What Does It Cost to Own in The Concession?

Three recurring lines: HOA dues, Manatee County property taxes, and insurance. There is no fourth line, because The Concession carries no CDD or Stewardship District assessment. Golf, if you want it, is a separate and substantial decision.

The headline is what is missing from that table. In a market where a Lakewood Ranch Stewardship District assessment routinely adds $700 to $4,400 a year to the tax bill, and numbered CDDs in the original Country Club village add $3,000 to $6,500, The Concession adds nothing. Over a twenty-year hold that difference compounds into real money.

How Much Are HOA Dues at The Concession?

Dues are billed quarterly and the verified spread is wide: from $869.97 per quarter on a 2017 sale to $2,512 per quarter on a current listing. Budget toward the top of that range, because the older figures reflect older assessments.

That progression from roughly $3,500 to roughly $10,000 a year over eight years is the single most useful thing in this guide for a buyer underwriting a long hold. Do not budget from an old listing's dues figure.

What Do the Dues Cover?

Per the association's disclosure on a verified parcel: 24-hour guard, common area taxes, escrow reserves fund, maintenance of grounds, management, private roads, and security.

Private roads are the line item buyers underestimate. The roads inside The Concession are association-owned, not county-maintained, so resurfacing and reconstruction are an HOA reserve obligation spread across just 255 homes. In a CDD-funded community that cost sits with the district. Here it sits with you and 254 neighbors. Ask for the reserve study, not just the budget.

Golf is not included in dues.

Is Golf Membership Required at The Concession?

This is the most important open question for any buyer here, and the honest answer is that public sources contradict each other. We do not publish a definitive answer, because the only place it exists is the recorded Declaration of Covenants.

Here is the actual state of the evidence:

Our position: treat this as unresolved and verify it before you write an offer. Beyond Realty pulls the recorded Declaration from the Manatee County Clerk on any Concession property we show, because a mandatory six-figure membership obligation is not a detail you discover after closing.

What Is Known About the Club

Annual dues, food and beverage minimums, transfer fees and whether the club is equity or non-equity are not published anywhere credible. Several sites publish figures ranging from $15,000 to $30,000 in annual dues and $100,000 to $250,000 in initiation. Every one of those pages either self-identifies its numbers as estimates or contradicts the others. We are not repeating them as fact. Contact the club's membership office directly.

What Are Property Taxes at The Concession?

The Concession is in Manatee County. The 2025 final adopted millage for the East Manatee Fire Rescue district is 14.1600 mills, with unincorporated parcels outside that fire district at 13.3100. Verified 2025 bills on Concession parcels ran $26,562 and $28,810.

Read those numbers correctly. The millage here is ordinary for east Manatee County. What produces a $28,000 tax bill is assessed value on a 4,000 to 6,000 square foot home, not an unusual rate. Source: the county's own 2025 Final Adopted Millage Rates.

Be careful with third-party tax calculators, several of which publish a Manatee total near 17.29 mills. That is well above the county's adopted schedule and will overstate your bill by thousands.

Why Will My Tax Bill Jump After I Buy?

Because Florida's Save Our Homes cap resets on sale. A homesteaded owner's assessed value can rise no more than 3% a year regardless of the market. When the property transfers, that cap is removed and the home is reassessed at full market value for the following tax year.

At Concession price points the swing is large. If you are moving from another Florida homestead, portability lets you carry up to $500,000 of accumulated Save Our Homes savings to the new property within three tax years, which is worth modeling carefully here. Detail in our Florida Homestead Exemption Guide and at the Florida Department of Revenue.

What Do Homes Cost at The Concession?

Active inventory in August 2026 ran $2,700,000 to $4,000,000, averaging roughly $627 per square foot, with a median list near $3,097,500. Homes are large and days on market are long, averaging around 185.

Two structural facts drive everything about this market. First, 255 homesites across more than 1,200 acres makes it the lowest-density luxury community in the Lakewood Ranch orbit, with lots from half an acre to over an acre. Second, not a single home is built on the golf course. The 527 course acres are undeveloped. If golf frontage is what you are buying, this is not the community for it.

That low density is also why quarterly dues are high in dollar terms. A manned gatehouse, private roads and large common areas cost roughly the same to run whether 255 or 1,500 households share them.

Which Schools Serve The Concession?

Manatee County Schools: Robert E. Willis Elementary, R. Dan Nolan Middle, and Lakewood Ranch High School. These are the same assignments serving The Lake Club and Country Club East.

