Type "Broken Sound homes for sale" into a search bar this month and you will not land on one answer. You will land on three, and they are not the same product.
One is the country club community of 28 villages and more than 1,600 owner-occupied homes north of Yamato Road, the one with a mandatory membership, two golf courses, and a resale market going back to the late 1980s. Another is a 297-unit rental complex on Broken Sound Boulevard that has nothing to do with club membership at all. The third just broke ground. It is a 494-unit apartment project rising on the site of Office Depot's former corporate headquarters, and its marketing already leans on the Broken Sound name in a way that could easily be mistaken for the club itself.
If you are relocating and comparing neighborhoods from a distance, this is the kind of friction that does not show up on a portal's median price chart. It shows up when you tour a listing, ask about golf privileges, and find out the building you are standing in has no connection to the club whose name is on the sign out front.
The Old Course Sits in the Middle of the Confusion
The overlap is not random. Broken Sound Club operates two golf courses. The New Course sits inside the residential villages. The Old Course sits on adjacent land, outside the gated residential perimeter, and that land has hosted commercial and rental development for years. Related Group's newest project even markets a private rooftop lounge with views of what it calls "the historic Old Course at Broken Sound." The geography is real. The golf course is real. What is not automatically true is that a home near that course, or a unit that leases in a building carrying the Broken Sound name, comes with anything resembling club membership, HOA governance by the Broken Sound Master Association, or the ownership economics of the villages themselves.
Here is what each of the three actually is:
- Broken Sound Club – the gated, mandatory-membership country club community along the north side of Yamato Road at St. Andrews Boulevard, between Military Trail and Powerline/Jog Road. This is the resale market of villages like Cedar Cay, Fairway Landing, Laurel Pointe, and two dozen others.
- Broken Sound Residences – a 494-unit rental community under construction at 6600 N. Military Trail, on the former Office Depot campus. No club membership attaches to a lease here.
- The Manor at Broken Sound – a 297-unit rental complex at 5300-5400 Broken Sound Boulevard, built in the office and commercial district that surrounds the Old Course rather than inside the residential villages. Also no club membership.
The One With Twenty-Eight Villages and a Membership Requirement
Broken Sound Club is the community this site covers and the one where actual ownership, resale value, and club access intersect. According to the Broken Sound Master Association, the club comprises 28 distinct villages and more than 1,600 homes spanning attached villas to custom estates, spread across 1,000 acres that include roughly 300 acres of lakes and recreational green space. Two gated entries, on Yamato Road and Clint Moore Road, run 24-hour manned security. Membership is mandatory for anyone who purchases inside the villages, structured as a non-refundable capital contribution plus annual dues, with the club's fee schedule most recently updated effective October 1, 2025.
The price range across the community is wide by design. Listings so far in 2026 have run from roughly $375,000 for a smaller villa to just under $3.9 million for a custom estate, with the median sale price sitting closer to $820,000 while the average pushes past $1 million. That gap between median and average is not a quirk. It reflects how many attached homes and smaller villages pull the median down while a handful of large estate sales in villages like Harbour Green or Vintage Estates pull the average up. If you are comparing "Broken Sound" prices against a single number you saw on a portal, you are almost certainly looking at a blended figure that does not describe any specific village you would actually buy into.
This is the community with a $40 million clubhouse renovation completed in 2023, two championship golf courses, and a resale market that has been trading for more than three decades. It is also the only one of the three properties where a purchase requires membership approval.
The One That Broke Ground This Month
Broken Sound Residences is new enough that the dust from demolition had barely settled before the groundbreaking. Related Group, PEBB Enterprises, and BH Group broke ground in the third week of August 2026 on the residential phase of a roughly 28-acre redevelopment of Office Depot's former corporate campus, most of which had operated as company headquarters since 2008. The site sold in 2023 for $104 million, and the city approved demolition of about a third of the original 624,230-square-foot office complex in February 2025, work that has now largely wrapped.
The residential portion will occupy about 9.9 acres on the southern part of the site and include 223 "Manor" units in one-, two-, and three-bedroom layouts, 239 "Icon" units with upgraded finishes and access to a private rooftop lounge, 32 "Reserve" units described by Related Group as ultra-luxury, and 50 workforce units with rents scaled to income. Amenities span more than 23,000 square feet indoors and over half an acre outdoors, including two pool decks with cabanas and a cold plunge, a separate quieter courtyard with its own pool and resident wine lounge, a hidden speakeasy lounge, a golf simulator, and coworking space. Equinox is an announced retail tenant for the broader campus. MSA Architects designed the project and Balfour Beatty is handling construction, with completion of the residential phase targeted for sometime in 2027.
Steve Patterson, president and CEO of Related Development, framed the ambition plainly at the groundbreaking:
"Great cities don't stand still, and neither do the places that help define them."
It is a fair line for a rental community with a rooftop pool and a golf simulator. It is not a description of a country club membership, a resale home, or anything governed by the Broken Sound Master Association.
The One Already Leasing Near the Old Course
The Manor at Broken Sound predates the current project by several years, built beginning in 2020 at 5300-5400 Broken Sound Boulevard, in the office and commercial district that borders the Old Course rather than inside the gated residential villages. It offers 297 units split between a six-story main building and a set of townhome-style "Big House" units, designed by RLC Architects and owned by Related Group. Like Broken Sound Residences, it carries no relationship to club membership, the villages, or the Master Association. It simply sits close enough, geographically and in name, to be mistaken for the club by anyone searching from out of state.
Why This Matters When You're Comparing Prices
If you are researching Broken Sound as a place to buy, the fastest way to avoid the mix-up is to stop searching the umbrella name and start searching the village. Cedar Cay, Fairway Bend, Vintage Place, Nassau Bay, and the two dozen other villages inside the club each carry their own listing history, and none of them will return an apartment lease. If a listing does not sit under the Broken Sound Master Association and does not require a membership application after contract, it is not the community with the resale market, the golf access, or the amenity base this guide has been describing.
| Property | Address | What It Is | Membership |
|---|---|---|---|
| Broken Sound Club | North side of Yamato Road at St. Andrews Boulevard | 28 villages, 1,600+ owner-occupied homes and condos | Mandatory country club membership |
| Broken Sound Residences | 6600 N. Military Trail | 494-unit rental community under construction | No membership; market-rate and income-scaled leasing |
| The Manor at Broken Sound | 5300-5400 Broken Sound Boulevard | 297-unit rental community outside the residential villages | No membership; market-rate leasing |
FAQ
Does a lease at Broken Sound Residences include access to the club's golf courses? No. Broken Sound Residences is a rental community developed independently of Broken Sound Club, with its own amenity package. Golf access at the club requires a home purchase inside one of the 28 villages followed by membership approval.
Is The Manor at Broken Sound governed by the same HOA as the villages? No. The Manor sits in the commercial district bordering the Old Course and operates under its own property management, separate from the Broken Sound Master Association that governs the residential villages.
How do I confirm a listing is actually inside the club? Check whether the listing names a specific village, such as Fairway Landing or Water Oak, and whether it references mandatory membership through the Broken Sound Master Association. If neither appears, you are likely looking at one of the two rental developments rather than the club itself.
If you are trying to sort out which Broken Sound fits what you are actually looking for, whether that is a resale home inside the villages or simply an accurate read on how the club compares to what is being built nearby, Susan Demerer has spent 23 years inside this specific market and can walk you through the difference before you waste a weekend touring the wrong one. Let's Connect.
