Announced off Fruitville Road, pricing not yet posted
Banyan Cove, Sarasota: 58 fee-simple D.R. Horton townhomes on three new streets, with no price posted yet
Banyan Cove is a fifty-eight lot community of attached, fee-simple townhomes on about six and a half acres in unincorporated Sarasota County, immediately east of Interstate 75 and just north of Fruitville Road. The final plat recorded in September 2026. The county assigned all fifty-eight lot addresses in October 2026, across three brand-new private streets. Two elevations of one townhome plan, from about 1,463 square feet, are published. What is not published is a price: the status reads coming soon and pricing reads call for information.
This page is the part the brochure leaves out. What the county records say about the plat, the lots and the streets. What it will cost to carry an attached home here, including the special-district question answered carefully rather than confidently. What a fee-simple townhome really means for maintenance, insurance and resale. And one address on the builder's own listing that does not match the county record. Get pricing and the incentive terms from us the moment they are released.
Where the Banyan Cove project actually stands
This community is further along in the public record than almost anything at this stage of marketing, and the record is unusually specific.
The approvals are done. A final plat for Banyan Cove recorded with the clerk in September 2026, as a subdivision plat rather than a condominium plat, across four sheets. That is the strongest document that exists for a community like this, and it is a county record rather than a builder claim. The state water management district had already issued the environmental resource permit for residential activity in mid-2025. A notice of commencement for site work was recorded in the spring of 2026, which in this county is the most reliable public signal that the dirt is moving.
The association exists. A community association for Banyan Cove was incorporated in late 2025 and is active, and its declaration of restrictions was recorded alongside the plat. It is presently under developer control, which is normal at this stage, with control passing to owners later under the terms the declaration sets. The six common-area tracts shown on the plat are what that association will maintain; they still sit in the land entity's name and no conveyance to the association appears in the record yet.
The addresses exist. All fifty-eight lot addresses were assigned by the county in October 2026 and are active, one for each recorded lot, with the postal city of Sarasota and a 34240 ZIP code. That one-to-one match with recorded lot numbers is what tells you these are real assignments rather than a bulk pre-assignment.
And here is what has not happened. No lot has been conveyed to anyone. The newest instrument of any kind in this chain is the declaration recorded alongside the plat: there is no deed out, no lot sale, and no transfer of the land to the builder, which still holds through a local land entity. There is no open sales centre and no named on-site sales contact. No listing for any of the three streets has ever appeared on any multiple listing service. In plain terms, the subdivision legally exists, every homesite has an address, and not one of them has been sold yet.
One honest gap, stated plainly: no building permit for a model or a production home could be established, because every county permit portal was unreachable during this research. That is a statement about the portals, not about the permits, and it is not evidence that vertical construction has or has not started. Ask the question directly.
The streets, the lots and the plans
Because the plat has recorded and the county has mapped it, there is real detail here that does not exist for most communities at this stage.
Three streets serve Banyan Cove, and all three are new. Pearlview Court is the entry street and carries the largest share of the homes; Cloudstone Street and Sunbrush Way carry the remainder. All three are mapped as private streets, which is a cost fact as much as a character fact: private streets are maintained by the association rather than the county, so resurfacing eventually lands in an assessment rather than a county budget.
The lots are numbered one through fifty-eight with no gaps, alongside six common-area tracts. The individual lot footprints run from roughly 1,800 to about 2,600 square feet, the classic fee-simple rowhouse envelope: the home occupies most of the lot, with a small private area at the back and a driveway at the front. Fifty-eight homes on about six and a half acres is roughly nine homes to the acre. That is townhome density, and it is worth being honest about what it feels like. You will be close to your neighbours, you will share walls, and the outdoor space is a patio rather than a yard.
On plans, two elevations of a single townhome plan are published, named Pearson A and Pearson B, both from about 1,463 square feet. One plan in two elevations across fifty-eight homes tells you this is a focused, repeatable rowhouse community rather than a mixed subdivision with a wide plan range. Interior and end-unit assignments and which homesites back onto which tract are not published, and those are the questions to put in writing before you choose a homesite. End units are worth asking about specifically: normally one shared wall instead of two, more window line, and usually a premium.
