Sarasota and Manatee counties are in the midst of rapid transformation, with new construction carving out fresh neighborhoods across the region and older wood frame homes being razed and replaced with bigger concrete abodes. Once sleepy streets are now bustling with development, as new homes, businesses and infrastructure rise in response to our growing population. Here’s a look at 11 local neighborhoods where change is happening fast.

Quay Sarasota

Median Sale Price: $1.58 million

Most Expensive Recent Sale: $4.6 million (401 Quay Commons, #1204)

The hugely ambitious plans for Quay Sarasota are well on their way to completion. Located on a rare piece of large waterfront that few Florida downtowns can offer, the property is also located next door to Sarasota's newest waterfront park, The Bay, and the result is a high-priced downtown waterfront condo mecca where access to nearby beaches, endless views and walkability reign.

The Lay of the Land

Quay Sarasota’s 14 acres include almost 700 residences and 175 hotel rooms, plus spaces for offices, shopping, dining and even a yacht basin. While most of us can’t afford the $1 million-plus condo price tags, the project’s waterfront park and kayak launch are open to the public, as is Sarasota’s first Ocean Prime restaurant. Also on the way is One Park, and next door, perhaps, a new premier performing arts center.

Walking Wins

Although many of the condo towers are amenity-rich and come with dedicated dog parks and gyms with treadmills, living here is all about being able to stroll to galleries, live performances, restaurants and bars in the heart of downtown Sarasota. The Bay also has pathways and footbridges.

Nature Connection

Catch sunset at The Bay on oversized Adirondack chairs or get in the water by launching your kayak nearby. Feeling homebound? The mostly 18-story towers here are the tallest in town, and views of the water, the keys and beyond are plentiful.

But What About Storms?

These high-rise buildings use reinforced concrete and structural systems designed to withstand hurricane-force winds, storm surge and heavy rain, ensuring durability and safety for residents. High-grade impact-resistant glass also minimizes storm damage.

Where to Get Together

Head to O’Leary’s at Bayfront Park for a cold beer and live music on the water, Clasico if you’re headed for a night out on Main Street or Ocean Prime if you’re not in the mood to cross any busy thoroughfares.

What She Said

“It’s the perfect blend of so much that makes our area special,” says Lisa Rooks of Douglas Elliman, who has facilitated several transactions here.

Inside Scoop

The community is rabid about its views, and residents of the nearby Ritz-Carlton Residences fought the One Park developers in court over air rights to protect theirs and won. Other residents, meanwhile, are unimpressed with the bright red aviation safety lights on the rooftop of the nearby luxury apartment complex Cordelia. At 12 stories high, the lights can easily be seen by those who live higher up in neighboring buildings.

Palmer Ranch

Median Sale Price: $510,000

Most Expensive Recent Sale: $2.9 million (388 bunker hill, osprey)

Palmer Ranch experienced a building boom in the 1990s and hasn’t slowed down since. The neighborhood is marked by exclusive gated communities like Prestancia, Stoneybrook and Turtle Rock, as well as apartment complexes like Sage, Reserve and Saratoga Place. While most of these apartments skew toward luxury, a few are still affordable havens for Sarasota’s working class. And although much of the community was planned around the now-defunct Sarasota Square Mall, the area is still teeming with desirable businesses.

Open That Wallet

National chains like Ulta, Target, Total Wine & More and Lowe’s have all opened stores in the Palmer Ranch area, giving the 18,000-plus residents access to premium shopping just steps from their front door. Three large grocery stores, including Sprouts, Publix and Costco, provide access to quality groceries at a variety of price levels, catering to Palmer Ranch’s varied demographics.

On the Trail

Sarasota’s Legacy Trail, an 18.5-mile multi-use recreational trail, intersects Palmer Ranch at multiple locations. The trail has a generous parking area on McIntosh Road, making access easy for families and serious cyclists alike. Down the street, Potter Park boasts basketball courts and a playground, not to mention plenty of other amenities at the nearby Southwest Florida YMCA and Selby Aquatic Center, which has an Olympic-sized swimming pool.

