Rotonda West Oakland Hills
What it costs, what it charges, and what is for sale — Rotonda West Oakland Hills in Rotonda West, Florida.
The short version
Living in Rotonda West Oakland Hills
Oakland Hills is one of the original sections of Rotonda West's famous wheel — the master-planned circle whose pie-slice neighborhoods are named after storied golf links. Homes here run from early-1970s originals to brand-new builds, with canal-front lots threading through, and the mandatory community association costs about as little as HOAs get. Golf at the Rotonda Golf & Country Club courses is pay-to-play or membership, never baked into your dues.
Drafted from listing records and community sources; pending verification by Lasbury Tracy Realty. Spot an error? Tell us.
$289,900
Median asking
$205,000–$509,900
Current range
$16/mo
Median fees
1971–2026
Built
36%
With a pool
28%
Waterfront
24
Lots listed
On the market
Homes for sale in Rotonda West Oakland Hills
25 homes listed and 24 buildable lots.
What prices did
Has the market moved here?
Comparing the last 12 months of closed sales in Rotonda West Oakland Hills (homes) against the 12 months before that.
$257,747
Last 12 months
40
Sales in that window
$278,226
The year before
-7.4%
Change
Average closed price, not a per-home valuation — mix moves this number too. A year where Rotonda West Oakland Hills happened to close more waterfront homes reads as a rise whether or not any single house gained a dollar.
Full Rotonda West market report →Before you fall in love
Fees, rules & flood
- HOA / fees
- $16/mo median on current listings (Rotonda West Association — roughly $190/yr, billed annually) — Community-wide upkeep and deed-restriction enforcement — golf is entirely separate.
- Rules that catch people out
- Deed-restricted through the Rotonda West Association
- RWA dues apply community-wide even when a listing shows $0 — treat that as an entry gap, not a no-fee home
- The canals are scenic freshwater — this is not gulf-access boating water
- Flood story
- Canal-adjacent lots vary by zone; check each listing's reported zone.
Drafted from listing records and community sources; pending verification by Lasbury Tracy Realty. Spot an error? Tell us.
From listings
$16/mo is the median monthly fee across homes listed right now.
- Single-family homes the middle 80% report $16–$25 a month (median $16, 75 listings).
1 of the 75 listings that answer report a Community Development District (CDD) — 1%. Listings carry no CDD dollar amount.
Median total annual tax bill, as listed: $3,528 across 75 listings. That is the seller's bill — their exemptions and assessment reset after a sale, and it can include CDD assessments.
Counted over the 25 homes for sale now and the 50 most recent sales of the last 24 months, as each listing reports it.
Fees and restrictions are reported per listing and change between streets, phases and sub-associations. Confirm the ones attached to a specific address before you write an offer — we will pull them for you.
On the water
Water and flood in Rotonda West Oakland Hills
- 19 of 75 listings report the home as waterfront (25%).
- Of the 75 listings that report a FEMA flood zone, 97% are in a Special Flood Hazard Area (zones A or V), 1% in the shaded X/X500 band, and 1% in minimal-risk zone X. Zones are set parcel by parcel, so check each listing's own.
- The 7 waterfront homes for sale in Rotonda West Oakland Hills now have a median asking price of $314,900.
Counted over the 25 homes for sale now and the 50 most recent sales of the last 24 months, as each listing reports it. Water access, bridge clearances and seawalls differ street by street — confirm them for a specific address before you rely on them.
Day to day
What you get in Rotonda West Oakland Hills
- Rotonda Golf & Country Club courses nearby
- Freshwater canals through the section
- Community parks & trails
- Short drive to Boca Grande and Englewood beaches
Drafted from listing records and community sources; pending verification by Lasbury Tracy Realty. Spot an error? Tell us.
Zoned schools
Schools for Rotonda West Oakland Hills
A neighbourhood this size is not one attendance zone. These are the zones the homes currently for sale in Rotonda West Oakland Hills actually fall in, so where a share is split, the street matters.
Elementary
- Vineland Elementary
Middle
- L.A. Ainger Middle
High
- Lemon Bay High
Attendance zones change from year to year and a specific address can be an exception. Confirm any address with the school district before you buy. Boundaries for Charlotte County from Charlotte County Public Schools, last published 2024-05-06.
Questions
Rotonda West Oakland Hills questions, answered
- How many homes are for sale in Rotonda West Oakland Hills?