How to buy Banyan Cove without leaving money on the table
The person at the builder's sales desk works for the builder. You can have a Florida agent on your side instead, touring with you, reading the contract line by line, and pushing for every incentive, upgrade and closing-cost credit the builder will give. It costs you nothing, because on new construction the builder already budgets your agent's fee whether you bring one or not. The one catch is timing. You usually need your own agent from the very first visit, or the builder will not recognise them and you lose it.
That matters more than usual here, for a specific reason. Pricing has not been posted and there is no sales centre open, which means the first buyers at Banyan Cove will be negotiating against a brand-new price sheet in a fifty-eight home community where the builder has every reason to move the first homes quickly. Incentives in that window are usually structured rather than advertised: rate buy-downs, closing-cost credits tied to the builder's own lender, a design allowance, or a premium waived on a homesite nobody has picked. Knowing which of those are genuinely on the table, and which lots the builder most wants gone, is the difference between paying the list price and getting a real deal. Get pricing & incentives and we will have someone in your corner before the sales centre opens.
What it will cost to own here
No base price has been posted, so the genuinely useful thing to discuss is carrying cost, and this is where buyers of new Florida construction most often get hurt.
Start with the special-district question, because it is the one that moves a Florida payment the most and the one most often answered carelessly. As of October 2026 no community development district appears on the county's levying list for this community, and because the lots were only created recently the first certified roll has not yet issued. Both halves of that sentence matter. The first half comes from the county's own enumeration of non-ad-valorem special assessment districts, and no district on it bears a name tied to this community or this corridor; that is the correct instrument to check, because a district assessment is not ad-valorem and so can never be detected from a property tax code. The second half is the limit on how far the first half goes: these fifty-eight parcels were cut in October 2026 and carry no assessed value, no improvement value and no tax history at all yet, so no certified non-ad-valorem roll has issued for them. What that adds up to is an absence today rather than a promise about your first tax year. Ask for a written first-year assessment estimate before you sign, and do not accept a verbal no.
There will be a homeowners association assessment regardless, and no budget for it has been published. On a community of private streets, ponds and six common tracts with attached buildings, that assessment is not a rounding error, and it is the number most worth chasing down early.
On property tax, Sarasota County's total millage varies by taxing district and the current table is published by the county each year. No rate is quoted here because none for these brand-new parcels was established, and a made-up millage figure is worse than none. Budget from the published rate applied to your purchase price rather than from any first bill you are shown. Florida assesses improvements as they stand at the start of the calendar year, so a home finished partway through a year carries a land-only assessment for that whole tax year and the first bill with a house in it arrives more than a year later. Buyers see that low first bill and get hurt in year two. The ordinary countywide non-ad-valorem lines to expect are the county fire district, solid waste, water and sewer, and the stormwater environmental utility: normal county services rather than a district bond.
The Florida homestead exemption is fifty-one thousand four hundred and eleven dollars, and it is set statewide by Florida law and the state constitution. It is a state figure, not a Sarasota County figure, whatever anyone tells you.
Flood needs care, and the careful answer is more useful than a confident one. The county's own flood layer returns nothing directly over this parcel. That is a known coverage gap here rather than a finding, so reading it as good news would be wrong. Querying outward from the site, and cross-checking the federal national flood mapping independently, the immediate area is predominantly mapped outside the special flood hazard area, with an adjacent pocket mapped inside it. What that means for your particular homesite is not established without a lot-specific determination. Get one in writing before your financing contingency expires, and remember a mapping status gets revised when the next map cycle lands.
On insurance, this is coastal-county Florida and windstorm cost is material. The site straddles more than one mapped design wind speed category, in the band from one hundred and forty to one hundred and sixty miles an hour, so there is no single number to quote for it. No premium figure appears on this page because no credible figure for this community exists yet. Two things work in your favour. These are brand-new builds, so they earn the best available wind-mitigation credits on a new roof and code-current straps and openings. And an attached townhome in a fee-simple structure usually needs a narrower policy than a detached house, because the association insures the common property. Where the association's master policy stops and yours has to start is set by the declaration, and the two have to be read together or you pay twice for some things and nothing for others. Get two real quotes, with the declaration in hand.
