Port Charlotte Homes for Sale
Port Charlotte homes for sale span a large Charlotte County footprint north of Punta Gorda and south of North Port, one of the Southwest Florida communities we cover. Port Charlotte real estate runs from manufactured homes at a $120,000 median and condos at $125,000 to South Gulf Cove canal-area homes at a $490,000 median, with builder homes and resale side by side. This page is built for anyone searching houses for sale in Port Charlotte.
Charlotte County recorded 3,026 sales across the six Port Charlotte ZIP codes at a $288,000 median, recorded from October 1, 2025 through September 9, 2026, the newest sale in the county's file (index built October 28, 2026). Of those, 588 were builder-direct by our estimate at $315,000, and 2,438 were resale at $270,900. Live inventory is in the search below, so you can pair what homes have sold for with what is on the market today.
By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.
Key takeaways for Port Charlotte buyers
- Charlotte County recorded 3,026 home sales in the six Port Charlotte ZIPs at a $288,000 median in the window above. Resale was 2,438 sales at $270,900, and builder-direct, an estimate, was 588 sales at $315,000.
- Single family homes were 2,636 of the 3,026 sales at a $301,400 median. Condos were 219 at $125,000, manufactured homes 47 at $120,000, and co-ops 121 at $144,000.
- ZIP 33981 had the highest ZIP median at $365,000 on 669 sales, and ZIP 33980 the lowest at $215,000 on 392 sales.
- South Gulf Cove, the canal community near Charlotte Harbor, recorded 282 sales at a $490,000 median. Resale there was 193 sales at $569,000.
- Port Charlotte is an unincorporated census-designated place governed by Charlotte County, so county taxes, county utilities and county permits apply.
- The 2026 tax rate in Charlotte County's largest tax district (104) is 15.3705 mills. On the $301,400 single family median, the homestead example comes to $4,020.94 a year and the non-homestead example to $4,632.67.
- Canal buyers should read the county's assessment (MSBU) sheets by waterway. Several carry a different rate in each fiscal year. They fund dredging and channel upkeep, several units' ordinances expressly exclude seawalls, and the seawall itself is the lot owner's cost.
- Citizens Property Insurance's Charlotte County averages are $2,994 for a homeowners (HO-3) policy and $1,460 for a condo (HO-6) policy. Your own quote will differ.
- AdventHealth Port Charlotte (formerly ShorePoint Port Charlotte, since March 1, 2025) and HCA Florida Fawcett are the two hospitals named on this page.
| Home type (six ZIPs) | Recorded sales | Median price |
|---|---|---|
| All homes | 3,026 | $288,000 |
| Single family | 2,636 | $301,400 |
| Condo | 219 | $125,000 |
| Co-op | 121 | $144,000 |
| Manufactured | 47 | $120,000 |
Source: Charlotte County recorded sales, recorded from October 1, 2025 through September 9, 2026, the newest sale in the county's file (index built October 28, 2026), ZIPs 33948, 33952, 33953, 33954, 33980 and 33981. Builder-direct is a Domain Realty Group estimate.
Where can I see Port Charlotte homes for sale right now?
Search every active Port Charlotte listing on our MLS-fed map, filtered by home type or by newer construction, and sorted by price. Live inventory is in the search below. This page adds the recorded county sales, taxes, flood and canal facts that a listing photo cannot show.
Data updated: October 2026.
- All Port Charlotte homes for sale
- Port Charlotte single family homes for sale
- Port Charlotte condos for sale
- Port Charlotte homes built 2025 or later
The map frame is approximate. It covers the Port Charlotte ZIPs and also catches some Punta Gorda and North Port addresses on its edges, so check the city shown on each listing.
How do I search Port Charlotte by home type?
Start with single family if you want a house on its own lot, which was 2,636 of the 3,026 recorded sales. Choose condos if your budget sits near the $125,000 condo median, and use the newer-construction link for homes built in 2025 or later. Each link opens the same map with a different filter, so you can compare without starting over.
What do homes sell for in Port Charlotte?
The six-ZIP median was $288,000 on 3,026 recorded sales, recorded from October 1, 2025 through September 9, 2026, the newest sale in the county's file (index built October 28, 2026). Resale homes had a $270,900 median and builder-direct sales, an estimate, a $315,000 median. The gap between those two medians is $44,100.
Data updated: October 2026.
The $44,100 gap is simple arithmetic: $315,000 minus $270,900. It is 16.3 percent of the resale median. That premium reflects newer construction, not a price for the same house, so compare a new home with a resale home of similar size, lot and age rather than relying on the medians.
What do homes sell for in each Port Charlotte ZIP code?
ZIP 33981 led at $365,000 and ZIP 33980 trailed at $215,000. Builder-direct sales are concentrated in 33953, 33954 and 33981, where new communities have been selling. The latest 12-month county window shows how widely prices spread across one postal name.
| ZIP | Recorded sales | Median | Builder-direct sales | Builder-direct median | Resale sales | Resale median |
|---|---|---|---|---|---|---|
| 33948 | 491 | $280,000 | 26 | $316,000 | 465 | $277,500 |
| 33952 | 701 | $225,000 | 47 | $290,000 | 654 | $216,000 |
| 33953 | 498 | $317,700 | 185 | $300,000 | 313 | $330,000 |
| 33954 | 275 | $311,000 | 102 | $311,000 | 173 | $310,000 |
| 33980 | 392 | $215,000 | 39 | $285,000 | 353 | $195,000 |
| 33981 | 669 | $365,000 | 189 | $352,300 | 480 | $371,000 |
| Six ZIPs | 3,026 | $288,000 | 588 | $315,000 | 2,438 | $270,900 |
Source: Charlotte County recorded sales, recorded from October 1, 2025 through September 9, 2026, the newest sale in the county's file (index built October 28, 2026). Builder-direct is a Domain Realty Group estimate. ZIP rows are sales per ZIP; the six-ZIP row is the county total for all six.