What the Locals Think

Gene Waters, 67, has lived in multiple Palmer Ranch communities since the early 2000s. “Sometimes I feel like Palmer Ranch is Sarasota’s best-kept secret,” he says. “There are so many homes here and plenty of places to shop, yet we don’t see a ton of tourists.”

Waters has watched Palmer Ranch grow from a small string of subdivisions to an area bursting with new developments.

“It’s great to run into neighbors at the Palmer Ranch shops,” Waters says. “And since I’ve lived in a couple of the neighborhoods, I feel like I know everyone.”

Palmetto and Parrish

MEDIAN SALE PRICE: $409,990

MOST EXPENSIVE RECENT SALE: $7.8 million (5355 17th St. W., Palmetto)

Home to 66,000 residents and more soon, Palmetto and Parrish in central and northwest Manatee County are attracting home buyers from all over, and for good reason. With family-friendly attractions and affordable home prices, it’s a great area for growing families and is particularly popular among people who commute to work in Tampa, St. Petersburg, Sarasota and Bradenton. Parrish is known for its newer developments and spacious homes, while Palmetto boasts historic charm.

The Same, But Different

Palmetto and Parrish offer some contrasting experiences, but their proximity means it’s easy to enjoy both, wherever you live. Water lovers can access the Manatee River and Terra Ceia Bay via Palmetto, while Parrish is surrounded by the beauty of untouched Florida flora and fauna. Amid rapid development and the unveiling of new suburbs, both communities provide a sense of Old Florida, which is in short supply in other parts of our region.

What We Love

Palmetto’s main drag is just a hop and a skip over the Manatee River Bridge to Bradenton’s downtown Riverwalk, where residents stroll, skate and play. Or stay on the north side of the river and grab your morning sip at Banyan Coffee Co., which roasts its own beans. In Parrish, be sure to swing by Gamble Creek Farms’ market to stock up on organic produce, seven days a week.

Ask a Local

Lauren Fitch is a 37-year-old interior designer who moved to Parrish three
years ago from Sarasota, where she grew up. “I needed a bigger home at the time that I moved,” she says. “Parrish was more affordable for getting something larger and I found something great through a rental management company.”

Fitch has loved watching Parrish grow. “I like that everything is new here,” she says. “They’re building like crazy. There’s a lot of nature here, but I also love the new infrastructure.

“Parrish has a lot of food truck events since we don’t have quite as many restaurants,” she continues. “We like to go out to the farms like Hunsader and Dakin. We love to do any farm-y type stuff. And the parks here are so great. They each have something different.”

Waterside Place

MEDIAN SALE PRICE: $800,000

MOST EXPENSIVE RECENT SALE: $3,015,825 (548 Blue Shell Loop)

North of Fruitville Road and east of Interstate 75, Waterside Place is one of Sarasota County’s fastest-growing neighborhoods. Technically considered part of Lakewood Ranch, Waterside has set itself apart with attractive new businesses in its downtown district, thousands of new-build home sales and the relocation of the Lakewood Ranch farmers market to its downtown core.

Stretch Your Legs

Waterside Place’s biggest draw is its walkable and centralized shopping and dining. Dozens of restaurants and shops line the streets that overlook Kingfisher Lake, one of several that make this a “waterside” community, even though it’s otherwise landlocked. Restaurants Osteria 500, Agave Bandido and Forked are newer to the area, while Korê and O & A Coffee were pioneers. And don’t forget Good Liquid, a combination brewery and restaurant with a nearby distillery.

See and Be Seen

While visiting or settling in at Waterside Place, be sure to hit the Sunday farmers market, which hosts nearly 150 vendors selling everything from empanadas to guacamole and locally crafted kombucha.

Don’t Take It From Us

Daniel Dokko, owner of Korê in Waterside Place, opened his Korean steakhouse in March 2022. “I signed the lease for Korê in 2018 when there was nothing, just dirt,” he says. “I just felt like it would be a great location and I trusted the Lakewood Ranch developers and I wasn’t wrong.”

