Grand Isles is the community I point buyers to when they want Wellington guard-gated living with a full amenity package — clubhouse, pool, fitness, tennis — at the lowest combined HOA cost in that tier. It's not the flashiest entrance in Wellington. It doesn't have Versailles' fountains or Olympia's brand recognition from the Forest Hill corridor. What it has is 611 homes, reasonable HOA fees, a well-run community, and a location on Lake Worth Road that gives direct access to the US-441 corridor. For the buyer who wants gated Wellington without the premium price — Grand Isles is the community to know.
Grand Isles at a Glance
611
Single-Family Homes (5 Villages)
1997–2000
Build Years (Centex + Lennar)
$550K–$1.1M
Current Price Range
$230–$300/mo
Master HOA (incl. cable, pool, fitness)
$624K
Avg Sale Price (past 12 months)
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: Who It Works For — and Where It Falls Short
Grand Isles works well for:
- Buyers who want the full Wellington guard-gated amenity package (pool, fitness, tennis, cable) at the most competitive HOA rate in that tier — $230–$300/month beats Olympia's $400–$600 total by a significant margin
- Buyers who want the largest inventory pool in Wellington guard-gated — 611 homes means you have choices and the market has real comps
- First-time Wellington buyers who want a proven, well-managed guard-gated community with a full-time onsite property manager and a track record going back to 2000
- Buyers with budget parameters in the $550K–$800K range who want gated Wellington without stretching to Olympia's current entry pricing of $600K+
Where Grand Isles has limitations:
- Age of construction: homes were built 1997–2000 — 25+ years old. Roofs, HVAC systems, and plumbing in this age range are in various stages of the replacement cycle. Get a thorough inspection. Ask the listing agent about roof age and HVAC age before you write an offer. Budget for the reality that some systems will need replacement in the near term.
- HOA increase trajectory: the master HOA recently increased from $230 to $250/month, and Carmel village increased from $275 to $300/month. This is a normal and healthy HOA pattern — it means reserves are being funded appropriately. But buyers should pull the HOA budget and reserve study to understand the funding position before contract.
- School zone: verify your specific address at palmbeachschools.org. Grand Isles addresses are on the north side of Lake Worth Road and may have different school assignments than communities south of that boundary. Do not assume. Verify.
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.
Thinking About Grand Isles?
I've sold homes throughout Grand Isles across all five villages. The HOA value proposition is real — this is the most cost-effective way to get into guard-gated Wellington with a full amenity package. The age of construction question is also real — homes here need more due diligence than newer communities. Call me and I'll walk you through both sides honestly.
Free Buyer's Guide: palmbeachcountyhomeforsale.com/buyers-guide
Call Brian: 561-201-4717 | Spanish: Lucy Lopez 561-285-8809
Frequently Asked Questions
What are the HOA fees in Grand Isles Wellington FL?+
Grand Isles master HOA recently increased from $230 to $250/month. Carmel village has an additional village HOA that recently increased from $275 to $300/month. The master HOA covers 24/7 manned gate, bulk Comcast cable, 3,900 sq ft clubhouse, fitness center, heated pool, tennis courts, basketball courts, walking paths, and a full-time onsite property manager. Verify the exact current fee with the HOA before going under contract. HOA managed by Davenport Property Management at 561-333-5253.
How many homes are in Grand Isles Wellington FL?+
Grand Isles has 611 single-family homes across five villages: Carmel, Harbor Cove, Emerald Bay, Emerald Pointe, and Sausalito. This is the largest guard-gated community in Wellington by home count. Built between 1997 and 2000 by Centex Homes and Lennar Homes. Floor plans range from approximately 1,275 sq ft to nearly 3,700 sq ft with three to six bedrooms.
What is the price range for homes in Grand Isles Wellington FL?+
Grand Isles homes range from approximately $550,000 to $1.1M+. Over the past 12 months, average asking price was approximately $638,657 and average selling price was approximately $624,401 across 29 transactions. Floor plans range from 1,275 to 3,700+ sq ft.
What should I check before buying in Grand Isles Wellington FL?+
Homes in Grand Isles were built 1997–2000, making them 25+ years old. Prioritize: (1) roof age and condition — budget for replacement if near end of life, (2) HVAC age — systems in this age range may need replacement in the near term, (3) HOA reserve study — verify the HOA is adequately funded for upcoming capital projects, (4) estoppel for any outstanding or upcoming special assessments, (5) school zone verification at palmbeachschools.org — do not assume zone based on general community location.
How does Grand Isles compare to Olympia in Wellington FL?+
Grand Isles HOA is $230–$300/month including cable, pool, fitness, and tennis. Olympia total HOA is $400–$600/month (master plus sub-village) with more extensive amenities. Grand Isles homes are 1997–2000 vintage vs. Olympia's 2002–2014 — older homes but more competitive HOA. Grand Isles is north of Lake Worth Road; Olympia is south of Forest Hill Blvd. School zones differ — verify each address at palmbeachschools.org.
Brian Wilder
The Wilder Real Estate Group at Keller Williams Wellington
561-201-4717 · In business since 1996 · Licensed since 1998 · 1,500+ PBC transactions
Community data from public records, grandisleshoa.org, and local sources. HOA fees and school assignments change — verify before contract. Equal Housing Opportunity.