In building this table we tracked 3,026 recorded sales across the six ZIPs. Two patterns stand out. In 33953 the builder-direct median of $300,000 is below the resale median of $330,000. In 33980 the resale median of $195,000 is the lowest resale figure in the table.
How have Port Charlotte prices moved since 2019?
We do not have a calendar-year price table for Port Charlotte, so we will not print a year-by-year series. What we can compare is two county reads of the same six ZIPs. An earlier read, built October 4, 2026 over September 10, 2025 through September 9, 2026, showed 3,239 sales at a $289,000 median. The current read shows 3,026 sales at $288,000.
Data updated: October 2026.
The earlier read also showed 235 condo sales at $125,000, against 219 at $125,000 now. The medians barely moved between the two windows, while the sales count was lower in the newer one. A one-month shift in a county window can change the count without changing the story, so treat this as a steadiness check rather than a trend. For a longer series, ask us for a comparable-sales report on your street or community.
What do homes sell for by home type in Port Charlotte?
Single family homes recorded 2,636 sales at $301,400, with 584 builder-direct sales at $315,000 and 2,052 resale sales at $295,000. Condos recorded 219 sales at $125,000, and 218 of those were resale at $124,500. Manufactured homes recorded 47 sales at $120,000, and co-ops 121 at $144,000.
| Home type | Recorded sales | Median | Notes |
|---|---|---|---|
| Single family | 2,636 | $301,400 | 584 builder-direct at $315,000; 2,052 resale at $295,000 |
| Condo | 219 | $125,000 | 218 resale at $124,500 |
| Co-op | 121 | $144,000 | Read the governing documents |
| Manufactured | 47 | $120,000 | Confirm land ownership before offering |
| All homes | 3,026 | $288,000 | 588 builder-direct; 2,438 resale |
Source: Charlotte County recorded sales, recorded from October 1, 2025 through September 9, 2026, the newest sale in the county's file (index built October 28, 2026). Builder-direct is a Domain Realty Group estimate.
Single family resale at $295,000 is the number to compare against a listing you are considering. The all-homes median of $288,000 blends condos, co-ops and manufactured homes into the figure, so it understates what a house on a lot usually costs.
Is Port Charlotte a city, and which ZIP codes does it cover?
Port Charlotte is not an incorporated city. It is an unincorporated census-designated place (CDP) governed by Charlotte County, and it covers the six ZIP codes 33948, 33952, 33953, 33954, 33980 and 33981. That matters for permits, taxes, utilities and zoning, which all run through the county. Whether Port Charlotte is a good place to live depends on your priorities, so this page sticks to facts you can check.
Data updated: October 2026.
For this guide we tracked the 2020 Census count for the Port Charlotte CDP, which was 60,625. Because there is no city hall, a question about a permit, a lot or a canal assessment goes to Charlotte County rather than to a municipal government, and your tax bill comes from the county tax collector.
Which ZIP codes make up Port Charlotte?
Six ZIPs make up the totals on this page: 33948, 33952, 33953, 33954, 33980 and 33981. They are sorted in the table above by recorded sales and median. A ZIP boundary is a postal convenience, not a neighborhood, so South Gulf Cove, Gulf Cove, Murdock and the Kings Highway plat all sit inside these ZIPs with very different prices.
Where does Harbour Heights fit?
Harbour Heights has a Punta Gorda postal address (ZIP 33983), but it sits next to Port Charlotte and shares many of its canal and assessment questions. We report it separately and never add it to the six-ZIP totals. The county recorded 53 sales there at a $343,500 median: 7 builder-direct at $319,000 and 46 resale at $370,000. Our Harbour Heights homes for sale page covers the river, lots, water and septic, and flood section by section.
Where is Deep Creek?
Deep Creek is a Punta Gorda area community and is covered under Punta Gorda rather than in the Port Charlotte totals here.
What can I buy in Port Charlotte at each price point?
Recorded medians sort Port Charlotte into five budget bands: up to $150,000, $150,000 to $250,000, $250,000 to $350,000, $350,000 to $500,000, and above $500,000. Each band below names the areas and communities whose county medians fall in it, recorded from October 1, 2025 through September 9, 2026, the newest sale in the county's file (index built October 28, 2026). We do not print band counts because the county file does not publish them.
Data updated: October 2026.
What does Port Charlotte offer up to $150,000?
The lowest medians are Village of Holiday Lake at $121,000 on 36 sales, Maple Leaf Estates at $141,000 on 72 sales, and Port Charlotte Village at $150,000 on 41 sales. By home type, manufactured homes had a $120,000 median, condos $125,000 and co-ops $144,000. At this level the building or community rules matter as much as the price, so ask for the governing documents early.
What does Port Charlotte offer from $150,000 to $250,000?