Dokko says the community’s plethora of events brings out residents and visitors alike, which is great for business. “They close the street, so it’s safe for families. There’s live music. There are food trucks and the restaurants are packed,” says Dokko, who lives nearby and sometimes takes Waterside’s water taxi from his community to the marina close to his restaurnat. “In Waterside, community is everything. It’s like paradise.”

Gillespie Park

MEDIAN SALE PRICE: $481,000

MOST EXPENSIVE RECENT SALE: $775,000 (1501 Seventh St.)

In this charismatic neighborhood just northeast of downtown Sarasota, new homes are going up on streets where some wood frame bungalows have sat for 100 years, making for a delightful clash of new and old, contemporary and vintage. Some of the neighborhood is even zoned for commercial purposes, inviting quieter businesses like an architect’s office or a jewelry shop. Impractical but charming, there’s even a pair of homes shaped like a boat and a lighthouse amid the duplexes, apartments, cottages and glossy new rectangle homes that are all the rage.

Take a Walk

Gillespie Park reverses the concept of a walkable neighborhood. Instead of shops and restaurants situated in the neighborhood’s center, here, they can be found around the edges. On the southern side, you’ll find downtown and all its hustle and bustle, while the western edge butts up against the Rosemary District.

Before it was gentrified, for years, Gillespie Park was often a place you weren’t supposed to walk in. Now people stroll all day every day, heading to the community’s 10-acre park, complete with tennis courts, a playground, a pond and ducks to feed. There’s also an exercise trail and a dog park.

Get Outdoors

Outside of Gillespie’s own namesake park, nearby options include Payne Park and, on the waterfront, The Bay and Bayfront Park, offering playgrounds, splash pads, sports courts, disc golf and more.

Where to Eat

Drop by La Primavera for authentic tacos, Maximillian’s Cafe for lunch and the darling Breakfast House for pancakes. For something more tablecloth and wine, cross over to the Rosemary District, where you’ll find more to choose from.

Meet a Local

Doug Slayton, 54, is the founder of development firm Modrn Living. A former resident of the New York City area, he chose Gillespie to build a new home—his first in Florida. He says he wants to create attainable housing in the area; he just needs to “find the land first and make the numbers work,” he says. So why did he choose Gillespie Park? “Our kids are in college, so we wanted to downsize, but still live in a single-family home as close to the city as possible and not have to drive everywhere,” he says. “This was by far the best choice.”

Golden Gate Point

MEDIAN SALE PRICE: $1,960,000

MOST EXPENSIVE RECENT SALE: $7,076,156 (a condo in The Evolution)

Golden Gate Point grew out of Cedar Point, a swampy T-shaped piece of land owned by John Ringling. After seawalls were erected so that sand could be pumped in to raise the elevation, a few businesses took shape, including a sawmill and a boathouse, and a jail was built there, too. In 1917, Ringling contracted with Owen Burns to build more seawalls on the southern side of the “T,” which doubled its width and length. Thus, Golden Gate Point was born.

That Was Then—This Is Now

Once dotted with single-story wood frame homes, duplexes and apartments, Golden Gate Point is now teeming with high-end condominiums, with more on the way. Many buildings offer private docks and breathtaking views of both the bay and downtown, making it one of the most exclusive residential areas in the city​.

Get Out There

Golden Gate Point is a walkable neighborhood, with palm-lined streets and scenic paths along the waterfront. The main drag is the Ringling Causeway, a popular walking and running bridge stretching over the bay. The area is also ideal for boating enthusiasts, since many residences have direct access to the bay, and it’s just a short distance from Marina Jack.

Eat, Drink and Be Merry

Downtown, with its plethora of bars and restaurants, is a five- to 10-minute walk away, and high-end options like Jack Dusty at The Ritz-Carlton are right across the street.

Above Ground

Condo towers here are generally elevated to roughly 15 feet above the ground, adding a layer of flood protection on top of hurricane-resistant design standards.

