No junk fees. Wholesale rates. And a team with deeper roots in Lakewood Ranch than any mortgage broker you will find online. Kirk Chivas moved his entire family here in 2017, lived in this community for six years, and never really left — his wife's women's health private practice is still headquartered in Lakewood Ranch, his family is here, and Kirk was just here this past weekend. This is not a market he added to a service area list. It is where his life is.
Lakewood Ranch is America's top-selling master-planned community for good reason. But navigating the villages, the builders, the CDD fees, the HOA structures, and the financing options here requires more than a license. You need a mortgage broker who actually knows this market from the inside — and nobody knows it better than Kirk.
Get Pre-Approved — It's Free📷 Everything Is Done Virtually — No Office Visit Required
Text or call Kirk or Ken directly, upload your documents securely, and close from your kitchen table. We have been doing this virtually since before virtual was normal — and our buyers in Michigan, Florida, Arizona, and Texas close loans every day without ever setting foot in an office. Direct access to the people responsible for your loan, from wherever you are in the Sarasota-Bradenton corridor.
Kirk Chivas moved his entire family to Lakewood Ranch in 2017 — and never fully left. He lived here full time through 2023, watching the Waterside District emerge, new villages open, and this community become the #1 master-planned community in the country. But the connection goes deeper than residency dates: Kirk's wife's women's health private practice is still headquartered in Lakewood Ranch. His family is here. He was just here this past weekend and is in this market constantly.
Kirk knows Lakewood Ranch the way only someone with family here can — the villages, the CDD structures, the school boundaries by specific address, the builder reputations, the difference between Manatee County and Sarasota County sides of the community, and what the market is actually doing right now. That is knowledge no competitor who added Lakewood Ranch to a service area dropdown can replicate.
Ken Turkington co-founded the Florida operation with Kirk and helped build First Commerce Financial's presence in the Sarasota-Bradenton market from the ground up starting in 2016. Together they built a real operation in Florida — not a remote licensing exercise — and that foundation continues to serve Florida clients every day.
Lakewood Ranch, Sarasota & Bradenton — One Interconnected Market
Lakewood Ranch straddles Sarasota and Manatee Counties — most of its villages sit in Manatee County, while the Waterside District and several newer communities fall in Sarasota County. The broader market we serve extends across the entire Sarasota / Bradenton / Lakewood Ranch corridor, including Venice, Nokomis, Englewood, North Port, Parrish, Osprey, and surrounding communities.
Buyers come to this market from all over the country — retirees, remote workers, families relocating from the Northeast and Midwest, and investors. Many are purchasing new construction for the first time and are unfamiliar with how builder financing, CDD fees, and HOA structures work in a master-planned community context. That is where having an experienced mortgage broker in your corner makes a real difference.
Active Villages in Lakewood Ranch — 2025 & 2026
Lakewood Ranch is not one neighborhood — it is dozens of distinct villages, each with its own character, amenities, price point, and builder. Here is a snapshot of what is active now:
Waterside District
The newest and most active district — closest to downtown Sarasota and the Gulf beaches. Villages include Wild Blue (luxury waterfront), Shellstone, Bungalow Walk (Dream Finders), and Emerald Landing (David Weekley). Waterside Place serves as the town center.
Star Farms
One of the most family-focused communities in Lakewood Ranch. Resort-style amenities, gated entry, and strong school zoning. Popular with families relocating from out of state.
Esplanade at Azario
Taylor Morrison's resort lifestyle community with golf, spa, and full amenities. A third Esplanade community — Esplanade at Cammaray — is planned for 2027, reflecting continued demand for this lifestyle.
Monterey at Lakewood Ranch
Toll Brothers luxury enclave with coastal-inspired architecture. Gated, upscale, priced in the luxury segment. Strong demand from move-up and luxury buyers.
Del Webb Catalina & Cresswind
The 55+ active adult options in Lakewood Ranch. Purpose-built for the retirement lifestyle — pickleball, social clubs, and lock-and-leave living. Del Webb Catalina launched in 2025.
Lorraine Lakes, Mallory Park & More
Strong family communities with amenities, good school zoning, and established neighborhood feel. Consistently popular with families relocating to the Sarasota market.
