Introduction

If you’ve been paying attention to the Florida new construction market lately, you may have noticed a big shift—some of the biggest price drops, deepest discounts, and most negotiable deals we’ve seen in years. In this post, I’m walking through seven specific communities that stand out in mid-2025 based on what’s happening right now. These are places where I’ve had real success helping clients navigate meaningful deals recently—and they represent real opportunities you can still act on.

Let’s break down where they are, who’s building them, and what kind of discounts and incentives are in play.

1. Sweetwater (Lakewood Ranch, FL) – Built by M/I Homes

Sweetwater is part of northeast Lakewood Ranch, which is essentially its own city at this point with over 50 communities across several major corridors. When Sweetwater came online, it filled a much-needed gap between high-end options like Esplanade Azario and more spec-focused neighborhoods built by Lennar or DR Horton.

At the time, it was one of the only communities offering normal semi-custom builds in a family-friendly layout. Now nearing sell-out, about 45–50 single-family homes remain. Here’s why it’s worth a look:

• Quick move-in homes: $100,000+ discounts are now common. Think $515K homes selling in the low $400Ks—or even $480K dropped to high $300Ks.
• To-be-built flexibility: $100K in flex cash on final lots. Apply toward upgrades, closing costs, or principal reduction.
• Bonus incentives: $10K more in closing costs if you use M/I Financial, plus sub-market interest rates for 3–4 years.

If you’re not overly romantic about any one community and want something flexible, buildable, and heavily discounted, Sweetwater is worth a look.

2. Sunstone (Wellen Park, FL) – Built by Mattamy Homes

Wellen Park has quickly become Lakewood Ranch’s boutique coastal counterpart. Located in South Venice, Wellen gives you access to four beaches within 20 minutes and offers walkability, a new downtown, and stylish master planning.

Sunstone, by Mattamy, is a hidden gem in the Playmore District. It’s often overlooked, but it checks a ton of boxes:

• Up to $100K off to-be-built homes
• 50% off design upgrades (counters, floors, backsplash, etc.)
• 6% toward closing costs on quick move-ins
• Free golf cart promos on select homes
• New phase just launched: 206 home sites, most still available

A great pick for buyers considering Venice or Wellen Park who want a mix of affordability and style without sacrificing location.

3. Taylor Morrison Incentives – Across Sarasota’s Key Communities

Taylor Morrison is one of the few builders offering across-the-board flexibility right now. Whether you’re looking at golf communities or central Sarasota family housing, here are the highlights:

Esplanade at Azario (Lakewood Ranch)

• $50K–$70K off new builds depending on size
• $15K in closing costs
• Sub-5% interest rates on select quick move-ins

Sky Ranch (Central Sarasota)

• 11 miles from Siesta Key
• Multiple sections: Cassia (family-friendly), Esplanade (55+), townhomes
• $50K in design credits, $15K closing costs
• New phases launching Q4 or 2026 with 1,300+ future lots
• Very limited inventory in Phase 1—deals possible

With more new communities launching soon (including Esplanade at Wellen Park and a new Waterlefe-adjacent one), builders are more motivated than ever to move current inventory.

4. Homes by WestBay – Premium Entry into Key Neighborhoods

Long a staple in Tampa, Homes by WestBay has recently expanded into Sarasota and Manatee counties. Their value lies in hitting the “premium but not custom” niche—ideal if you’re priced out of Toll or Lee Wetherington but want more than DR Horton or Lennar.

Now building in:

• Star Farms (Lakewood Ranch): family-oriented master plan with DR Horton + custom builders
• Everly (Venice): positioned between semi-custom and true custom
• Crosswind Ranch (Parrish): luxury family-friendly builds

Incentives:

• $50K design credits
• 1% mortgage rate buy-down
• Strategic releases coming (including 90’ lots in northern Lakewood Ranch priced around $2M)

This is a brand to watch—especially if you want something unique and well-designed without jumping into a full custom build.

5. Boca Royale (Englewood, FL) – Built by Neal Communities

Boca Royale is an old-school golf community with serious coastal charm in Englewood. It’s very close to the beach, low density, and extremely laid-back.

Neal Communities has been building in Boca Royale for years, and now they’re:

• Open to offers on quick move-in homes
• Offering flexibility on spec pricing, upgrades, and lot premiums

If you want a true coastal golf lifestyle with new construction and proximity to downtown Wellen, Boca Royale is an excellent overlooked option.

6. Beachwalk & Talon Preserve – Devosta/Pulte Coastal Lifestyle

Two of the most talked-about coastal lifestyle communities near Venice are Beachwalk (Englewood) and Talon Preserve (Nokomis/Osprey). Both offer large amenity packages, stylish homes, and excellent resale potential.

Key Comparisons:

• Talon Preserve: Slightly closer to Sarasota, a touch more central
• Beachwalk: 2.5 miles to the beach—unbeatable location

Current incentives:

• 5.25% fixed rates on select inventory
• Builders accepting reasonable offers
• Very transparent on pricing—easy to work with

A great way to compare near-beach living without sacrificing new construction quality.

7. Solstice (Wellen Park) – Built by Toll Brothers

Solstice is a Toll Brothers community in Wellen Park that once flew under the radar. Now? It’s making a comeback thanks to steep incentives and deep value.

Recent examples:

• Rose Hall: from $540K to $399K
• Dunnet: from low $600Ks to mid-$400Ks
• Balata: 2,800+ sq ft, dropped from $880K to $650K
• Flora: from $880K to $820K or less

You’re getting Toll-level quality at prices rarely seen in this area—especially if you’re shopping for a well-appointed home under $900K in a lifestyle-driven, beach-adjacent neighborhood.

Final Thoughts

Whether you're eyeing resale or new construction, the mid-2025 new construction market in Florida has shifted in your favor. Builders are negotiating, prices are dropping, and the options are growing. If you’re willing to act strategically—and don’t get too romantic about one single neighborhood—you can land serious value in today’s market.

If my team and I can help you make sense of any of these, we’d love to talk. And don’t forget to check out our monthly newsletter, and relocation guides.