Activity Time

Golden Gate Point resident and realtor Joel Schemmel of Premier Sotheby’s tells us his favorite neighborhood activities: “Watching the sunsets and sunrises. Many condos have bay access, so boating and kayaking. Walking, running or biking the bridge. And yoga at Hart’s Landing or Bayfront Park.”

The Main Appeal

“Location, location, location,” says Schemmel. “It’s urban living with a neighborhood feel, boasting paver streets, benches and custom lighting. There’s no through traffic so it’s quiet, other than the construction during the day while the new projects go up. Every morning, dog walkers and coffee drinkers gather and chat. It’s a tight community that’s very friendly.”

Are Residents Called “Golden Gaters”?

“No,” says Schemmel, “but maybe we’ll start.”

Lakewood Ranch

MEDIAN SALE PRICE: $629,500

MOST EXPENSIVE RECENT SALE: $5.95 million (20819 Parkstone Terrace)

Around 30 years ago, few predicted the success of Lakewood Ranch, a massive master-planned community that rose from cow pastures in east Manatee and Sarasota counties. Skeptics wondered why anyone would choose to live so far from beaches and cultural hotspots. Today, however, it’s home to more than 72,000 residents who live on more than 33,000 acres. The community, which is home to everything from for-rent apartments to multimillion-dollar custom homes, has become a self-sustaining enclave.

By the Numbers

Of the more than 48,000 homes now available, more than 29,000 have either been sold or are available for rent, while another 5,200 are actively selling. More than 7,600 homes are set to hit the market soon, with another 6,300 in the planning stages. The median age is 53, and the average household income is $162,000. Lakewood Ranch is also home to more than 2,100 businesses that employ 18,000-plus people.

What to Do

Activities here include Ranch Nite Wednesdays, Music on Main, a performing arts series and a farmers market. The Premier Sports Campus, golf courses, Sarasota Polo Club and more than 60 clubs and groups are also headquartered here.

Where to Eat

Head to Main Street, where a mini downtown includes a spread of restaurants, shops and a movie theater. Eat at Paris Bistrot and Grove or go more casual at The Peculiar Pub for a cold pint.

The Great Outdoors

Approximately 40 percent of Lakewood Ranch’s acreage is designated for outdoor fun, including 150 miles of multi-use trails and bike lanes, dozens of parks, sports fields, pickleball and basketball courts, dog parks and playgrounds, kayak launches and even fishing lakes.

Hot Goss

It’s said that some Lakewood Ranch residents don't like the geographical designation of Bradenton or Manatee County even though a large part of it is located there.

Hear From an Insider

Marie Thompson, assistant executive director of the region’s Inter-District Authority, says that “people like that it's multigenerational, with residents from young families to retirees. They appreciate the landscaping and overall look that’s well-maintained, too. The HOA keeps standards high.” A con? “People complain about the traffic, and some people find the rules strict,” she says. “Plus, you need a car to get anywhere. But I don’t see things slowing down here anytime soon.”

Wellen Park

MEDIAN SALE PRICE: $570,000

MOST EXPENSIVE RECENT SALE: $2 million (in the Everly neighborhood)

Often compared to Lakewood Ranch, Wellen Park is the more affordable, smaller (for now) and newer master-planned community that’s nevertheless swelling fast. Located in south Sarasota County, it ranks sixth among the U.S.’s fastest-selling master-planned communities. In 2024, 573 new homes sold between Jan. 1 and June 30—a 33 percent increase over the same timeframe in 2023.
It covers 11,000 acres, including 7,000 acres of undeveloped land. At buildout, it will have 22,000 homes and more than 60,000 residents.

Hot Spot

Expected to be completed in 2026, one major project is the expansion of Downtown Wellen, which will bring an additional 44,000 square feet of mixed-use space, including retail, restaurants, professional offices and a hotel.