Edgewater recorded 96 sales at a $213,100 median, and the Heritage Oak Park group recorded 42 sales at $217,500. By ZIP, 33980 had a $215,000 median and 33952 a $225,000 median.
What does Port Charlotte offer from $250,000 to $350,000?
This is the center of the market. Murdock recorded 330 sales at $276,700, West Port 163 at $290,000, Kings Gate 59 at $295,000, Gulf Cove 137 at $320,000, and the Kings Highway plat 122 at $332,000. Riverwood, across 14 designators, recorded 106 sales at $345,500. Single family resale at $295,000 sits in this band, and so does the $315,000 builder-direct median.
What does Port Charlotte offer from $350,000 to $500,000?
Sawgrass Pointe recorded 35 sales at $355,000, Manchester 72 at $396,250, and Harbor East 40 at $435,000, 38 of them builder-direct. Waterfront-grouped single family homes recorded 485 sales at $421,000, and South Gulf Cove overall recorded 282 at $490,000. ZIP 33981 had a $365,000 median.
What does Port Charlotte offer above $500,000?
Port Charlotte Beach recorded 37 sales at a $550,000 median, and South Gulf Cove resale recorded 193 sales at $569,000. These are the Charlotte Harbor and canal-access areas where lot position, seawall condition and flood zone move the price most.
How do Port Charlotte neighborhoods and communities compare?
The benchmark table below lists 20 areas and communities with their county-recorded sales and medians. Medians run from $121,000 in Village of Holiday Lake to $550,000 in Port Charlotte Beach. Rows overlap in places, so do not add them together. The six-ZIP totals earlier on this page are the only totals.
Data updated: October 2026.
| Area or community | Recorded sales | Median | Builder-direct (estimate) |
|---|---|---|---|
| South Gulf Cove | 282 | $490,000 | 89 at $380,000 |
| Gulf Cove | 137 | $320,000 | not reported |
| Edgewater | 96 | $213,100 | not reported |
| Port Charlotte Beach | 37 | $550,000 | not reported |
| Manchester | 72 | $396,250 | not reported |
| Murdock core | 330 | $276,700 | not reported |
| Kings Highway plat | 122 | $332,000 | not reported |
| Waterfront-grouped single family | 485 | $421,000 | not reported |
| Riverwood (14 designators) | 106 | $345,500 | not reported |
| West Port | 163 | $290,000 | 126 at $292,650 |
| Cove at West Port (sold out) | 83 | $295,000 | 71 |
| Heritage Oak Park group | 42 | $217,500 | not reported |
| Heritage Oak Park | 24 | $246,500 | not reported |
| Kings Gate | 59 | $295,000 | 5 |
| Maple Leaf Estates | 72 | $141,000 | not reported |
| Port Charlotte Village | 41 | $150,000 | not reported |
| Village of Holiday Lake | 36 | $121,000 | not reported |
| Harbor East | 40 | $435,000 | 38 |
| Sawgrass Pointe | 35 | $355,000 | not reported |
| Harbour Heights (postal Punta Gorda, shown separately) | 53 | $343,500 | 7 at $319,000 |
Source: Charlotte County recorded sales, recorded from October 1, 2025 through September 9, 2026, the newest sale in the county's file (index built October 28, 2026). Builder-direct is a Domain Realty Group estimate. Some rows overlap, for example Cove at West Port inside West Port.
Cove at West Port is sold out. Its 83 recorded sales are history, not available inventory, and it is shown only so the West Port row makes sense.
What are South Gulf Cove homes for sale like?
South Gulf Cove recorded 282 sales at a $490,000 median, the highest of the large Port Charlotte areas. Builder-direct sales were 89 at $380,000, and resale sales were 193 at $569,000. The county counts 11,907 parcels there, 7,086 of them vacant and 4,508 single family. Lot position and sewer availability vary widely, so check each parcel. Our South Gulf Cove homes for sale page covers the lock, the assessments and flood section by section.
What are Gulf Cove homes for sale like?
Gulf Cove recorded 137 sales at a $320,000 median. The county counts 6,954 parcels, 4,127 of them vacant and 2,782 single family. Gulf Cove has its own waterway assessment, covered in the water section below, so check which assessment unit a house sits in. Our Gulf Cove homes for sale page covers the canals, lots, assessments and flood section by section.
What are Edgewater homes for sale like?
Edgewater recorded 96 sales at a $213,100 median, one of the lower medians for a community with this many sales. Edgewater North carries its own small waterway assessment ($20.12 in FY25), so confirm the unit on the tax bill.
What are Port Charlotte Beach homes for sale like?
Port Charlotte Beach recorded 37 sales at a $550,000 median, the highest median in the table. The 37 sales are a small sample, so one or two large waterfront sales can move the figure. Port Charlotte Beach Park at 4500 Harbor Blvd, a 16.08 acre park, is covered in the parks section.
What are Manchester homes for sale like?
Manchester recorded 72 sales at a $396,250 median, above the six-ZIP single family median of $301,400 and below South Gulf Cove at $490,000.
What are Murdock homes for sale like?
The Murdock core recorded 330 sales at a $276,700 median. Murdock Village is also the site of a community redevelopment area (CRA) of about 1,200 acres created May 27, 2003, discussed in the section on what is changing.
What are Kings Highway plat homes for sale like?
The Kings Highway plat recorded 122 sales at a $332,000 median. Kings Highway is also the subject of a county widening project covered later, so check the construction schedule if a lot fronts the road.
