Private Golf Communities & Country Clubs

Florida has no state income tax, but property tax exposure varies based on residency status. Buyers who declare a Palm Beach County property as their primary residence qualify for a homestead exemption (reducing assessed value by up to $50,000) and protection under the Save Our Homes amendment, which caps annual assessment increases at 3% or CPI, whichever is lower. On a high-value property, that cap can represent significant savings over a decade. Seasonal buyers who do not homestead are assessed at full market value each year with no cap, which creates real exposure in a rising market. On the insurance side, wind and flood coverage in coastal Palm Beach County typically runs $15,000 to $50,000+ annually depending on the home’s age, construction type, roof condition, and proximity to the coast. Homes built after 2002 under the updated Florida Building Code generally command better rates. Older homes, particularly those with original roofs, may face limited carrier options. Carrier availability and pricing vary significantly by property, so we recommend requesting insurance quotes before you finalize any offer.

In the smaller communities, a significant share of transactions occurs through private networks before a property reaches the MLS. At The Bears Club, with approximately 68 estate lots and an average of four to six transactions per year, most ownership changes are introduced through member or broker networks. Old Marsh (approximately 60 homes) and The Loxahatchee Club follow a similar pattern. Larger communities like Mirasol, Admirals Cove, and PGA National have enough transaction volume that MLS exposure is more common, though premium properties in those communities still frequently trade privately. We track off-market activity across all 15 communities. View current listings or contact our team to discuss properties not yet on the MLS.

Lost Tree Village typically runs a one- to three-year wait. Admirals Cove and Frenchman’s Creek may have six- to eighteen-month waits depending on membership category and current turnover. Clubs with smaller memberships like Old Marsh (approximately 60 homes) can have unpredictable availability because openings depend entirely on existing members selling. The two invitation-only clubs operate on their own timelines outside any formal waitlist.

Rental policies vary significantly by club and are one of the most common due diligence gaps we see. The smaller, golf-focused communities generally restrict or prohibit leasing entirely. The Bears Club, The Loxahatchee Club, and Old Marsh either prohibit rentals outright or impose conditions that effectively prevent them. Lost Tree Village restricts leasing to a minimum term (typically one year) and requires board approval of the tenant. Larger communities tend to allow leasing with guardrails: Admirals Cove, Mirasol, and Jonathan’s Landing permit rentals subject to minimum lease terms (often 30 days to one year), HOA application for the tenant, and in some cases a cap on the number of leases per year. PGA National has the most flexible rental policies among the 15 clubs. If you plan to use the property seasonally and lease it during the off-season, confirm the specific rental rules before you go under contract.

At most equity clubs, membership does not automatically transfer to the buyer. The seller resigns their membership and receives a refund (subject to the club’s waitlist and refund queue), and the buyer applies for membership independently, paying the current initiation fee. This means a buyer could close on a property and still face a membership approval process that takes weeks or months. At some clubs, the seller’s resignation and the buyer’s admission are coordinated so there is no gap; at others, the timing is not guaranteed. Old Palm Golf Club is an exception: membership is tied to the property and transfers with the sale, with no separate initiation fee. Several clubs also hold a right of first refusal on resales, giving the club the option to purchase the property at the contracted price before the third-party buyer closes. The specifics of membership transfer, refund timing, and right of first refusal vary by club and should be reviewed with the membership office before any offer is submitted.

It depends on what you prioritize. If golf quality is the primary driver, Old Palm (Raymond Floyd design, membership included with purchase) and Old Marsh (Pete Dye design, Audubon Sanctuary, approximately 60 homes) offer the most intimate golf experiences. If you want 36+ holes and a full amenity campus, Mirasol (Fazio and Arthur Hills courses) and Frenchman’s Creek (two Rees Jones courses plus marina access) are the two communities built at that scale. For the widest variety of golf at the lowest entry cost, BallenIsles has 54 holes and PGA National has 99 holes across five championship courses and a 9-hole short course. Jupiter Country Club sits between those tiers: 18 holes, a Greg Norman design, $85K–$110K initiation, and a younger membership base that draws more families with school-age children. Frenchman’s Reserve (Arnold Palmer design) recently raised its equity contribution to $500K, positioning it alongside Lost Tree Village at the top of the published initiation range. Contact our team to walk through the tradeoffs based on your specific priorities.