If you are looking to retire or relocate to Leland, NC, you will inevitably face the "Clash of the Titans": Brunswick Forest vs. Compass Pointe.

They are neighbors, they are both massive master-planned communities, and they both promise a resort lifestyle. But in late 2025, the difference between them isn't just about the houses—it’s about the amenity model.

Are you a "Golfer," a "Swimmer," or a "Socialite"? And do you prefer an "All-Inclusive" fee structure or an "A La Carte" menu? Here is the honest breakdown of how these two heavyweights stack up right now.

1. The Vibe: "Town" vs. "Resort"

The biggest intangible difference is the energy.

Brunswick Forest: Feels like a "Town."

The Scene: It is open, energetic, and integrated. Because the commercial village (The Villages) is attached to the entrance, the community feels connected to the outside world. You see people biking to the brewery, walking to the vet, or grabbing coffee. It feels like a bustling, high-end suburb.

Compass Pointe: Feels like a "Resort."

The Scene: It is gated, private, and insulated. Once you pass the guard house, the landscaping becomes lush and tropical. The architecture is distinctively "Low Country Resort" (think wide lanais and palm trees). It feels like a permanent vacation bubble.

2. The Amenity Model: "Bundled" vs. "Tiered"

This is the financial differentiator most buyers miss until closing.

Brunswick Forest: The "Bundled" Model

How it works: Almost everything is included in your base HOA.

The Cost: Base HOA for a single-family home is typically ~$2,500 – $3,300/year.

What you get: This fee grants you access to the Fitness & Wellness Center, the indoor pool, the outdoor pools (like the Hammock Pool), the tennis/pickleball courts, and the kayak launch. You don't pay extra to go to the gym.

The Exception: Golf. Cape Fear National is a public/semi-private course. Residents get preferred rates, but membership is separate (Full Adult Membership is approx. $1,900/year + cart fees in 2025).

Compass Pointe: The "Resort" Model

How it works: Base HOA covers common areas, but specific "Club" amenities can be separate or tiered.

The Cost: HOA fees vary wildly by neighborhood (from $2,500 up to $7,700+ for maintenance-free villas).

The Golf: The Compass Pointe Golf Club is private. Full memberships often carry an initiation fee (historically in the $25k range, though distinct "pass" options exist).

The Resort Amenities: The Grand Lanai and Resort Oasis Pool are the crown jewels. While access is generally available to residents, future "Club Member Only" amenities (like a proposed exclusive pool and bar) signal a move toward a more tiered, private-club structure.

3. The "Crown Jewel" Comparison

Each community has one amenity that the other can't quite match.

Brunswick Forest’s Ace: The Fitness & Wellness Center

This isn't a hotel gym; it’s a full-blown athletic complex. With a massive indoor pool, top-tier cardio equipment, and acres of dedicated pickleball and tennis courts, it attracts a very active, athletic demographic.

New for 2025: The new amenity center in the Park West neighborhood expands the footprint even further.

Compass Pointe’s Ace: The Lazy River & Grand Lanai

This is the "wow" factor. The Lazy River is unique in the region. If your goal is to float with a cocktail in hand, Compass Pointe wins hands down.

The Indoor Pool: Their indoor pool is stunning, with a "resort spa" feel that rivals high-end hotels.

4. Location & Connectivity

Brunswick Forest:

Pros: You can walk or golf-cart to The Villages (Lowes Foods, CVS, medical offices, restaurants). You never have to get on the highway for basics.

Cons: It is closer to the highway noise of US-17 in some sections.

Compass Pointe:

Pros: Set further back from the road, offering deeper quiet and privacy.

Cons: You have to drive out of the community to get to the store. The "Compass Pointe shops" are growing, but they don't yet rival The Villages at Brunswick Forest.

The Verdict

Choose Brunswick Forest If: You want a "Town" feel where you can walk to dinner, you are an active fitness enthusiast, and you prefer a simple "all-in" HOA fee without complex membership tiers.

Choose Compass Pointe If: You want a "Private Resort" feel, you prioritize a gated entrance, you want the "Lazy River" lifestyle, and you are okay with a slightly more secluded location in exchange for tropical tranquility.

At Aspyre Realty Group, we have the 2025 fee sheets for both communities on our desk. We can show you the exact monthly cost—including the hidden "landscape maintenance" fees in specific neighborhoods—so you can compare apples to apples.