One last line that belongs in a first-year budget and rarely makes it there: the gap between what a builder calls a finished home and what a household needs to move in. On a townhome that typically means window coverings throughout, a refrigerator in some configurations, any screening of the patio, and gutters where they are not standard. Ask for the written list of what the base plan excludes, price it, and put it in your closing line rather than on a credit card in month three.
What a fee-simple townhome actually means here
This is the part most buyers of attached new construction never get explained properly, and it changes how the home behaves over ten years.
Banyan Cove is fee simple, not condominium. The plat recorded as a subdivision rather than a condominium, each of the fifty-eight homes sits on its own individually numbered lot, and the governing body is a homeowners association rather than a condominium association. That is not a technicality. In a condominium you own airspace and a share of a corporation that owns the building. Here you own the lot, the home on it and the walls around it, and you share a party wall with one or two neighbours under terms the declaration spells out.
Practically, that cuts three ways. Financing is usually simpler: a fee-simple attached home is underwritten much more like a detached house, without the project-level reviews, owner-occupancy ratios and budget tests that can stall a condominium loan. Resale is usually broader for the same reason. And responsibility sits closer to you: in a fee-simple structure the roof, the windows, the exterior and the interior are typically yours rather than the association's, even though the building is attached to the next one. Many buyers assume the opposite because the homes look like condominiums from the street.
So the document that matters is the declaration, and it is recorded, which means you can read it before you commit. Who repairs and who insures the shared party wall, and what happens when one owner wants a repair and the neighbour does not. Who maintains the roof and the exterior, and if that is the association, how the reserve is funded. Who does the lawn and the irrigation. What the rules are on leasing, because a lease restriction changes what the home is worth to a future buyer. How the private streets get resurfaced and out of which account. And when developer control ends, because the assessment set while a builder still controls the board is not always the assessment that funds the community afterwards.
As for who this suits: a fifty-eight home rowhouse community at nine homes to the acre, inside an employment node rather than in the middle of other subdivisions, fits a first home, a smaller household, or a buyer who would rather have a short commute than a lawn. It fits poorly if you want a yard, a workshop or space between you and the neighbours. Both are honest descriptions of the same community.
Daily life off Fruitville Road
The location is the real argument for this community, and it is a good one. Banyan Cove sits just north of Fruitville Road immediately east of Interstate 75, which is one of the most useful road positions in Sarasota County. Fruitville Road runs west from here straight into downtown Sarasota and the bayfront. The interstate runs north toward Lakewood Ranch and Manatee County and south toward Venice. Lakewood Ranch Boulevard runs along the eastern edge of the site itself.
North and north-west, at the interstate and University Parkway, is the cluster most households in this ZIP code use at weekends: the University Town Center mall and the restaurant and retail district around it, and Nathan Benderson Park, the rowing and regatta venue, which doubles as everyday park space with a long loop around the water. Lakewood Ranch begins immediately north, which puts another layer of shopping, dining and medical offices in reach without having to buy inside it.
Just west on Fruitville Road is one of the more unusual amenities in the county: the Celery Fields, a former agricultural tract turned stormwater park and birding site, with the only real hill in this part of Sarasota County. It is the sort of place that does not appear in a brochure and that people nearby use constantly.
West and south is the reason people move to this county at all. Downtown Sarasota and the bayfront, with the arts and dining district, sit a straight run west on Fruitville Road. Beyond them are the Gulf beaches: Lido Key off the city, and Siesta Key with its quartz-sand beach to the south-west. Living this far east of the water is the tradeoff that makes a new home here possible, and the beaches remain a day trip rather than a walk.
Groceries and services run along the Fruitville Road and Bee Ridge corridors. For healthcare, Sarasota Memorial Hospital is the main acute campus to the west and Lakewood Ranch Medical Center the alternative to the north. Nothing here is walkable; this is a two-car address, three with teenagers.
Schools are a single countywide district, Sarasota County Schools, and it is consistently one of the higher-performing districts in Florida on the state's own measures. That is a genuine part of the value here. Specific school assignments are deliberately not stated on this page, because zones get redrawn, because a subdivision whose addresses only went active in October 2026 is precisely the address the boundary files lag on, and because getting a school assignment wrong is the most damaging error a page like this can make. Run the district's own assignment lookup once your address is live, and ask about permanent capacity at the assigned schools, not just the assignment.