What are Riverwood homes for sale like?
Riverwood, grouped across 14 designators in the county file, recorded 106 sales at a $345,500 median. Because it spans multiple designators, confirm which one a specific address belongs to before comparing prices.
Are there Port Charlotte condos for sale, and what should buyers check?
Yes. The county recorded 219 condo sales in the six ZIPs at a $125,000 median, and 218 of them were resale at $124,500. Condo prices are far below the $301,400 single family median, so a condo buyer should look closely at association finances, building age and insurance before comparing monthly costs. Building-by-building sales, fees, insurance and the 2024 condo safety rules are on our Port Charlotte condos for sale page.
Data updated: October 2026.
Older buildings along the US 41 corridor, the "House" buildings built from 1970 to 1984, trade at medians between $40,000 and $160,000 on longer windows than the 12-month window used elsewhere on this page. Oak Forrest, at 728 units the largest condo plat in the county file, recorded 30 sales at a $120,450 median. Condo search is one click away: every Port Charlotte condo for sale on the MLS.
What should I check before buying a Port Charlotte condo?
Florida condo law gives buyers paper to read before closing. Section 553.899 sets the milestone inspection rule for older buildings, section 718.112 requires a structural integrity reserve study (SIRS) for covered buildings, section 718.111 governs association records, and section 718.503 gives a resale buyer seven days after receiving the association documents to cancel. Ask for the milestone inspection report, the SIRS, the budget and the last minutes, then confirm with your attorney which sections apply to your purchase.
What does a Port Charlotte condo cost per month?
At the $125,000 condo median with 20 percent down, the loan is $100,000. At a 7.32 percent rate as of October 22, 2026, principal and interest come to $687 a month. Property tax at the 2026 district 104 rate is $1,309.59 a year with a homestead exemption, or $109 a month, and an HO-6 policy at the Citizens Charlotte average of $1,460 a year is $122 a month. The total is $918 a month before association dues, or $969 on a non-homestead basis ($1,921.31 a year in tax).
Data updated: October 2026.
Association dues are not included, because they vary by building and our county data does not carry them. Add the dues from the listing, then compare the total with a single family monthly cost. On a $100,000 condo loan, the loan-created closing items are $350 in mortgage documentary stamps and $200 in intangible tax. At $125,000 the owner's title premium is $700 on original rates and the deed stamps are $875; who pays those two is set by your contract.
What should I know about canals, bridges and waterfront homes in Port Charlotte?
Port Charlotte's canal system is large, and canal access is not the same as Gulf access. Fixed bridges set a height limit for sailboats, a lock controls the South Gulf Cove waterway, and county assessments (MSBUs) fund dredging by waterway. The county property roll flags waterfront parcels, and single family homes on the water recorded 777 sales at a $406,000 median, against $284,900 for the 1,862 single family homes not on the water, so the waterfront premium shows up in the data. The flag covers lake, pond and river frontage as well as canals. Area-by-area sales, bridges, the lock, seawalls and flood are on our Port Charlotte waterfront homes for sale page.
Data updated: October 2026.
Which bridges limit boat height from Port Charlotte?
The NOAA Coast Pilot 5 lists the US 41 and I-75 Peace River bridges as fixed at 45 feet of vertical clearance, and the Myakka El Jobean bridge as fixed at 25 feet. A boat that needs more clearance than a fixed bridge allows cannot pass that bridge, so measure your boat's air draft, including any antenna or tower, before you buy a canal lot for it. Always confirm current clearances against the chart you navigate by.
What is the South Gulf Cove lock?
South Gulf Cove's waterway reaches Charlotte Harbor through a lock that the county operates. The county has changed the lock's operating hours several times since 2025, including long closures, so we do not print hours here; check the county's South Gulf Cove lock page for current operations. A second, parallel lock was designed, but the South Gulf Cove Waterway advisory board minutes for December 17, 2025 record that the County Commission cancelled that work and refocused the contract on a new tender house for the existing lock (minutes); the county's older project page still shows a $12,891,801 budget. The South Gulf Cove waterway unit, which funds the lock, bills 5,217.0 waterfront equivalent residential units (ERUs) and 9,865.75 dry-lot ERUs, so every lot in the unit shares the cost.
What do canal assessments (MSBUs) cost by waterway?
Each Municipal Service Benefit Unit (MSBU) is a separate line on the property tax bill, and the rate changes by fiscal year (FY). The table lists the rates in our county research with the fiscal year beside each.
| MSBU | Rate by fiscal year | Note |
|---|---|---|
| NW Port Charlotte Waterway | FY25 $100; FY26 $310 adopted; FY27 $150 adopted | FY26 increase funds the exterior dredge; ordinance excludes seawalls |
| Edgewater North | FY25 $20.12 | |
| Gulf Cove Waterway | $300 in FY25, FY26 and FY27 | Preliminary file |
| South Gulf Cove Waterway | FY25 $50 waterfront; $25 dry lot | |
| South Gulf Cove Street and Drainage | $119 in FY26 and FY27 | |
| Harbour Heights Waterway | $300 in FY25 and FY26 | |
| Harbour Heights Street and Drainage | FY25 $355; FY26 $203; FY27 $203 | |
| Gardens of Gulf Cove Street and Drainage | FY25 $350; FY26 $543; FY27 $543 | |
| Greater Port Charlotte Stormwater Basin | Per acre: FY25 $151.07 vacant, $166.18 occupied; FY26 and FY27 $76.00 adopted |
Source: Charlotte County MSBU rate sheets and budget documents (charlottecountyfl.gov MSBU pages), retrieved October 28, 2026. Rates are per assessed unit and are not a total bill. Several FY26 and FY27 figures are preliminary or proposed.
