Every major 55+ community in the Charlotte County market at three price points: $350K, $450K, and $550K. Mortgage, taxes, HOA, CDD, and insurance combined into a single monthly number. The comparison no one else publishes.
| Community | Mortgage/mo | Tax/mo | HOA/mo | CDD/mo | Insurance/mo | Est. Total/mo |
|---|---|---|---|---|---|---|
| Rotonda WestAll Ages | $1,866 | $362 | $16 | $0 | $250 | ~$2,494 |
| Alligator Park (mfg.)55+ | $560 est. | $25 | $0 | $0 | $150 | ~$1,785 + land rent $600–$900 |
| Park Forest Englewood55+ | $1,866 | $310 est. | $225 | $0 est. | $280 | ~$2,681 |
| Tree Tops / Park Place55+ | $1,866 | $362 | $150 | $0 est. | $283 | ~$2,661 |
| Kings Gate (SF)55+ | $1,866 | $362 | $150 | $0 | $300 | ~$2,678 |
| Riverwood (SF)55+ | $1,866 | $362 | $300 | $167 | $283 | ~$2,978 |
| Tuscany Isles55+ | $1,866 | $362 | $250 | $0 est. | $283 | ~$2,761 |
| Boca RoyaleAge-Targeted | $1,866 | $275 est. | $500 | Verify | $340 | ~$2,981 |
| Community | Mortgage/mo | Tax/mo | HOA/mo | CDD/mo | Insurance/mo | Est. Total/mo |
|---|---|---|---|---|---|---|
| Rotonda WestAll Ages | $2,397 | $495 | $16 | $0 | $300 | ~$3,208 |
| Kings Gate (SF)55+ | $2,397 | $495 | $150 | $0 | $375 | ~$3,417 |
| Kings Gate (villa)55+ | $2,397 | $495 | $400 | $0 | $342 | ~$3,634 |
| Riverwood (SF)55+ | $2,397 | $495 | $300 | $167 | $342 | ~$3,701 |
| Boca Royale (Sarasota Co.)Age-Targeted | $2,397 | $338 est. | $500 | Verify | $425 | ~$3,660 |
| Heritage Landing (non-golf, Zone X)55+CDD | $2,397 | $495 | $325 | $208 | $383 | ~$3,808 |
| Heritage Landing (golf-deeded, Zone AE)55+CDD | $2,397 | $495 | $500 | $208 | $600 | ~$4,200 |
| Regency at Babcock Ranch55+ | $2,397 | $495 | $525 | Verify | $292 | ~$3,709 |
| Burnt Store Marina (waterfront)Partial 55+ | $2,397 | $495 | $825 | Verify | $875 | ~$4,592 |
| Community | Mortgage/mo | Tax/mo | HOA/mo | CDD/mo | Insurance/mo | Est. Total/mo |
|---|---|---|---|---|---|---|
| Kings Gate (large SF)55+ | $2,929 | $619 | $150 | $0 | $433 | ~$4,131 |
| Riverwood (large SF)55+ | $2,929 | $619 | $300 | $167 | $400 | ~$4,415 |
| Heritage Landing (golf-deeded, Zone X)55+CDD | $2,929 | $619 | $500 | $208 | $450 | ~$4,706 |
| Heritage Landing (golf-deeded, Zone AE)55+CDD | $2,929 | $619 | $500 | $208 | $733 | ~$4,989 |
| Regency at Babcock Ranch55+ | $2,929 | $619 | $550 | Verify | $350 | ~$4,448 |
| Boca Royale (Sarasota Co.)Age-Targeted | $2,929 | $412 est. | $500 | Verify | $500 | ~$4,341 |
| Burnt Store Marina (waterfront)Partial 55+ | $2,929 | $619 | $825 | Verify | $1,083 | ~$5,456 |
Rotonda West's financial advantage is structural. At $350K, Rotonda West's all-in monthly runs approximately $200–$500 below the nearest 55+ alternative. The $190/year HOA creates a gap that only grows as purchase price rises. The tradeoff is no legal age restriction and no resort amenity center.
The CDD adds ~$167–$208/month that doesn't show up in HOA quotes. Heritage Landing and Riverwood buyers comparing HOA fees to Kings Gate are missing the CDD line item. Add $167–$208/month before making the comparison meaningful.
Zone AE insurance adds $200–$300/month at Heritage Landing vs Zone X sections. Two Heritage Landing homes with the same purchase price and HOA can differ by $200–$300/month in insurance alone based on which side of a flood zone line they're on. This is the most underestimated cost variable in the market.
Babcock Ranch's insurance advantage is $100–$300/month vs waterfront alternatives. At $450K, Regency at Babcock Ranch estimates $292/month in insurance vs $875/month for a comparable Burnt Store Marina waterfront. That's $583/month — $6,996/year — in ongoing savings. Over 10 years: approximately $70,000.
Sarasota County's lower tax rate saves $80–$120/month vs Charlotte County at the same price. Boca Royale's Sarasota County location generates a real tax advantage — approximately $840–$1,500/year — that partially offsets its higher HOA relative to Port Charlotte alternatives.
We connect buyers with Charlotte County agents who will build the complete cost model for any specific property — your parcel's CDD amount, flood zone, current HOA schedule, and insurance quotes — before you make an offer.
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