Now the tradeoffs, without softening them. This parcel carries a planned commerce and economic development zoning designation with an employment-centre future land use, inside the county's urban service area, and it falls within the Fruitville 210 planned area, where residential was layered onto a commerce designation. The immediate neighbours reflect that: commercial pods and a park of commerce on the nearby boulevards, apartment addresses on Lakewood Ranch Boulevard, and a single-family neighbourhood to the north. The upside is being inside an employment and retail node rather than at the end of a long commute. The honest downside is that this is not a quiet residential pocket and was never designed to be one: traffic on Fruitville Road, interstate noise to be assessed on the specific homesite you pick, and undeveloped land near you designated for commerce, so the next thing built beside you is more likely to be commercial than residential. Stand on the lot at rush hour, and ask what is entitled on the parcels you can see from it.
Before you map that address
One practical warning that will save you a wasted drive. The address published on the builder's own listing for Banyan Cove uses a street name that does not exist in this ZIP code. The county's address file carries that same house number on Cloudstone Street, one of the three streets actually recorded here, and the similarly named street in the marketing copy exists only in a different ZIP code several miles away. Our read is that it is a working or superseded name that survived into the marketing. We are not repeating it here, because publishing an address that is not in the county record is how a buyer ends up standing somewhere else.
The same care applies to prices. No base price has been posted for Banyan Cove. If you have seen a dollar figure attached to this community, check what it is attached to: the builder's own listing carries a corporate incentive allowance, a broker co-operation percentage, prices belonging to other nearby communities in a cross-sell rail, and generic mortgage-calculator figures, and not one of those is a price for these townhomes. A third-party portal is not a pricing source either. When pricing is genuinely released it will come with plan-by-plan figures and a date attached, and we will pass it on with both.
How we work on a Florida community
Subdiview is operated by a real estate broker licensed in Illinois. Florida is outside that licence, so we are not your agent on a community like Banyan Cove, we do not represent you, and we perform no real estate brokerage services in this state. What happens instead is a referral: tell us what you are looking for and we will connect you with a real estate professional licensed in Florida who can represent you at this community, tour it with you and negotiate the contract on your behalf. We are compensated by that professional's brokerage, not by you. We are not affiliated with, endorsed by or sponsored by D.R. Horton, the community association or any governmental body named on this page, and nothing here is an offer of brokerage services in Florida.
Everything above is drawn from public records as they stood in late October 2026. Records change, approvals change and dates move, and anything described here as not yet established may be established tomorrow. We did not search civil court dockets for any party named or unnamed on this page, and nothing here should be read as a title search, a survey, a flood determination, a legal opinion or engineering advice.
Get your inside track on Banyan Cove
Pricing has not been posted and no sales centre is open yet, which is the best moment to have someone on your side rather than the worst. Tell us what you are after and we will come back with the plan-by-plan pricing and the incentive terms the day they exist, plus a licensed Florida agent who can represent you at the table. Get pricing & incentives
Common questions about Banyan Cove
How many homes will Banyan Cove have?
Fifty-eight. That is not an estimate. The county's lot mapping for this subdivision returns lots numbered one through fifty-eight with no gaps, plus six common-area tracts, and the county has assigned exactly fifty-eight addresses inside the plat. All fifty-eight are fee-simple townhome lots rather than detached houses.
Has pricing been released for Banyan Cove?
No. As of late October 2026 no base price has been posted for this community, the status reads coming soon, pricing reads call for information, there is no open sales centre and the only contact offered is an online sales team. Two elevations of one townhome plan, Pearson A and Pearson B, are published from about 1,463 square feet, with no price attached to either. Ask us and we will come back with the plan-by-plan pricing and the incentive terms the day they exist.
What are the street names in Banyan Cove?
Three, and all three are brand new. Pearlview Court is the entry street and carries the most addresses. Cloudstone Street and Sunbrush Way carry the rest. All three are mapped as private streets, which means the association maintains them rather than the county. If you have been searching by street name and finding nothing, those are the three to search.