Do MSBUs pay for seawalls?
No. The waterway units fund dredging, channel marking and, in South Gulf Cove, the locks. The ordinances for Northwest Port Charlotte, Buena Vista, Edgewater North, Harbour Heights, Manchester, Hayward Canal and South Bridge state that the unit shall not include seawalls, and the other units do not list seawalls among the work they fund. A seawall belongs to the lot owner, who pays to repair or replace it. Inspect the wall at your inspection stage, look for cracks, leaning and voids behind the cap, and get a contractor's estimate if anything looks wrong.
What do seawall permits and the county help program involve?
The county's seawall help program closed May 31, 2025. County seawall permits carry a $90 right-of-way review and a $95 zoning review, plus a building fee figured from the job's valuation, and a Notice of Commencement is required when the job exceeds $5,000. Some lots also need a scrub-jay habitat conservation plan (HCP) review or a gopher tortoise survey, and a septic permit where the lot is not on sewer. Ask the county building department which of these apply to your lot.
Can I buy a lot in Port Charlotte, and how many are vacant?
Yes. The county's parcel file codes 45,217 of 105,484 parcels in the six ZIPs as vacant. That is a large inventory of lots, and a vacant lot comes with its own checks for sewer, utilities, flood and lot size before you pay for it. Lot sales, fees and the cost to build are on our Port Charlotte land for sale page.
Data updated: October 2026.
| ZIP | Vacant-coded parcels | All parcels |
|---|---|---|
| 33948 | 6,512 | 16,731 |
| 33952 | 2,202 | 19,092 |
| 33953 | 12,399 | 19,842 |
| 33954 | 6,473 | 12,832 |
| 33980 | 2,130 | 9,983 |
| 33981 | 15,501 | 27,004 |
| Six ZIPs | 45,217 | 105,484 |
Source: Charlotte County Property Appraiser parcel file, October 28, 2026. Vacant-coded means the county's land use code is vacant; a parcel can still carry an unrecorded improvement or a platting issue.
Lot buyers should price the whole project, not just the lot. Charlotte County's adopted impact fees, in effect since October 12, 2022, total $7,804 for a single family home. A 2026 update study presented on September 15, 2026 calculated much higher fees, state law caps how fast they can rise, and the Board had adopted no increase as of October 28, 2026, so check the current schedule before you budget. Sewer connection is mandatory where a county line abuts the property: Florida law (F.S. 381.00655) gives the owner of a working septic system 365 days after the county's written notice of availability, and the connection type changes the cost. Ask the county utility for a connection quote for the exact lot.
Search lots on the MLS: all Port Charlotte listings, including land.
Who is building new homes in Port Charlotte?
Builders are active in 33953, 33954, 33980 and 33981, and builder-direct sales were 588 of the 3,026 recorded sales in the six ZIPs, or 19.4 percent, at a $315,000 median against $270,900 for resale. Builder-direct is our estimate. The builder table below shows "from" prices posted by each builder on October 28, 2026.
Data updated: October 2026.
| Builder | Community or product | ZIP | "From" price (2026-10-28) |
|---|---|---|---|
| D.R. Horton | Driftwood Bay | 33953 | $259,990 |
| Maronda Homes | Signature collection | 33954 | $264,900 |
| Maronda Homes | Premier collection | 33954 | from the $324s |
| Lennar | Gulf Cove | 33981 | $286,999 |
| Lennar | Scattered-lot quick move-in homes (Bloom plan) | varies | $269,499 to $284,499 |
| LGI Homes | LGI Homes community | 33981 | $280,900 |
| M/I Homes | Kings Gate villas | 33980 | $269,990 |
| Holiday Builders | Holiday Builders homes | not stated | no price posted |
Source: Builder marketing pages, checked October 28, 2026. These are builder marketing prices, not a recorded sale. Prices change often and exclude lot premiums and options. Builder pages are not linked here.
The Cove at West Port is sold out, so it is not on the table. Its recorded sales appear in the benchmark table only as history.
What is being built at West Port?
West Port is a master-planned area of about 2,000 homes, with an expansion of 423 homes on 180 acres and an entitlement ceiling of 2,702 units. Flamingo Boulevard, connecting US 41 and SR 776, is set to open in 2026, a Publix is planned for late 2027, and Lennar is planning a 2027 phase. West Port has recorded 163 county sales at a $290,000 median, 126 of them builder-direct at $292,650. West Port homes pay a Community Development District (CDD) assessment on the county tax bill. The West Port CDD's adopted fiscal 2027 budget lists $2,160.40 a year for townhomes and $1,605.80 to $2,691.73 for single family lots, so check the CDD line on the seller's tax bill before you write an offer.
Are there other new communities planned?
The county has a Murdock Village townhome planned development of 670 units. We name it as a planned project, not as inventory you can buy today.
How do I compare a new home with a resale home?
Compare total monthly cost, not sticker price. A builder-direct home at the $315,000 median costs $44,100 more than the $270,900 resale median before options, but a newer roof, newer mechanicals and newer code can change insurance and repair budgets. Ask the builder for the CDD or special assessment amounts and the HOA budget, and ask us for resale comparisons in the same ZIP.