- 25 homes are listed for sale in Rotonda West Oakland Hills, Rotonda West right now, asking $205,000 to $509,900, at a median of $289,900.
- Is Rotonda West Oakland Hills a 55+ community?
- None of the 75 listings for homes in Rotonda West Oakland Hills (for sale now or recently sold) reports an age restriction.
- What are the HOA fees in Rotonda West Oakland Hills?
- As listed on homes for sale now and recently sold: single-family homes the middle 80% report $16–$25 a month (median $16, 75 listings). Fees differ between phases and sub-associations, so confirm the fee for a specific address.
- Is Rotonda West Oakland Hills in a CDD?
- 1 of the 75 listings for homes in Rotonda West Oakland Hills that answer the question report a Community Development District (CDD) — 1%. Listings carry no CDD dollar amount; where a CDD applies, its assessment is usually collected with the county property tax bill.
- What are property taxes in Rotonda West Oakland Hills?
- The median total annual tax bill, as listed, is $3,528 across 75 listings for homes for sale now or recently sold. That is the seller's bill: it reflects their exemptions, such as homestead, and an assessment that resets after a sale, and it can include CDD and other assessments.
- What is the minimum lease in Rotonda West Oakland Hills?
- The minimum lease most often listed is no minimum — 19 of the 24 listings for homes for sale now that state one. The association's own documents decide it for a specific home.
- Are homes in Rotonda West Oakland Hills in a flood zone?
- Of the 75 listings for homes in Rotonda West Oakland Hills that report a FEMA flood zone, 97% are in a Special Flood Hazard Area (zones A or V), where a mortgage lender requires flood insurance, and 1% in minimal-risk zone X. Zones are set parcel by parcel, so check each listing's own.
- What schools are zoned for Rotonda West Oakland Hills?
- The homes for sale in Rotonda West Oakland Hills fall in these attendance zones — elementary: Vineland Elementary; middle: L.A. Ainger Middle; high: Lemon Bay High. Zones change from year to year and a specific address can be an exception, so verify any address with the school district.
Answered from the listings themselves, as their agents entered them, and recomputed with every MLS sync.
Closed sales
Recently sold in Rotonda West Oakland Hills
The 6 most recent homes to close in Rotonda West Oakland Hills in the last 12 months, as reported to Stellar MLS.
Sold November 2026 · 3 bd · 2 ba · 1,271 sqft
Listing courtesy of TALL PINES REALTY · MLS# D6148233 · Closed
Sold by TALL PINES REALTY · Joe McCarthy
Sold October 2026 · 2 bd · 2 ba · 1,438 sqft
Listing courtesy of TALL PINES REALTY · MLS# D6148863 · Closed
Sold by FLORIDA WEST COAST REALTY, INC · Amy Borg
Sold October 2026 · 3 bd · 2 ba · 1,675 sqft
Listing courtesy of EXP REALTY LLC · MLS# D6148852 · Closed
Sold by MARINA PARK REALTY LLC · Mallory Herzog
Sold September 2026 · 2 bd · 2 ba · 1,438 sqft
Listing courtesy of STELLAR NON-MEMBER OFFICE · MLS# J1006132 · Closed
Sold by PARADISE EXCLUSIVE REAL ESTATE · Bobbi Sue Taylor
Sold September 2026 · 3 bd · 2 ba · 1,686 sqft
Listing courtesy of TALL PINES REALTY · MLS# D6148076 · Closed
Sold by TALL PINES REALTY · Melissa Bennett
Sold August 2026 · 3 bd · 3 ba · 1,878 sqft
Listing courtesy of THE SUNNYBROOK REALTY LLC · MLS# D6146900 · Closed
Sold by MEDWAY REALTY · Bill Muller
Nearby
Communities similar to Rotonda West Oakland Hills
Other Rotonda West communities whose median asking price is within 20% of Rotonda West Oakland Hills's, closest first.
- Rotonda West Pebble Beach
$343,999 median asking · 21 homes for sale
Median of the homes for sale in each community now, recomputed with every MLS sync. A median moves with the mix of homes listed, so treat it as a starting point rather than a valuation.
Where it is
Rotonda West Oakland Hills on the map
The outline is drawn from where the listings sit, not from a recorded plat — it shows roughly where Rotonda West Oakland Hills is, and should not be read as a boundary or a parcel line.