Homes For Sale in Kokomo Beach Club

About Kokomo Beach Club

Kokomo Beach Club is a freehold/condo adult-lifestyle community in Central Elgin operated by —. Homes are typically bungalows and low-maintenance designs aimed at the 55+ buyer.

Adult-lifestyle communities turn over steadily as owners downsize or relocate. Every listing below sits inside the community boundary shown on the map.

The homes of Kokomo Beach Club

Kokomo Beach Club, in Port Stanley, is a resort-oriented beach community of detached homes and condominiums — roughly 500 residences planned, from about 780 to 2,355 square feet. The builder story is local and specific: Sue and Doug Wastell conceived the community, Wastell Homes built the first 30 houses on George Street starting in 2019, Melchers Construction carried phases 2 and 3 with another 80 homes, and the Wastells built the four-storey condominium building with 67 units. Detached designs include bungalows and two-storeys like the 2,085-square-foot Sun Model.

Asking prices seen in research show the community's bands: condos at 100 The Promenade from $389,900 (a brand-new one-bedroom, 1.5-bathroom suite, 2026) to $499,900 (a two-bedroom, two-bathroom penthouse with two parking spots); detached homes from $641,900 (two-bedroom bungalow at 27 Harbour Way) to $675,900 (three-bedroom at 18 Harbour Way), with a to-be-built 2,085-square-foot four-bedroom at 93 The Promenade listed at $719,900 after a $20,000 reduction. Newer and waterfront-proximate homes price at the top. The phased build-out also means the community is still evolving — later phases can change the feel of the neighbourhood, so ask the builders what's still planned before you buy into an early phase.

How Kokomo Beach Club works: tenure and fees

Tenure at Kokomo varies by property: detached homes are freehold while the Promenade building units are condominium — confirm the exact legal structure for the home you're considering, since the obligations differ completely. Condo units carry monthly common expenses (one 2026 listing quoted $351.59/month for a one-bedroom suite) plus a separate Beach Club membership: listings variously quote about $80 plus HST per household per month and $90 per unit per month, so the only number that matters is the current one — get it in writing before offering.

The community's age positioning needs honest framing: Kokomo is marketed as an adult-lifestyle, resort-oriented beach community appealing to downsizers, but no formal 55-plus restriction was verified in the material reviewed — listings mention investors, snowbirds and families alongside retirees. Confirm any occupancy provisions in the governing documents rather than assuming an age rule that may not exist. Also confirm whether the Beach Club membership is mandatory for all owners or optional by property — the answer affects both your monthly costs and the community's social cohesion.

Amenities and daily life

The Beach Club, built in 2023-24, is the community's centrepiece: a heated salt-water swimming pool, a private fitness centre with classes, a yoga and Pilates studio, a lounge and party room, pickleball courts, running and walking paths, and community events coordinated by a lifestyle coordinator. The condo building adds its own rooftop patio overlooking the golf course. A children's park and playground serve the family segment — this is a multigenerational resort community, not an adults-only enclave. The lifestyle coordinator role is worth noting — having someone whose job is organizing events and connections is a meaningful step beyond the volunteer-run programming of most adult communities.

Port Stanley does the rest, and it's a lot: sandy beaches a short walk away, the village's boutiques, eateries and live entertainment, the Kettle Creek Golf Club next door, and a municipal park with pickleball courts at the community's edge. High-speed fibre internet is included in the condo fees — a practical touch for remote workers and snowbirds managing a second home. The harbour area adds marina services, seasonal festivals and a working waterfront character — Port Stanley's identity as a beach town is genuine, not manufactured, which is why the community works as a year-round home rather than just a summer place.

Location and getting there

Kokomo sits in Port Stanley, in Central Elgin on Lake Erie's north shore — about 30 minutes south of London via Highway 4, and roughly two hours from the GTA. Port Stanley's beach-town character is the draw: summer tourism, the harbour, festivals and a genuine village core, with St. Thomas 15 minutes north for wider shopping and services. St. Thomas is 15 minutes north for wider shopping, the hospital and services, and London's full infrastructure is 30 minutes beyond that — the community is beach-town quiet without being isolated.

A car is required; there is no transit to Port Stanley from London. The beach-town rhythm means summer vibrancy and quieter winters — visit in both seasons before committing, and confirm winter road maintenance and any seasonal-service considerations for the specific property. Also confirm which local services operate year-round versus seasonally — beach towns naturally quiet down in winter, and knowing the off-season service picture helps set expectations for year-round living, particularly for dining, entertainment and medical walk-in availability. Walk the village's main street in winter too — Port Stanley's off-season quiet is charming for some buyers and too sleepy for others.

Kokomo Beach Club market snapshot

Kokomo is a young market with builder inventory still in the mix: the to-be-built Sun Model at $719,900 (reduced $20,000 in March 2026) and brand-new condo suites show the developer still selling through phases. Resales compete directly with new — price any resale against the builder's current sheet as well as recent comparable sales. The asking bands seen: high-$300Ks to $500K for condos, mid-$600Ks to low-$700Ks for detached homes. That builder overhang also creates negotiating leverage for resale buyers — when new supply is available down the street, sellers have to price competitively, which can work in your favour.

Carrying costs split by format: condo owners pay common expenses plus the Beach Club membership (verify current — listings cite roughly $80-90/month), while freehold owners pay the membership plus their own taxes, insurance and maintenance. Capitalize both streams when comparing against a London condo or a Port Stanley freehold outside the community. Also compare the Beach Club membership cost against what you'd spend on a gym, pool and social memberships independently — for active buyers, the bundled membership can be genuine value rather than just another fee.

Buying in Kokomo Beach Club: what to check

Establish the tenure first — freehold detached or condominium — then review the matching documents: title and any subdivision obligations for freehold; the status certificate, budget, reserve fund and rules for condos. For every purchase, verify the current Beach Club membership fee, what it covers, and whether it's mandatory; confirm the rental rules (investor and snowbird interest makes short-term-rental provisions material); and check pet, parking and alteration rules. Also verify the builder's remaining phases and timelines — ongoing construction affects noise, traffic and the community's finished character, and you want to know what's coming before you commit to a lot near future building.

On the property, newer construction still deserves an inspection: finish quality, drainage, HVAC and — for condos — balcony and parking allocations. For to-be-built homes, confirm the Tarion warranty, deposit structure and completion timeline in writing with your lawyer. For detached homes, check grading, drainage and the condition of any waterfront-adjacent features; for condos, verify balcony condition, parking allocation and storage locker assignment in writing, and confirm exactly what the common expenses cover versus what remains your responsibility. And confirm the status of any shared waterfront or beach-access arrangements in writing, since lake access underpins much of the community's value.

Frequently Asked Questions