The Big Attraction

One main draw is the proximity to the beach, which is less than nine miles away. Plus, the downtown lifestyle offers shopping, dining and entertainment. CoolToday Park, the spring training home of the Atlanta Braves, and Downtown Wellen’s 175 lakefront acres often host public events, and concerts at Solis Hall are also a must-do.

Who’s Moving In

After Covid-19, the area saw lots of migration from New York and Chicago. There’s been growth in the 45-and-under market, too, increasing by around 10 percent over the past five years.

New, New, New

Around 1,250 new units recently came online, with 4,000 to 5,000 units added in the past four years. In addition, 1,700 apartments have been added, with 600 more expected over the next two years. Housing options include age-restricted communities and rentals for those wanting to try before they buy.

Insider’s Tip

The area is known for the “stroller brigade"—people walking around the lake with strollers often filled with dogs rather than children. “Every time I’d peek inside a stroller, I could never be sure what kind of face would peek back,” says Wellen Park president Rick Severance.

The Place to Be

The 80-acre Grand Lake is a favorite destination, offering a three-mile trek with access to restaurants, coffee, cocktails and sunset views. The Yard on the Grand Lake is home to casual spots like PopDawgs for gourmet hot dogs, Lakeside Bites for comfort food and Claw & Co. for lobster rolls. For a date night, go to the Banyan Tree, known for its seasonal fare and steaks, and head to Foxtail Coffee Co. for pastries and morning brews.

Rosemary District

MEDIAN SALE PRICE: $646,250

MOST EXPENSIVE RECENT SALE: $2.6 million (540 N. Tamiami Trail, #703)

Here stood Sarasota’s first Black neighborhood. Established in the 1890s and originally called “Black Bottom,” the community was vibrant and bustling by the 1920s, thanks to the local real estate boom. It was later renamed Overtown and then, in 1994, became the Rosemary District. In 2018, a city overlay district permitted greater density, and ushered in several new developments, replacing single-family homes with mostly mixed-use condo projects and apartment buildings. Much of the Black history inside its borders has since been scrubbed, but large murals, some commemorating local Black history leaders, along with a historic marker, attempt to sum up the story. A recently opened pocket park is named for Overtown.

In Transition

Amid its swift gentrification, the Rosemary District has retained some
of its original edge. In addition to homeless residents connected to the Salvation Army on the outskirts of the neighborhood, you’ll see anti-abortion protesters at the Planned Parenthood building. There’s also some affordable housing for seniors, teachers and nurses. But most units remain pricey.

Walk It Out

The neighborhood earns top walkability ratings. Murals, eclectic businesses and other walkers make going out on foot an event in itself. Make Blvd Cafe your gourmet breakfast destination, go casual at Food + Beer or get an ice cream at Great Heights Creamery. If your dog wants out, visit Boo’s Ice House and Dog Bar, where you can drink with your best friend. Then head to Fogartyville for an underground community experience where intimate concerts and conversations rule.

The Inside Scoop

Frank Lambert, a resident and Premier Sotheby’s realtor, likes the neighborhood’s urban convenience coupled with its natural heritage. “We have the greatest tree on the corner of Kumquat Court and Fourth Street,” he says. “It’s protected by the state of Florida, and I see it outside my windows. It’s a landmark tree, 100 years old, and we had to ensure our building permit kept us at least 40 feet away from it.” He also loves the proximity to downtown. “Twice a week, we walk to our favorite restaurants,” he says. “It’s a big-city area, but feels like a quiet neighborhood.”

Southwest Bradenton

Starting Price for New Homes in SeaFlower: $400,000s

The area along El Conquistador Parkway and 75th Street West may not look like much at the moment, but this section of Bradenton is set to explode, thanks to the arrival of SeaFlower, a sprawling residential and commercial development that will eventually occupy 1,175 acres. When finished, the community will be conveniently located near Anna Maria Island, Cortez fishing village, Sarasota Bay and IMG Academy. Real estate watchers say it has the potential to attract Anna Maria residents who are considering moving to the mainland after Hurricanes Helene and Milton, plus Lakewood Ranch residents hoping to move closer to the coast.

