The Isles at Lakewood Ranch: Village Profile, Homes, Fees and Amenities

Where is The Isles at Lakewood Ranch?

The Isles is in the Manatee County part of Lakewood Ranch, Florida (Manatee and Sarasota counties), near the eastern end of University Parkway on its north side. From Interstate 75, the developer’s directions are: take Exit 213 east on University Parkway, turn left (north) on Lorraine Road, then right on The Masters Avenue; the entrance is about 2 miles ahead on the right. Toll Brothers’ sales address is 17523 Fairwinds Drive, ZIP 34202.

University Parkway is the county line, and The Isles is just north of it, so homes are assessed by the Manatee County Property Appraiser and served by the School District of Manatee County. Because University Parkway runs straight to I-75 and on toward Sarasota, The Isles has a simpler drive west than villages off State Road 64 or State Road 70.

For drive times to downtown Sarasota, the beaches, the airport and Tampa, see our guide to Lakewood Ranch’s location and commutes.

What is The Isles and how did it start?

The Isles is a 450-home luxury village built entirely by Toll Brothers, with West Indies-inspired single-family homes. Toll Brothers announced the village in December 2017, with site work planned to start in January 2018, and started selling in November 2018. By June 2019 it had sold more than 40 homes, according to the Observer, and quick-delivery homes then ran from about $618,000 to $859,000.

The village has sold in phases since then. In 2026 Toll Brothers is still selling new homes and held a grand opening for a new model, the five-bedroom Bianca Elite, on April 25 and 26, 2026. Because it is a single-builder village, design standards, finishes and the overall streetscape are more uniform than in villages with several builders.

The Isles at a glance	Figure
County	Manatee
Builder	Toll Brothers
Homes	450 single-family
Sales began	November 2018
Home sizes	About 2,589 to 4,919 sq ft
Builder prices (Oct 2026)	From $835,995
Published HOA dues	$635 a month, maintenance included
Ages	All ages

What homes are for sale in The Isles?

Toll Brothers sells two collections in 2026: the Sanibel Collection from $835,995 and the larger Captiva Collection from $1,484,000.

Collection	Sizes (Toll Brothers)	Builder “from” price (Oct 2026)	Plans named by Toll Brothers
Sanibel	About 2,589 to 3,915+ sq ft	$835,995	Carver, Carver Elite, Kingsdale, Lori, Lori Elite, Bianca, Bianca Elite
Captiva	About 4,097+ sq ft	$1,484,000	Maxwell Elite
Quick move-in homes	Varies	$1,149,000 to $1,567,000	Ready December 2026 to June 2027

The developer’s village page lists specific homes from $835,995 to $1,279,000. These are builder prices for new construction as published in October 2026. Toll Brothers sells options through its design studio, and structural options, finishes and lot premiums can add a large amount to the base price. Quick move-in homes are already designed and priced with those choices included.

Resale homes from the earlier phases are also on the market. Our Lakewood Ranch housing market report tracks resale prices, and our guide to new construction vs resale compares the two ways to buy.

What amenities does The Isles have?

The Isles’ amenity center, The Pier House, has a resort-style pool, fitness center, fishing pier and dog park, with pickleball and tennis courts nearby. Between the developer and Toll Brothers, the listed amenities include:

• Resort-style pool and spa, with cabanas
• Fitness center, a social room and The Lounge at The Pier House
• Pickleball and tennis courts
• Half basketball court and playground
• Dog park
• Walking trails and a boardwalk (planned in 2019, per the Observer)
• A fishing pond, The Dock and a fishing pier at The Pier House
• Event lawns
• A gated entry

The amenity set is smaller than in the big multi-builder villages like Star Farms, but it is shared by only 450 homes. Residents also use the wider community’s parks and trails; see our guide to parks, trails and nature preserves.

What are the HOA and stewardship district fees?

The developer publishes HOA dues of $635 a month with maintenance included, and a Lakewood Ranch Stewardship District assessment of about $2,156 to $2,619 a year appears on the tax bill.

The HOA figure is on the higher side for Lakewood Ranch, reflecting the amenity center, gate and included maintenance. Ask the HOA exactly what maintenance covers (for example lawn care and irrigation) and whether a reserve or capital contribution is due at closing.

The Isles is financed through the Stewardship District, which budgets for two bond series for the village: The Isles Series 2019A and The Isles Phase 2 Series 2021A. The fiscal 2026 schedule lists yearly per-home amounts (debt plus maintenance, before discounts) for the 2019 bond:

Lot width (2019 bond)	Fiscal 2026 yearly assessment
60-foot lot	$2,156
79-foot lot	$2,619

The fiscal 2026 schedule does not list per-lot amounts for the 2021 bond, so homes in the second phase may pay different amounts. The only reliable figure is on the latest tax bill for the address. Our guide to CDD fees in Lakewood Ranch explains how to read it.

What does a year at The Isles cost?

Budget for the mortgage, Manatee County property tax, about $7,600 a year in HOA dues, the stewardship district assessment and insurance.

Cost	What to expect	Where to check
HOA dues	$635 a month, about $7,620 a year (published)	HOA disclosure summary and budget
Stewardship district assessment	About $2,156 to $2,619 a year (2019 bond, fiscal 2026)	Latest tax bill for the parcel
Property tax	Based on assessed value and Manatee millage	Manatee County Property Appraiser
Insurance	Depends on roof, construction year and flood zone	Quotes before you sign

On an $850,000 to $1.5 million home, property tax is likely to be one of the largest yearly costs after the mortgage. If you will live here full time, the Florida homestead exemption caps future increases in assessed value. Our cost of living breakdown shows how these pieces fit together.

Which schools serve The Isles?

The Isles is in the School District of Manatee County, and zoning depends on the exact address. Toll Brothers names the district but not specific schools, so use the district’s school locator for the home you want.

High school zoning may change soon. Manatee’s new Rangeland High School, an 85-acre campus at Rangeland Parkway and Post Boulevard, opens in August 2027 with 9th and 10th graders. Ask the district whether boundaries for your address are under review. Our Lakewood Ranch schools guide lists the local schools and their latest state grades.

Who is The Isles best for?

The Isles suits buyers who want a large, new luxury home from one national builder in a smaller gated village, with easy access to University Parkway.

It works well if you:

• Want 2,600 to 4,900 square feet and a new build without going fully custom
• Prefer a small village of 450 homes over a large multi-builder one
• Commute toward Sarasota or I-75 on University Parkway
• Want resort amenities without paying for a golf club

It is a weaker fit if you want a home under $800,000 (see Star Farms or Palm Grove), golf in the village (see Azario or Calusa Country Club), or a walkable town center (see Waterside). Our village comparison puts The Isles next to every other village.

What should I check before buying at The Isles?

Check the full price with options, the HOA budget, the bond series on the tax bill and the school zone.

1. Price with options. Ask for a written estimate of the home as you would build it, including lot premium and design studio selections, and compare it with quick move-in homes.
2. HOA documents. Get the disclosure summary, budget and rules, including what “maintenance included” covers and any closing contributions.
3. Assessment. Ask Toll Brothers which bond series covers the lot, then check the parcel on the Manatee County Property Appraiser and tax collector sites.
4. Flood zone and lot. Many homes back onto water. Check FEMA’s flood map and ask for an elevation certificate. Our hurricanes, flooding and insurance guide explains what to ask.
5. Schools. Confirm zoning with the School District of Manatee County.

A buyer’s agent can help when negotiating with a national builder. The real estate hub explains how to choose an agent who knows Lakewood Ranch’s luxury villages.