Monterey at Lakewood Ranch: Village Profile, Homes, Fees and Amenities

Where is Monterey at Lakewood Ranch?

Monterey is in the Sarasota County part of Lakewood Ranch, Florida (Manatee and Sarasota counties), on a strip of land along Fruitville Road east of its intersection with Lorraine Road. Toll Brothers’ sales center is at 2637 Waterfront Circle, Lakewood Ranch, ZIP 34240. Because Monterey is south of University Parkway, the county line through Lakewood Ranch, homes fall under Sarasota County for property taxes, schools and county services.

The village is part of the developer’s newer Lakewood Ranch Southeast area. When it launched in 2024, Your Observer reported that it would have direct access to Fruitville Road and to the planned extension of Bourneside Road. Fruitville Road is the main route west to Interstate 75 and downtown Sarasota. Toll markets the village as a short drive from Waterside Place, east of downtown Sarasota and Siesta Key; Windward, its neighbor at the Lorraine and Fruitville corner, is about 3.5 miles east of I-75, and Monterey is a little farther east.

For drive times, airports and the I-75 interchanges, see our guide to where Lakewood Ranch is and how the commutes work.

What is Monterey like?

Monterey is a gated, all-single-family village by Toll Brothers, built around ponds and lakes, with larger homes and higher prices than most Lakewood Ranch villages selling in 2026. Toll announced the village in February 2024 with a first phase of 113 homes in two collections, and sales began that spring. The developer’s village page now lists 900 homes for Monterey as a whole. In April 2026 Toll released new homesites, and in May 2026 it announced a third, larger collection called Egret.

Because it is still early in construction, Monterey feels like a building site in places, and the amenity center is not open yet. Buyers today are choosing the location, the builder and the plans more than an established neighborhood.

What homes are in Monterey?

Toll Brothers sells single- and two-story single-family homes in three collections, from about 2,517 to 5,800 square feet with 3 to 6 bedrooms and 3- to 4-car garages.

Collection	Home sizes	From price (Toll, Oct 2026)	Notes
Ardenna	2,517 to 3,958+ sq ft	$738,995	Entry collection; first phase
Shearwater	3,291 to 5,403+ sq ft	$957,995	Larger plans; first phase
Egret	4,320 to 5,779+ sq ft	About $1.3M to $1.9M (see below)	90-foot homesites; announced May 2026

Source: Toll Brothers’ Monterey pages and 2026 announcements. Prices are builder “from” prices and change often.

Toll’s own pages did not agree on Egret pricing in fall 2026. The May 2026 announcement said “from $1.4 million,” the collection page listed models from $1,299,995 to $1,614,995, and the community page showed Egret pricing “anticipated from the $1,900,000s.” Ask the sales team for the current price sheet in writing. Plan names in 2026 include Rossi, Selby, Ballast, Caladesi, Breeze, Centennial, Stoneybrook, Dexter, Cabris, Corvella and Varen, and Toll’s design studio handles finishes and options, which can add substantially to the base price.

Toll showed several quick move-in homes with completion dates in early 2027. There is very little resale history yet, so ask an agent to compare with recent sales of similar new homes at Waterside and Windward. Our quarterly Lakewood Ranch housing market report tracks the 34240 ZIP code.

What does Monterey cost each month beyond the mortgage?

Plan for HOA dues of $352 to $373 a month, Sarasota County property tax, a Stewardship District assessment and insurance, and check each for the exact lot.

• HOA dues are published at $352 to $373 a month with maintenance included, according to the developer. Ask for the HOA budget to see whether that covers lawn care, irrigation, the gate and the future amenity center, and whether dues are expected to rise once the clubhouse opens.
• Property tax is set by Sarasota County. Look up a parcel on the Sarasota County Property Appraiser site. On a new home, the first bill may reflect land only, so budget for the second year’s higher bill.
• District assessments. Monterey is part of the Lakewood Ranch Stewardship District, a special district that finances infrastructure and collects assessments on the tax bill. In September 2025 the district closed $149.69 million in Series 2025 bonds for its Lakewood Ranch Southeast project, covering roads, stormwater and utilities; how that debt is spread to individual lots is set in the district’s assessment schedules. Ask Toll for the written disclosure for your homesite. Our guide to CDD fees in Lakewood Ranch explains how to read the bill.
• Insurance depends on the roof, construction and flood zone. Lots on ponds and lakes should come with an elevation certificate. See our hurricanes, flooding and insurance guide.

For a full annual estimate, including pool service, lawn care and AC maintenance on a larger home, see our true cost of owning a home in Lakewood Ranch.

What amenities will Monterey have?

Toll Brothers plans a private amenity center with a clubhouse, fitness center, resort-style pool, courts and trails, and in 2026 it said the amenities would open in fall 2027. In 2024 Your Observer reported that amenity construction would begin in fall 2025, so the timeline has already moved once. Treat the opening date as an estimate.

Amenity	Planned features (Toll Brothers)
Clubhouse	Social lounge, fitness center, yoga room, golf simulator
Pool	Resort-style pool with cabanas
Courts	Tennis, pickleball and basketball
Outdoors	Event lawn, amphitheater, pier, fire pit, playground, dog park, walking trails

Until the clubhouse opens, residents rely on Lakewood Ranch’s shared parks and trails and the restaurants and events at Waterside Place to the north. See our guide to parks, trails and nature preserves and our Main Street and Waterside Place guide.

Which schools serve Monterey?

Monterey is in the Sarasota County Schools district, and zoned schools depend on the exact address. Toll Brothers does not name specific zoned schools for Monterey, so confirm the elementary, middle and high school with the district before you sign. Boundaries on the eastern edge of Sarasota County shift as new schools open.

One new option nearby: by late July 2026, construction had finished on Sarasota Classical Preparatory Academy, a tuition-free K-8 charter school for about 900 students at 8743 Fruitville Road, alongside a preschool for about 205 children. Charter schools use their own enrollment process rather than zoning. Our Lakewood Ranch schools guide explains zoning across the two counties and lists charter and private options.

Who is Monterey best for?

Monterey suits buyers who want a large new single-family home from a luxury production builder in a gated Sarasota County village, at roughly $740,000 to well over $1 million.

If you want…	Monterey is…
A big family home, 4 to 6 bedrooms, 3-car garage	A strong fit
A Sarasota County address near Fruitville Road	A strong fit
A finished amenity center now	A weaker fit until fall 2027
A home under $700,000	Not a fit; compare Windward nearby
Walkable dining	A weaker fit; compare Waterside
A 55+ community	Not a fit; see the 55+ communities guide

To compare every village side by side, see every Lakewood Ranch village compared.

What should I check before buying in Monterey?

Check six things for any Monterey home: the price sheet, the HOA budget, the district assessment, the flood zone, the warranty and the amenity timeline.

1. Get the current price sheet and lot premiums in writing, since Toll’s published Egret prices did not match in 2026.
2. Ask for the HOA budget, what “maintenance included” covers and whether dues will change when the amenity center opens.
3. Ask Toll for the Stewardship District assessment disclosure for the specific homesite.
4. Check the FEMA flood zone and ask for an elevation certificate, especially on pond and lake lots.
5. Read Toll’s warranty and schedule independent inspections during construction and before closing. Our guide to buying new construction vs resale explains why.
6. Confirm the zoned schools with Sarasota County Schools and ask what is planned on nearby land in Lakewood Ranch Southeast.

Not ready to commit? See renting in Lakewood Ranch before you buy. When you are ready, our real estate hub explains how to choose an agent who can represent you with a builder.