CDD Fees — What Every Lakewood Ranch Buyer Must Understand
Community Development District (CDD) fees are a feature of most master-planned communities in Florida, including Lakewood Ranch. They fund the infrastructure and amenities of the community — roads, parks, utilities, and common areas — and are paid in addition to your mortgage, property taxes, and HOA fees.
CDD fees vary significantly by village and are not always clearly presented in builder marketing materials. Kirk lived in Lakewood Ranch for six years and paid these fees himself. We walk every Lakewood Ranch buyer through the full carrying cost picture — mortgage payment, property taxes, HOA fees, and CDD fees — before you sign a purchase agreement. Understanding the true monthly cost is essential, and it is something many buyers discover too late.
Builder Preferred Lenders — Know Your Options
Every major builder in Lakewood Ranch — Pulte, Toll Brothers, Neal Communities, Taylor Morrison, Lennar, and others — has a preferred or in-house lender. They offer incentives to use them: closing cost credits, rate buydowns, or upgraded finishes. You have the right to use any lender you choose.
Builder lender incentives are real and sometimes worth taking. But the underlying rate and fee structure may not be competitive — and a higher rate over 30 years on a $600K home costs far more than a $10,000 closing cost credit. We will give you an honest side-by-side comparison so you can make an informed decision before you commit to anything.
Why Lakewood Ranch Buyers Choose First Commerce Financial
Kirk's Family Is Still Here
Kirk did not move to Lakewood Ranch and leave. His wife's women's health private practice is still headquartered here. His family is here. He was just here this past weekend. When Kirk talks about the Lakewood Ranch market, he is talking about the community his family lives in right now — not a place he used to know. No competitor can say that.
Wholesale Rates — Not Builder Lender Markups
As an independent mortgage broker, we shop dozens of wholesale lenders to find the lowest rate available for your situation. In a market where new construction pricing ranges from $300K to over $2 million, having an independent advocate who is not tied to any builder's preferred lender matters significantly.
Zero Junk Fees
No processing fees, no administrative fees, no surprise charges at closing. What we quote is what you pay. In a market with CDD fees, HOA fees, and Florida-specific closing costs already adding to your carrying costs, we make sure you understand every dollar before you commit.
Same-Day Pre-Approvals in Most Cases
New construction in Lakewood Ranch moves fast — especially in the Waterside District and Star Farms where demand remains strong. We deliver same-day pre-approvals so you can reserve your lot and lock your build slot without delay.
Mortgage Programs for Lakewood Ranch & Sarasota / Bradenton Buyers
Conventional Loans
The most common choice for Lakewood Ranch buyers. Competitive rates for qualified buyers across all price points in Sarasota and Manatee Counties.
Jumbo Loans
Wild Blue, Monterey, The Isles, and luxury custom communities regularly exceed conventional loan limits. We compete strongly on jumbo rates in this market.
FHA Loans
For buyers entering at lower price points in communities like Star Farms, Palm Grove, and Avalon Woods. Note: some condo associations require additional FHA review — we verify before you make an offer.
VA Loans
Zero down payment loans for eligible veterans and active-duty military. The Sarasota / Bradenton area has a significant veteran community and we close VA loans here regularly.
Extended Rate Locks
New construction builds in Lakewood Ranch can take 6–12 months. We work with lenders offering extended rate lock programs so your rate is protected through the full build timeline.
Refinance
Rate-and-term or cash-out refinances for existing Sarasota, Manatee, and Lakewood Ranch homeowners. We shop wholesale lenders to find your best option.
What Lakewood Ranch & Sarasota / Bradenton Buyers Should Know
Understand CDD fees before you buy. CDD fees vary by village and can add hundreds of dollars per month to your carrying costs. They are separate from HOA fees and are not always prominently disclosed in builder marketing. We calculate your full monthly payment — mortgage, taxes, HOA, and CDD — for every Lakewood Ranch buyer we work with.
Florida property insurance is a significant cost. Homeowners insurance in Florida is substantially higher than in most other states. Wind mitigation inspections, flood zone determinations, and insurance costs all need to be factored into your total housing budget before you commit. We build insurance estimates into our pre-approval calculations.
Lakewood Ranch Southeast is expanding. A major expansion of up to 5,000 homes on 4,100 acres has been approved in Sarasota County, with builders including Pulte, Taylor Morrison, Neal Signature Homes, Neal Communities, and Toll Brothers involved. This is one of the most significant new land developments in the Sarasota market in years and will add significant inventory to an already active corridor.