Flower Power

For decades, this area was a family-owned gladiolus farm, hence the name SeaFlower. But after a fungal disease killed many of the farm’s flowers in the early 2000s, owner Whiting Preston decided to develop the land. Construction plans have been in the works for nearly a decade, and are finally about to come to life. Eventually, the former farm will be home to 4,000 residential units, plus commercial space.

Lake Life

The SeaFlower property has multiple manmade lakes, including Lake Flores, named in honor of Preston’s mother and in tribute to the area’s floral history.

Game Changer

“It is going to reshape the residential character of west Manatee County,” says Richard Capps, who leads a team of realtors with Fine Properties that specializes in the area. Buyers can choose from a number of home styles from multiple builders, and Capps says the designs are geared to attract people drawn to new construction and Lakewood Ranch-style designs, a combination that has so far been difficult to find in west Bradenton.

Not Alone

SeaFlower may be the biggest development in the area, but it joins existing communities like nearby Aqua by the Bay, where starting prices range from $800,000 to $1 million. Also close by is Cirrus at Aqua, a 354-unit rental community where rents range from $1,649 a month to $3,499.

Right Around the Corner

Today, the section of Cortez Road closest to SeaFlower is lacking when it comes to dining options and other gathering places, but expect that to change quickly. As new residents pile into the area, older nearby strip malls and shopping centers will surely be renovated and turned into bustling shops and restaurants.

Out East

MEDIAN SALE PRICE: $800,000

MOST EXPENSIVE RECENT SALE: $3,012,314 (3207 Signet Court)

The term “out east” may sound like a bit of a catchall—but it actually refers to the rapidly growing area just past I-75 between Fruitville and Clark Roads. Home to the Celery Fields, the Founders Club, Big Cat Habitat and, of course, loads of new development, this area has quickly transformed from agricultural land into a destination for families, golf lovers and more. It will also soon be home to the 122,000-square-foot Sarasota County Administration Building, which is moving here from its longtime location in downtown Sarasota.

Golfer’s Delight

Love to golf? This area is home to the venerable Founders Club, a 700-acre golf community with an award-winning Robert Trent Jr.-designed course, as well as Serenoa Golf Club, Tatum Ridge Golf Links and Laurel Oak Country Club.

Animal Magnetism

Out east, you’ll find the Celery Fields, Rothenbach Park and Big Cat Habitat. The Celery Fields is a longtime favorite of birdwatchers and home to the Sarasota Audubon Society, while Rothenbach Park provides shelter to deer, alligators and more. Big Cat Habitat, meanwhile, boasts lions, tigers and plenty more.

Fuel Up

Think you know convenience stores? You haven’t been to Rogers Market. This is gas station shopping leveled up—think made-to-order sandwiches, ice cream and milkshakes, a coffee bar, a robust selection of beer and wine, tons of snacks and merch featuring the family-owned chain’s rubber duck mascot, all set in an elegant space. Need something a little heartier? Longtime local favorite Stottlemyer's Smokehouse serves up both barbecue and live music under the thatched roof of its tiki bar.

Going Up

Skye Ranch, developed by Taylor Morrison, is located south of Clark Road and three miles east of I-75. The neighborhood is already up and running, with plenty more construction to come. Homes there start in the high $400,000s. Homebuilder D.R. Horton, meanwhile, is seeking to build 170 units next to the Celery Fields, a proposal that has generated considerable community opposition.

What the Locals Think

Kari Perrin, who lives in Tatum Ridge, says she and her family love living out east because it’s quieter than other areas of town and comes with access to nature. (Full disclosure: Perrin is Sarasota Magazine’s advertising and production
coordinator.) “It’s less congested, and my mornings are peaceful, filled with the sound of birds chirping instead of car noise,” she says. “I get to experience more nature and observe a variety of wildlife in their natural habitat. The whole area is super-safe, quiet and secure. Everyone is very friendly, and my kids’ elementary school, Tatum Ridge Elementary, is great.”