Are there gated and 55+ communities in Port Charlotte?
Yes. Kings Gate is described on its community website as a gated 55+ golf community, and Port Charlotte Village publishes an age rule. Heritage Oak Park is described as gated with a master HOA plus a CDD. Every association sets its own rules, so read the recorded declaration for the age rule before you make an offer.
Data updated: October 2026.
- Kings Gate. Described on its community website (everythingkingsgate.com) as a gated 55+ golf community. The county recorded 59 sales at a $295,000 median, 5 of them builder-direct. M/I Homes lists villas there from $269,990. Read the recorded declaration for the age rule. Our Kings Gate homes for sale page covers villas, the club fee, the association documents and flood.
- Port Charlotte Village. Its community website (portcharlottevillage.com) states the rule this way: "At least one resident must be 55 or older, and all others must be over 45 years old." The county recorded 41 sales at a $150,000 median. Read the recorded declaration for the age rule.
- Heritage Oak Park. Gated, with a master HOA plus a CDD. The county recorded 24 sales at a $246,500 median, and the wider Heritage Oak Park group recorded 42 at $217,500. Our Heritage Oak Park homes for sale page covers the homes, villas and condos, the CDD and the associations.
Maple Leaf Estates recorded 72 sales at $141,000 and Riverwood 106 at $345,500. We do not state an age rule for either, so request each community's governing documents. A gate, a golf course or a club membership changes the monthly cost, and the documents are the only reliable source.
What flood zones and hurricane history should Port Charlotte buyers know?
Port Charlotte sits on Charlotte Harbor, and the county carries Community Rating System (CRS) Class 5, which FEMA values at a 25 percent discount on National Flood Insurance Program premiums, inside and outside the high-risk flood zones. Hurricane Charley (August 13, 2004, Category 4) sent its eyewall over Port Charlotte, Hurricane Ian (September 28, 2022, Category 4) brought record river flooding on the Peace and Myakka, and Hurricane Milton (October 9, 2024, Category 3) pushed 5 to 8 feet of surge into northern Charlotte Harbor. Check the flood zone of every address.
Data updated: October 2026.
A standard homeowners policy excludes flood, and flood insurance is required with a federally backed mortgage in a Special Flood Hazard Area. Ask for the elevation certificate, check the FEMA flood map for the exact address, and get a flood quote before you remove your inspection contingency.
Which hurricanes should Port Charlotte buyers know about?
The National Hurricane Center's reports give the record. Charley made landfall at Cayo Costa as a Category 4 on August 13, 2004, and its eyewall struck both Punta Gorda and Port Charlotte. Ian made landfall at Cayo Costa as a Category 4 on September 28, 2022; most Port Charlotte surge sensors stayed dry because of offshore winds, but the Peace and Myakka Rivers crested at record levels. Milton made landfall near Siesta Key as a Category 3 on October 9, 2024, with 5 to 8 feet of surge in the northern part of Charlotte Harbor and along the Peace River. Ask a seller what repairs were made after each storm and whether permits were closed.
What are the evacuation zones and shelters?
Charlotte County uses evacuation zones A to E. The county states that it has no certified Red Cross shelters; county-staffed shelters may open, they are pet friendly, and the county calls them a last resort. Confirm your zone on the county's evacuation zone lookup before you buy.
What do taxes, insurance and assessments cost in Port Charlotte?
The Property Appraiser's 2026 final rate chart puts most of unincorporated Charlotte County, tax district 104, at 15.3705 mills, and district 991, which has no street lighting levy, at 15.1798 mills. On the $301,400 single family median, a homesteaded home in district 104 carries $4,020.94 in ad valorem tax, and $4,632.67 without a homestead exemption. Flat charges, such as the $325.38 solid waste line, are added on top.
Data updated: October 2026.
What is the millage rate in Port Charlotte?
For 2026, district 104 totals 15.3705 mills and district 991 totals 15.1798 mills, up 0.2850 mills from 2025 (15.0855 and 14.8948). The only difference between the two is the 0.1907 mill street lighting levy, which applies in district 104. District 006, which holds nearly all South Gulf Cove and Gulf Cove parcels in ZIP 33981 on the county roll, totals 15.5683 mills, 0.1978 above district 104. Which district a parcel is in shows on its Property Appraiser record and its tax bill.
| Component (2026) | District 104 | District 991 |
|---|---|---|
| County | 6.1275 | 6.1275 |
| Law enforcement | 2.3578 | 2.3578 |
| Street lighting | 0.1907 | none |
| County debt | 0.2000 | 0.2000 |
| West Coast Inland Navigation District | 0.0394 | 0.0394 |
| Southwest Florida Water Management District | 0.1831 | 0.1831 |
| School, state required local effort | 3.0240 | 3.0240 |
| School, local | 3.2480 | 3.2480 |
| Total | 15.3705 | 15.1798 |
Source: Charlotte County Property Appraiser, 2026 Tax Roll Final Rate Chart (district 104: 108,798 parcels; district 991: 15,754 parcels), retrieved October 28, 2026.
How does the tax bill work out on a Port Charlotte home?
