No junk fees. Wholesale rates. And a team that did not just add Lakewood Ranch to a service area list — Kirk Chivas moved his entire family here in 2017, lived in this community for six years, and has maintained deep roots in the Sarasota market ever since.
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.
Get Pre-Approved — It's FreeFirst Commerce Financial co-founder Kirk Chivas moved his whole family to Lakewood Ranch, Florida in 2017 — after he and Ken Turkington built a townhome there in 2016 to establish a genuine presence in one of Florida's most dynamic real estate markets. Kirk lived in Lakewood Ranch full time until 2023, when he returned to Michigan. His daughter attended the University of Central Florida and is now in PA school at Nova Southeastern University in Jacksonville. Kirk maintains an apartment in Jacksonville and visits Florida regularly — this is not a market he walked away from.
Kirk Chivas moved his entire family to Lakewood Ranch in 2017. He lived there for six years — through the explosive growth of the Waterside District, the expansion of Lakewood Ranch into Sarasota County, and the transformation of this community into the #1 master-planned community in the country. He watched builders come in, villages open, and the market evolve in real time from the perspective of a full-time resident and active mortgage professional.
Kirk's daughter attended the University of Central Florida for her undergraduate degree and is now enrolled in PA school at Nova Southeastern University in Jacksonville — keeping Kirk actively connected to Florida through regular visits and an apartment in Jacksonville. His ties to the Sunshine State remain very much alive.
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 still serves our Florida clients today.
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, 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 dealt with this directly. 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.
Why Lakewood Ranch Buyers Choose First Commerce Financial
Kirk Actually Lived Here — With His Family
Kirk did not open a satellite office in Lakewood Ranch. He moved his whole family here in 2017 and lived in this community for six years. He knows the villages, the CDD structures, the school boundaries, the builder reputations, and the market dynamics from the perspective of a full-time resident. That is knowledge no competitor who added Lakewood Ranch to a service area dropdown can replicate.
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 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, we make sure you understand every dollar before you commit.
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.
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 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.
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. Home sales are anticipated to begin in late 2025 or early 2026, adding significant inventory to an already active market.
School zoning matters. 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, North Port, Osprey, Nokomis, Longboat Key, Siesta Key, Parrish, and all of Sarasota and Manatee Counties.
Frequently Asked Questions
Did Kirk actually live in Lakewood Ranch?
Yes. Kirk Chivas moved his entire family to Lakewood Ranch in 2017 and lived there full time until 2023 — six years as a resident and active mortgage professional in this community. His daughter attended the University of Central Florida and is now in PA school at Nova Southeastern University in Jacksonville. Kirk maintains an apartment in Jacksonville and visits Florida regularly. This is not a market he served remotely — it is one he lived in, raised his family in, and built relationships in for years.
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. 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 rate from an independent broker. We will give you an honest comparison before you decide.
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, North Port, Osprey, Nokomis, Parrish, Longboat Key, Siesta Key, Anna Maria Island, and all of Sarasota and Manatee Counties. We are also active in Northeast Florida / Jacksonville. If you are buying or refinancing anywhere in Florida, we can help.
Ready to Buy in Lakewood Ranch or the Sarasota Area?
Talk directly with Kirk or Ken — Kirk moved his whole family here and lived in Lakewood Ranch for six years. 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 us directly at (248) 459-5511
First Commerce Financial | Licensed Florida Mortgage Broker | NMLS #137512 | Serving Lakewood Ranch, Sarasota, Bradenton, Venice, North Port, and all of Sarasota and Manatee Counties