Some aggregator sites claim The Concession straddles the Manatee and Sarasota county line and that school zoning splits between districts. No Concession parcel, tax record or school assignment could be found in Sarasota County, and every verified listing shows Manatee schools only. Zoning is assigned parcel by parcel and shifts as new schools open, so confirm through Manatee County Schools rather than a listing portal. Our Best Schools in Lakewood Ranch and Sarasota Guide covers both districts.

How Does The Concession Compare on Total Cost?

Against its closest competitors the trade is straightforward: The Concession removes the district assessment from your tax bill and replaces it with an optional but very large club decision.

For a buyer who wants acreage, privacy and a nationally ranked course at the gate, the structure works. For a buyer who does not play golf and wants amenities bundled into dues, The Lake Club is the better cost fit. Full comparison in our Lakewood Ranch Luxury Communities Guide.

Insurance is the remaining variable. The Concession sits inland and east of I-75, which generally prices better than coastal Sarasota, but premiums track replacement cost and these are large homes. Confirm the flood designation for the parcel through the FEMA Flood Map Service Center; our Sarasota Flood Zones Guide explains what actually moves the number.

Frequently Asked Questions

Does The Concession have CDD fees?

No. Verified disclosure on three separate Concession parcels shows no CDD, and this is corroborated across multiple market sources. That makes it unusual among Lakewood Ranch area luxury communities, most of which carry either a numbered Community Development District assessment or a Lakewood Ranch Stewardship District assessment on the annual tax bill. The practical effect is that a Concession tax bill is ad-valorem only, with no non-ad-valorem district line adding several thousand dollars a year. Confirm on the specific parcel's tax bill before closing.

Is golf membership mandatory at The Concession?

Public sources contradict each other, and this should be verified before you make an offer. Listing remarks describe memberships as available rather than required, and trade press reports the club operates separately from the residential development, which suggests optional. Several real estate aggregator sites state membership is mandatory as a condition of purchase, but none cites a source and all carry other factual errors. The only authoritative answer is in the recorded Declaration of Covenants at the Manatee County Clerk, or from the club's membership office directly.

How much is the initiation fee at The Concession Golf Club?

The best-sourced current figure is $200,000, reported in regional press coverage in 2026, up from $25,000 in the club's early years, against roughly 300 full members with a waiting list. A dining-only membership has been reported around $3,000. Annual golf dues, food and beverage minimums and whether the club is equity or non-equity are not published by any credible source. Figures circulating on golf directory sites range from $100,000 to $250,000 initiation and $15,000 to $30,000 annual dues, and those pages self-identify as estimates. Contact the club.

What are property taxes at The Concession in Bradenton?

Verified 2025 tax bills on Concession parcels ran $26,562 and $28,810. The Concession is in Manatee County, where the 2025 final adopted millage is 14.1600 mills for the East Manatee Fire Rescue district and 13.3100 for unincorporated parcels outside it. The rate is ordinary for east Manatee County; the high dollar amounts come from assessed value on 4,000 to 6,000 square foot homes. Expect a significant increase in your second year, because Florida's Save Our Homes cap resets when the property changes hands.

How many homes are in The Concession and how big are the lots?

There are 255 homesites spread across more than 1,200 acres, making it the lowest-density luxury community in the Lakewood Ranch area. Lots run from about half an acre to over an acre, with verified parcels at 0.52, 0.53, 0.68, 0.78, 1.01 and 1.11 acres. Notably, no homes are built on the golf course itself, whose 527 acres remain undeveloped. Homes are grouped into enclaves including Birkdale, Nicklaus Manor and Lindrick, with the residential product generally running 3,400 to over 6,000 square feet.

Considering The Concession?

Beyond Realty pulls the recorded Declaration to settle the membership question in writing, plus the parcel's actual tax bill, the association's current dues schedule and reserve study, and a bound insurance quote on the specific address. On a purchase at this level, the covenants matter as much as the comparables.

Darren Dowling, Broker-Owner
Beyond Realty
2170 Main Street, Suite 103, Sarasota, FL 34237
(941) 204-0493

Schedule a consultation · About Darren Dowling

Figures reflect published sources current as of August 2026 and are provided for planning purposes. Association dues, millage rates, club fees and insurance premiums change. Confirm every figure against the specific parcel and the association's own documents before relying on it.

Darren Dowling is a Sarasota-based real estate broker-owner specializing in Sarasota and Lakewood Ranch residential real estate, new construction, and relocation across Sarasota County, Manatee County, Lakewood Ranch, Waterside, Palmer Ranch, Siesta Key, Bradenton and Wellen Park.