The builder lists an address on Silver Pine Street. Is that right?
The street name does not match the county record. There is no Silver Pine in this ZIP code at all, and the county's address file carries that same house number on Cloudstone Street instead. The only Silver Pine in the county sits in a different ZIP code several miles away. Our read is that Silver Pine is a working or superseded street name that survived into marketing copy. Use the recorded streets when you map the site or set up an address alert.
Is there a CDD at Banyan Cove?
As of October 2026 no community development district appears on the county's levying list for this community, and because the lots were only created recently the first certified roll has not yet issued. That conclusion comes from the county's own enumeration of non-ad-valorem special assessment districts rather than from a tax code, which cannot answer the question because district assessments are not ad-valorem. It is an absence as of today, not a guarantee for your first tax year, and you should ask for the first-year assessment sheet in writing before you sign. There will in any case be a homeowners association with an assessment, and no budget for it has been published.
Are these townhomes fee simple or condominium?
Fee simple. The plat was recorded as a subdivision rather than as a condominium, each of the fifty-eight homes sits on its own individually numbered lot, and the governing body of record is a homeowners association rather than a condominium association. In practice that means you own the dirt under your home and the walls around it, you will have a deeded party wall with one or two neighbours, and the association governs the common tracts, the private streets and whatever the declaration assigns to it.
What will the association cover?
The declaration of restrictions for this community is recorded, so the answer exists, but no budget has been published and we will not guess at a dollar figure. What a Florida fee-simple townhome association typically carries is the private streets, the stormwater system and ponds, the common tracts and entry landscaping, and often lawn care and exterior items on the lots themselves. What it typically does not carry is your roof, your windows and your interior, which stay yours in a fee-simple structure even though the buildings are attached. Get the declaration and the budget and read the maintenance schedule line by line before you sign.
Is Banyan Cove in a flood zone?
The honest answer is that a lot-by-lot determination is not established, and anyone telling you otherwise about this community has not checked. The county's flood layer has no coverage directly over this parcel, which is a known data gap in this area rather than a finding. Querying outward from the site, and cross-checking the federal national flood mapping, the immediate area is predominantly mapped outside the special flood hazard area, with an adjacent pocket mapped inside it. Get a written flood determination for your specific lot before your financing contingency expires.
Which schools serve Banyan Cove?
Sarasota County Schools runs the entire county as a single district, and it is consistently one of the higher-performing districts in Florida. Specific attendance zones are not stated here on purpose: zones are redrawn, a subdivision whose addresses only went active in October 2026 is exactly the address the boundary files have not caught up with, and a school assignment is the single most damaging thing a page like this can get wrong. Run the district's own student-assignment lookup once your address is live, and ask whether the assigned schools are over permanent capacity.
Why is a townhome community on commerce-designated land?
Because of where it sits. This parcel carries a planned commerce and economic development zoning designation with an employment-centre future land use, inside the county's urban service area, and it falls within the Fruitville 210 planned area, where residential was layered onto a commerce designation. For a buyer that mostly means two things worth knowing: the surrounding fabric is commercial and employment land rather than more subdivisions, and the parcels near you are the ones most likely to be developed or redeveloped next. Nobody is entitled to the view across a commerce pod.
Other names this community appears under
If you have been hunting for this place and finding nothing, the names are why. The recorded plat name and the name the builder markets it under are the same: Banyan Cove. That is unusual and it makes this one easier than most. Two other labels circulate, Fruitville Enclave and Fruitville Enclave Rowhouses, and they are worth knowing because people search them, but neither appears in any public record we reached, so treat Banyan Cove as the real name. Searching by street will also work now that addresses are live: Pearlview Court, Cloudstone Street and Sunbrush Way.
Three things not to confuse this with. The same builder has a separate community with a similar Banyan name on Florida's east coast near Merritt Island. Two much olderSarasota County plats also carry Banyan names and have nothing to do with this project. And several unrelated Florida entities use the Banyan Cove name elsewhere. If the result you are looking at is not off Fruitville Road east of the interstate in 34240, on Pearlview, Cloudstone or Sunbrush, it is not this community.