Grand Isles at a Glance

Grand Isles sits on the north side of Lake Worth Road, west of State Road 7 (US-441). Five villages: Carmel, Harbor Cove, Emerald Bay, Emerald Pointe, and Sausalito. Built by two builders — Centex Homes and Lennar Homes — between 1997 and 2000. Floor plans range from approximately 1,275 sq ft to nearly 3,700 sq ft. Three to six bedrooms, one and two-story configurations.

The community is managed by Davenport Property Management at 11585 Lake Isles Drive, Wellington, FL 33414. Phone: 561-333-5253. There is a full-time onsite property manager — a detail that matters operationally because it means community concerns get addressed locally rather than routed through a remote management office.

HOA Structure — What's Included at $230–$300/Month

The HOA fee structure at Grand Isles is more straightforward than Olympia's layered master/sub-village system. There is a master HOA that all residents pay, and Carmel village has an additional village-level fee. The recent master HOA increase moved the rate from $230 to $250/month; Carmel village moved from $275 to $300/month.

What the HOA covers at Grand Isles: 24/7 manned guard gate, bulk Comcast cable package (included for all residents), 3,900 sq ft clubhouse facility, first-class fitness center, lighted basketball courts, lighted tennis courts, heated community pool, full-time onsite property manager, and walking, jogging, and biking paths throughout the community.

The bulk cable package is worth noting specifically. In communities where cable is not included, residents separately contract with Comcast or another provider — typically $100+/month for comparable service. The bundled cable inclusion at Grand Isles' HOA level is a genuine value element that partially offsets the monthly fee for residents who would otherwise be paying for cable independently.

The Carmel village addition: Carmel is the one village within Grand Isles that has a separate village HOA layer ($275–$300/month). If you're looking at Carmel specifically, your total HOA exposure is the master fee plus the village fee. Ask specifically for both numbers for any Carmel property before you go under contract.

Why 611 Homes Matters for Buyers and Sellers

Grand Isles is the largest guard-gated community in Wellington by home count at 611 homes. That size creates a specific market dynamic that smaller communities don't have.

For buyers: more inventory turnover means more options. At any given time, Grand Isles typically has more active listings than smaller Wellington gated communities. You don't have to wait six months for the right floor plan to appear the way you might in Versailles (450 homes, 12–20 active listings) or Binks Estates within Binks Forest.

For sellers: 611 homes means there are always comparable sales in the MLS. Pricing decisions can be informed by recent actual sales data rather than extrapolated from thin markets. Liquidity here is the strongest of any Wellington guard-gated community in this price band.

Over the past 12 months, approximately 29 homes changed hands in Grand Isles — average asking price $638,657, average selling price $624,401. That's a healthy transaction volume for a single community and reflects a market where both buyers and sellers can operate with real price discovery.

Grand Isles vs. Competing Wellington Guard-Gated Communities

Grand Isles vs. Olympia: Grand Isles HOA $230–$300/month with full amenity package. Olympia total HOA $400–$600/month with more extensive amenities. Grand Isles construction is 1997–2000 vs. Olympia's 2002–2014 — newer homes in Olympia. Grand Isles is north of Lake Worth Road; Olympia is south of Forest Hill on a different part of the Wellington grid. School zones differ — verify each address.

Grand Isles vs. Binks Forest: Binks Forest has the lowest HOA ($63–$134/month) but no master community amenities. Grand Isles has $230–$300/month but includes pool, fitness, tennis, and cable. If community amenities matter, Grand Isles wins on cost vs. Olympia; if you want the absolute lowest HOA, Binks Forest wins. These are the two options at opposite ends of the Wellington gated HOA spectrum.

Grand Isles vs. Versailles: Different tier entirely. Versailles is $995K–$2M+ with $435–$453/month HOA. These communities rarely compete for the same buyer. Grand Isles is the value and access tier; Versailles is the prestige tier.

Location and Practical Life at Grand Isles

Location: North side of Lake Worth Road, west of SR-7/441. This puts Grand Isles north of most of Wellington's commercial core, closer to the Lake Worth Road corridor and the US-441 shopping and service areas. The Mall at Wellington Green is approximately 5–8 minutes. Palm Beach International Airport is approximately 20–25 minutes.

Healthcare: Wellington Regional Medical Center (10101 Forest Hill Blvd) is approximately 4–6 miles south. HCA Florida Palms West Hospital on Southern Boulevard is the western PBC pediatric resource — the only hospital in the western communities with a dedicated 24/7 pediatric ER, Level II NICU, and PICU. A $90M expansion was approved as of 2026.

Equestrian: Palm Beach International Equestrian Center is approximately 10–12 minutes. International Polo Club is approximately 12–15 minutes. Not an equestrian community but within the Wellington equestrian orbit.

Special assessment check: Before going under contract in Grand Isles, pull the estoppel and review any outstanding or recently assessed special assessments. Ask whether there are any upcoming capital projects being discussed. This is standard due diligence for any HOA community but is particularly relevant in a community of this age where infrastructure replacement cycles are active.