On the $301,400 single family median with a homestead exemption in district 104, the school taxable value is $276,400 and the tax at 6.2720 school mills is $1,733.58. The non-school taxable value, after the second $25,000 exemption, is $251,400 and the tax at 9.0985 mills is $2,287.36. The total is $4,020.94 a year, or $335 a month. Without the exemption, $301,400 at 15.3705 mills is $4,632.67, or $386 a month. In district 991 the same home is $3,973.00 with a homestead exemption and $4,575.19 without.
These are first-year estimates that assume the assessed value equals the price. Property tax discounts of 4, 3, 2 and 1 percent apply for paying in the first four months, and taxes become delinquent after April 1. Save Our Homes limits annual increases in the taxable value of a homesteaded property, but a sale resets the assessment, so do not assume the seller's bill will be yours.
What does homeowners insurance cost in Port Charlotte?
Citizens Property Insurance's Charlotte County averages are $2,994 for an HO-3 homeowners policy, $1,460 for an HO-6 condo policy, $5,202 for a wind-only HO-3, $2,810 for a mobile home and $2,083 for a dwelling policy. These are Citizens averages, not market quotes. Citizens eligibility turns on whether private offers are more than 20 percent higher than the Citizens premium, and it asks for roof documentation at 25 years for shingle roofs and 50 years for tile or metal. Get a wind mitigation inspection and several quotes before you close.
What non-ad valorem charges appear on the bill?
Flat charges sit beside the millage. Solid waste is $325.38. The fire rescue assessment was $203.77 per residential unit in FY23, with a 15 percent increase recommended for FY24; read the current amount on the parcel's own bill. MSBUs for canals, streets and drainage can add to the bill, as shown in the water section, so ask for the actual current bill for the exact parcel.
What does buying a Port Charlotte home cost beyond the price?
At the $301,400 single family median with 20 percent down, the loan is $241,120. At a 7.32 percent rate as of October 22, 2026, principal and interest are $1,656 a month. Add $335 for 2026 tax (district 104, homestead) and $250 for insurance at the Citizens HO-3 average, and the total is $2,241 a month, or $2,292 with no homestead exemption. The loan creates $844 in mortgage documentary stamps and $482 in intangible tax. At $301,400 the owner's title premium is $1,582 on original rates ($934 on a reissue) and the deed stamps are $2,110; who pays those two is set by your contract.
Data updated: October 2026.
The rates behind these items: documentary stamps are 70 cents per $100 on deeds and 35 cents per $100 on notes, the intangible tax is 2 mills on the note, and promulgated owner's title rates are $5.75 per $1,000 for the first $100,000 and $5.00 per $1,000 above that up to $1 million. Your lender's loan estimate is the final word.
How do water, sewer and utilities work for Port Charlotte homes?
Utilities run through Charlotte County, and sewer connection is mandatory where county sewer is available. Florida law gives the owner of a working septic system 365 days after the county's written notice that sewer is available to connect, and the connection type changes the cost. Solid waste is a flat annual charge of $325.38 on the tax bill. Water use is also subject to district watering rules.
Data updated: October 2026.
Ask three questions on any house: is it on county sewer or septic, is water supplied by the county, and are there any unpaid assessments or connection charges that transfer with the property? If a lot is not yet connected, get the county's written connection quote. The Southwest Florida Water Management District (SWFWMD) has Modified Phase III water restrictions in place through March 31, 2027, so check the current watering schedule before you plan a new lawn or irrigation system.
What are Port Charlotte schools like, and what is the school district grade?
Charlotte County Public Schools earned a district grade of A for 2026, up from a B the year before, and ranked 21st among Florida districts. School grades change every year, so use the district's locator to confirm the zoned school for an address and read that school's own grade on the state report card.
Data updated: October 2026.
District campuses with Port Charlotte names include Port Charlotte High and Port Charlotte Middle. Other district schools that serve parts of the Port Charlotte area include Meadow Park, Neil Armstrong, Kingsway, Vineland, Peace River, Myakka River and Liberty. Which school serves which address depends on the district's attendance zones, which change, so verify the zone with the district before you rely on it, and read the state school report card for the grades yourself.
What is changing in Port Charlotte?
Road widening, master-planned growth and two November 3, 2026 ballot items are the main changes. Kings Highway is being widened from April 27, 2026 to October 19, 2027, and Harborview Road widening is planned for 2.3 miles. West Port keeps adding homes, and the Murdock Village area is being redeveloped through a community redevelopment area.
Data updated: October 2026.
What is happening on Kings Highway and Harborview Road?
The Kings Highway widening is scheduled for April 27, 2026 to October 19, 2027 and costs $10,564,117.70 in total: $868,115 for design and $9,696,002.70 for construction. Harborview Road widening covers 2.3 miles, with design at $5.3 million, right-of-way at $20.7 million and construction at $64 million. We could not confirm when Harborview construction will start, so check the county's project page before buying on that road.
What is happening at West Port and Murdock Village?
West Port is about 2,000 homes today, with a 423 home expansion on 180 acres planned and a Publix scheduled for late 2027. The Murdock Village CRA covers about 1,200 acres and was created May 27, 2003, and a townhome planned development of 670 units is on file. These are plans, not completed projects, and plans change.
What is on the November 3, 2026 ballot?
Amendment 3 (HJR 1F) and a county 1 percent sales tax extension are both on the ballot on November 3, 2026. We do not take a position on either. Read the ballot language and the county's explanation, because property tax and sales tax changes can affect carrying costs.
How fast is Charlotte County growing?
