduled. An interest list is a mailing list, and nobody can tell you today what a home will cost.

Full page →
See them side by side

How to tour

Getting represented before you register

A builder’s on-site agent works for the builder. That is not a criticism, it is their job. If you want someone whose duty runs to you when you are reading a builder contract, choosing a homesite or deciding whether an incentive is worth the upgrade it is tied to, you need your own representation, and it needs to be in place before you register at the sales office.

On new construction the builder generally pays the buyer-agent fee, and most builders require your agent to be registered on your first visit for that to apply. What you owe, if anything, is set out in the written buyer-broker agreement we sign before touring, and I will walk you through it line by line. Compensation and buyer obligations depend on that agreement and on the transaction, so I will not promise you a universal no-cost outcome, and you should be wary of anyone who does.

What I will not do is promise you exclusive early access to a release. Builders control release order. What I can do is make sure you hear about a release when it happens, know what the fees will be before you sign, and have someone reading the contract who is not paid by the person who wrote it.

Schedule a callCall or text (941) 350-0224

Get the Southeast update, not the hype

When a builder publishes real pricing, a homesite release, an HOA or CDD figure, or a name for one of the unannounced tracts, I send it with the source. No drip sequence, no countdown timers, and nothing sent just to stay in your inbox.

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Questions

Lakewood Ranch Southeast FAQ

How many homes are being built in Lakewood Ranch Southeast?

The 2025 Stewardship District plan shows 4,849 planned residences across seven tracts, inside a maximum entitlement of 5,000. Those are planned numbers, subject to revision, and the 5,000 is a ceiling rather than a count of homes on sale. Today exactly one Southeast community, Monterey by Toll Brothers, is actually selling.

Did the September 2026 approval add 1,088 more homes?

No. The September 23, 2026 approvals covered the final rezoning areas and were reported as allowing up to 1,088 homes within the existing 5,000-residence cap. Those homes sit inside the cap, they are not added to it. Ordinance numbers and vote detail are pending publication of the final minutes.

Are EverCreek and Esplanade at Cammaray inside the 5,000 homes?

Yes. EverCreek is Tract 3 at 1,000 planned homes and Esplanade at Cammaray is Tract 2 at 1,400, and both are counted in the 4,849 planned residences that sit inside the 5,000-residence maximum.

Does Esplanade at Cammaray have golf?

No. Taylor Morrison described the amenity program as comparable to Azario Esplanade without golf. There is no golf course in the announcement, so do not buy here expecting one. If bundled golf is the requirement, Azario Esplanade, Esplanade Golf and Country Club, Lakewood National and Calusa Country Club are the Lakewood Ranch communities that actually have it.

What are the HOA and CDD fees in Lakewood Ranch Southeast?

They have not been published for the unlaunched communities. Monterey is the only Southeast community selling, and its fees need confirming against the builder sheet for the specific homesite. Anyone quoting you a Southeast HOA or CDD number today is estimating, and I would rather tell you that than invent a figure.

When can I buy in EverCreek?

Pulte has an interest list open, which is not the same as a sales release. No pricing, release schedule or completion date has been announced. An open interest list is worth joining early, because lot selection is the one advantage that genuinely disappears, but nothing at EverCreek is for sale yet.

Is Neal Signature confirmed for one of the Neal tracts?

Not from a primary source. The 2025 tract plan names Neal Communities for Tracts 6 and 7 and does not name a product line. Marketing and news coverage has mentioned Neal Signature, which makes it a lead worth verifying rather than a fact worth publishing.

Where exactly is Lakewood Ranch Southeast?

In Sarasota County, between University Parkway and Fruitville Road, served by the planned Bourneside Boulevard extension. The 2025 bond memorandum describes roughly 4,119 gross acres. That gross boundary is larger than the individual rezoned subareas news coverage sometimes quotes, which is where much of the confusion about size comes from.

Sources

Every figure on this page traces to one of these. Where a document is a developer announcement rather than a county record, it is labelled as one, because intent and delivery are different things.

  1. 2025 Limited Offering Memorandum, Southeast, pp. 54 to 56Lakewood Ranch Stewardship District

    Gross acreage, the seven-tract plan with its per-tract developer and unit counts, the 4,849 planned residences, the 5,000-residence maximum, the 3,539 detached and 1,310 attached product split, and the Bourneside Boulevard extension and University Parkway widening.

    Primary document · published October 1, 2025 · read September 27, 2026

  2. Planning and Development Services staff memorandum, Second AmendmentSarasota County

    The master development order approved October 25, 2022 (Ordinance 2022-064) and the rezone approved January 28, 2025 (Ordinance 2024-079).

    Primary document · read September 27, 2026

  3. Board agenda, September 23, 2026Sarasota County Board of County Commissioners

    Final rezoning areas reported as allowing up to 1,088 homes within the existing 5,000-residence cap. Ordinance numbers and vote detail are pending publication of the final minutes.

    Agenda item, final minutes pending · published September 23, 2026 · read September 27, 2026

  4. Taylor Morrison bringing a third Esplanade resort community to Lakewood RanchLakewood Ranch and Taylor Morrison

    Esplanade at Cammaray: approximately 1,200 gated residences across single-family, condominium and twin-villa product, sales anticipated in early 2027, approximately 200 townhomes on an adjacent parcel outside the gates, the planned amenity list, and Esplanade-style amenities comparable to Azario without golf.

    Developer announcement · published December 16, 2025 · read September 27, 2026

  5. Pulte announces EverCreek, a 464-acre residential retreat in Lakewood RanchLakewood Ranch and Pulte Homes

    EverCreek: 464 acres, 1,000 planned homes (850 detached and 150 townhomes), 1,580 to 3,820 square feet, two to five bedrooms, two to 3.5 baths, one- to three-car garages, and the planned eight-acre amenity campus.

    Developer announcement · published June 10, 2026 · read September 27, 2026

  6. 2025 Limited Offering Memorandum, Southeast, pp. 53 to 54Lakewood Ranch Stewardship District

    Toll Brothers land was separately zoned for 400 units before opting into the Southeast entitlement, and a conditional land purchase was described that could bring Monterey to roughly 902 homes in total.

    Primary document · published October 1, 2025 · read September 27, 2026

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Michael Dailey, Coldwell Banker Realty REALTOR® in Lakewood Ranch, Florida
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