School zoning matters — verify by address. Sarasota County Schools and Manatee County Schools serve different parts of Lakewood Ranch depending on which village you are in. Always verify school assignment by specific address — not just by community name — before signing a purchase agreement.
We serve the full corridor. Our Florida lending covers Sarasota, Bradenton, Venice, Nokomis, Englewood, South Venice, North Port, Osprey, Longboat Key, Siesta Key, Parrish, and all of Sarasota and Manatee Counties.
Frequently Asked Questions
Does Kirk still have ties to Lakewood Ranch?
Yes — strong ones. Kirk lived in Lakewood Ranch from 2017 to 2023, but his connection to this community didn't end there. His wife's women's health private practice is still headquartered in Lakewood Ranch. His family is here. He was just here this past weekend. Kirk is in this market constantly and knows it as well today as he did when he lived here full time. This is not a market he served remotely — it is where his family is.
What are CDD fees and how do they affect my mortgage?
CDD stands for Community Development District. CDD fees are a tax levied by a special district that funded the infrastructure of your community — roads, parks, utilities, and common areas. They are paid annually as part of your property tax bill, in addition to your mortgage, homeowners insurance, and HOA fees. CDD fees vary significantly by village in Lakewood Ranch and can range from a few hundred to several thousand dollars per year. Kirk paid these fees himself for six years. We calculate the full carrying cost — including CDD fees — for every Lakewood Ranch buyer we work with.
Do I have to use the builder's preferred lender?
No. You always have the right to choose your own lender. Builders in Lakewood Ranch offer incentives to use their preferred lender, but these incentives do not always outweigh the benefit of a lower wholesale rate over 30 years. We will give you an honest side-by-side comparison before you decide — it takes 15 minutes and could save you tens of thousands of dollars.
What is the difference between Sarasota County and Manatee County in Lakewood Ranch?
Lakewood Ranch straddles both counties. Most original villages are in Manatee County. The Waterside District and several newer communities are in Sarasota County. The counties have different property tax rates, different school systems, and slightly different closing cost structures. We will help you understand the specific details for your address before you make an offer.
What areas in Florida do you serve?
We serve the full Sarasota / Bradenton corridor — Lakewood Ranch, Sarasota, Bradenton, Venice, Nokomis, Englewood, South Venice, North Port, Osprey, Parrish, Longboat Key, Siesta Key, Anna Maria Island, and all of Sarasota and Manatee Counties. We are also active in Northeast Florida — Jacksonville, St. Johns, Ponte Vedra, and Nocatee. If you are buying or refinancing anywhere in Florida, we can help.
How quickly can you get me pre-approved?
Same day or next business day in most cases. New construction in Lakewood Ranch moves fast — especially in the Waterside District and Star Farms where lot reservations can happen quickly. Having a strong pre-approval in hand before you tour model homes puts you in a position to move when you find the right fit.
Also buying or refinancing on the Gulf Coast near Venice or Englewood?
We just built a dedicated page for Venice, Nokomis, Englewood, and South Venice — covering Wellen Park, Venice Island, Casey Key, and all of the Charlotte County corridor south of Sarasota.
Venice, Nokomis & Englewood Mortgage Broker →Looking for a Florida mortgage broker who serves the whole state?
First Commerce Financial is licensed throughout Florida. Kirk's family lives in Lakewood Ranch and he is here constantly. Wholesale rates, zero junk fees, same-day pre-approvals.
Florida Mortgage Broker — See All Markets We Serve →Ready to Buy in Lakewood Ranch or the Sarasota Area?
Talk directly with Kirk — his family lives in Lakewood Ranch, his wife's practice is here, and he was just here this weekend. Nobody knows this market better. Straight answers about what you qualify for, how CDD fees and builder incentives work, and what your mortgage will truly cost. No pressure, no obligation.
Start Your Free Pre-ApprovalOr call or text us directly at (248) 459-5511
First Commerce Financial | Licensed Florida Mortgage Broker | NMLS #137512 | Serving Lakewood Ranch, Sarasota, Bradenton, Venice, Nokomis, Englewood, North Port, Parrish, and all of Sarasota and Manatee Counties | Ken Turkington NMLS #137873 | Kirk Chivas NMLS #160828
