What’s the Real Difference Between the North and South Side of Lakewood Ranch?

So… You’re Thinking About Moving to Lakewood Ranch in 2025? Let’s Talk.
Alright, let’s be real - moving to Lakewood Ranch is exciting, but if you’re making a big move (especially from out of state), you need more than just pretty photos from Google.
I live here. I work here. My team at the 941 Lifestyle Group is in and out of these neighborhoods every single day with buyers who are asking the exact same questions you are:
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“Where should I be looking?”
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“How much will it really cost to live here?”
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“What’s the difference between all these villages?”
So, grab your coffee - let’s chat like we’re sitting at Waterside Place, looking out over the lake, and I’ll tell you exactly how it works around here.
First Things First - This “North vs. South” Thing Everyone Talks About
You’re going to hear this question a lot:
“Are you looking north of 70 or south of 70?”
That’s State Road 70, and it’s more than just a road - it’s kind of the dividing line between different eras of Lakewood Ranch development.
South of 70:
This is where you’ll find villages like Summerfield, Greenbrook, Riverwalk, and Edgewater. These were some of the original Lakewood Ranch neighborhoods, built mostly between the late 1990s and early 2010s. The trees are bigger, the landscaping is more mature, and the streets have that “lived-in” neighborhood feel.
A lot of these homes have larger lots compared to the newer builds, and in some cases, a little more breathing room between neighbors. HOA fees can be lower than in the brand-new communities, but almost all of them still have a CDD fee - something a lot of buyers don’t expect. And because the homes aren’t brand-new, you’ll want to look closely at the age of the roof, AC system, and any updates that may (or may not) have been done over the years.
North of 70:
Here you’ll find villages like Central Park, Bridgewater, Mallory Park, and some of the even newer communities stretching east. Most of these homes were built after 2010, so you’ll see more modern floor plans, energy-efficient designs, and the kind of open layouts that are in high demand today.
Many of these neighborhoods were built with amenities as a core feature - pools, clubhouses, pickleball courts, walking trails - and that’s reflected in the HOA/CDD fees. You might pay more monthly, but you’re getting newer everything: homes, infrastructure, and community spaces.
The takeaway? North vs. South isn’t about “better or worse” - it’s about what fits your lifestyle and your monthly budget.
Then There’s Waterside - The Curveball
Waterside is the wild card in this whole conversation. Technically part of Lakewood Ranch, it’s located in Sarasota County - which makes it different in a few important ways.
Why it matters:
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Taxes: Sarasota County has a different property tax rate than Manatee County, which can affect your annual costs.
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Schools: You’ll be zoned for Sarasota County public schools, which matters if you have kids or want to factor in resale value later.
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Utilities: Even your cable and internet options may differ from the rest of Lakewood Ranch.
Now, the lifestyle here is what sets it apart. Waterside Place is the community’s focal point - a lakefront town center with restaurants, shops, a weekend farmers’ market, and live music. It’s one of the few spots in Lakewood Ranch where you can truly walk or bike to dining, entertainment, and community events.
If you’re the type who wants to stroll to dinner on Friday night, grab coffee on Saturday morning, and take in a concert without ever getting in your car - Waterside might be exactly what you’re looking for.
Let’s Talk Money - Beyond the List Price
Here’s where most people get tripped up: two homes listed at $750,000 can have completely different monthly costs once you add in all the extras.
HOA Fees:
Some communities charge $100/month and cover only the basics like entrance landscaping and common areas. Others charge $500+/month and include lawn care, irrigation, exterior maintenance, and full access to resort-style amenities.
CDD Fees:
These are annual fees that appear on your property tax bill. They help cover infrastructure and amenities for your community.
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Central Park’s CDD runs about $406-$953/year, depending on lot size.
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Esplanade at Azario? More like $1,300-$2,700/year.
Insurance:
Newer homes with concrete block construction and impact windows can get better rates. Older homes, especially with roofs over 15 years old, can cost significantly more to insure - and sometimes you’ll need to replace a roof before closing if you’re getting a mortgage.
Utilities & Maintenance:
Some HOAs cover lawn care and irrigation, which can save time and money. Others leave it up to you, which means budgeting for a lawn service or spending your weekends mowing.
This is why I tell every buyer - don’t just look at the asking price. You need the full monthly number before you decide.
Start With Lifestyle, Not a Floor Plan
I know it’s tempting to scroll Zillow and get excited about floor plans, kitchen finishes, and backyard size. But in Lakewood Ranch, the village you choose matters just as much as the home.
If you picture yourself starting your day with pickleball, chatting with neighbors at the dog park, and heading to happy hour at the clubhouse, you’ll want one of the active, social communities like Del Webb or Cresswind.
If you prefer a quieter setting with shady streets, bigger yards, and space for the kids or grandkids to play, you might lean toward Greenbrook, Riverwalk, or other established neighborhoods.
Want to live by the water and walk to dinner? Waterside is calling your name.
Love golf but hate the six-figure club buy-in? Check out Esplanade at Azario - golf is included in your HOA.
New Build or Resale? Let’s Break It Down
In 2025, new construction in Lakewood Ranch is still booming. Builders are offering incentives like closing cost credits or interest rate buy-downs - but here’s the thing: that gorgeous model you toured is almost always 15–20% more than the base price once you add the flooring, counters, and finishes you fell in love with.
New construction perks:
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Warranties and minimal maintenance for years.
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The chance to customize your home.
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Built to the latest codes for energy efficiency and storm protection.
Resale perks:
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Move in right away - no construction delays.
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Established landscaping and more mature neighborhoods.
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Known fee structures with no surprises.
Here’s How I Make It Easier
When we work together, I don’t just send you listings and wish you luck. I run the numbers for every home you’re considering:
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Exact HOA and CDD fees
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Property taxes by county
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Estimated insurance premiums
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Utility and maintenance costs
That way, you know exactly what your monthly commitment will be before you get too attached.
Thinking About Moving to Lakewood Ranch in 2025?
I’m Adam Miller with The 941 Lifestyle Group. I live here. I work here. I help people like you figure out exactly where they belong in Lakewood Ranch - without months of trial and error.
Beyond Homes - We Match Lifestyles
Thank you for taking the time to read our blog. We are excited you found us.
We are the 941 Lifestyle Group.
We are real estate agents in Lakewood Ranch and would love to be your go-to real estate team in the 941 area.
We service all of Manatee and Sarasota Counties.
Specializing in Lifestyle Real Estate.
From the beautiful Gulf Beaches, Downtown Sarasota, and Lakewood Ranch.
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Please reach out anytime.
941-233-9722
Adam Miller
Real Broker, LLC
*Some of our blogs were written with AI's assistance.
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