The University of Florida's BEBR estimates the county's population at 223,430 in 2025, compared with 186,847 in 2020. Much of that growth sits east of I-75, where Babcock Ranch is Charlotte County's other fast-growing area. Punta Gorda Airport handled 2,282,002 passengers in 2025, up 18.5 percent.
How does Port Charlotte compare with Punta Gorda, North Port and Cape Coral?
Port Charlotte is unincorporated, while Punta Gorda, North Port and Cape Coral are incorporated cities, and that changes who issues permits and sets rules. On sourced figures, Port Charlotte's six ZIPs had a $288,000 median on 3,026 recorded sales. We did not pull the neighboring markets on the same county basis, so we do not print their medians here.
Data updated: October 2026.
| Measure | Port Charlotte | Punta Gorda | North Port | Cape Coral |
|---|---|---|---|---|
| Government | Unincorporated, governed by Charlotte County | Incorporated city | Incorporated city | Incorporated city |
| 2020 Census count | 60,625 | 19,471 | not compared here | not compared here |
| Population, BEBR 2025 | not published for the CDP | 20,446 | not compared here | not compared here |
| Median recorded price, county basis | $288,000 on 3,026 sales | not compared on the same county basis | not compared on the same county basis | not compared on the same county basis |
| Distance from a Port Charlotte builder site | not applicable | 5 miles | 10 miles | not stated |
Source: US Census Bureau 2020 count for Port Charlotte CDP; BEBR estimates for Punta Gorda (2025 and 2020 figures); Charlotte County recorded sales for Port Charlotte; distances published by Holiday Builders, a builder, on its own page, and stated as plain text. Distances are estimates.
For Cape Coral, which is in Lee County, see our Cape Coral homes for sale page, and for the Fort Myers side of the region see Fort Myers homes for sale. We name Punta Gorda here without a separate page. If you want the same recorded-sales view for another market, ask us and we will pull it.
What parks and recreation are in Port Charlotte?
Port Charlotte Beach Park at 4500 Harbor Blvd is a bayfront county park of 16.08 acres, built in 1972 and renovated in 2012. The county lists a sand beach, boat ramp, canoe and kayak launch, boardwalk with fishing pier, heated pool, recreation center, playground, two large pavilions and courts for basketball, tennis, sand volleyball, bocce and horseshoes. Hours are 6 a.m. to 9 p.m. and parking is 75 cents per hour. Dogs are not permitted on beaches or fishing piers under a county ordinance. Tippecanoe Environmental Park is also named on the county's parks map.
Data updated: October 2026.
Boating is a larger part of life for canal owners than for inland owners, and the lock, bridges and MSBU sections above matter more for waterfront buyers. Golf is part of communities such as Kings Gate. For parks hours and fees, check the county parks page, because rates change.
How far is Port Charlotte from Tampa, Fort Myers and the airport?
Visit Florida lists Tampa at about 100 miles, roughly 1 hour 45 minutes by I-75, and Fort Myers at about 30 miles, roughly 45 minutes. Englewood Beach is about 30 minutes away. A builder's page lists Punta Gorda at 5 miles, North Port at 10 miles, Punta Gorda Airport at 10 miles, Fort Myers at 30 miles, Sarasota at 50 miles and Southwest Florida International at 40 miles. These are estimates, not measured drive times.
Data updated: October 2026.
| Destination | Distance or time | Source |
|---|---|---|
| Punta Gorda | 5 miles | Builder page, estimate |
| North Port | 10 miles | Builder page, estimate |
| Punta Gorda Airport | 10 miles | Builder page, estimate |
| Fort Myers | about 30 miles, about 45 minutes | Visit Florida; builder page agrees on 30 miles |
| Englewood Beach | about 30 minutes | Visit Florida |
| Tampa | about 100 miles, about 1 hour 45 minutes via I-75 | Visit Florida |
| Southwest Florida International Airport | 40 miles | Builder page, estimate |
| Sarasota | 50 miles | Builder page, estimate |
Source: Visit Florida and distances stated by Holiday Builders on its own page. Not measured drive times from a specific address; test the drive at the hour you would make it.
Who lives in Port Charlotte, according to the Census?
The 2020 Census counted 60,625 people in the Port Charlotte CDP. The Census Bureau's American Community Survey (ACS) reports a median owner-occupied home value of $269,900, median household income of $63,844, an owner-occupied share of 83.2 percent, median rent of $1,553 and 2.34 persons per household.
Data updated: October 2026.
Those are survey estimates with margins of error. The $269,900 ACS home value is a different measure from the $288,000 median of recorded sales, because the ACS counts homeowners' own estimates and the county counts closed sales.
Your Port Charlotte agents at Domain Realty Group
Domain Realty Group is a team of about 40 agents founded in 2008 and led by Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671), who bring over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar. Domain Realty Group, the #1 team in Southwest Florida since 2012, has $2.5 billion in team production and 4,000+ transactions. RealTrends 2026: #5 in Florida.
Data updated: October 2026.
The agents below can help with Port Charlotte searches. Each line comes from the agent's own bio page. Meet the full roster on our agents page or learn more about Domain Realty Group.
- Jesse McGreevy: Co-Founder and REALTOR.
- Marc Comisar: Co-Founder and Broker Associate.
- Lindsey Moffat-Ridge: Realtor and Babcock Ranch Specialist.
- Jordan Ridge: Realtor and Babcock Ranch Specialist.
- Jason Peterson: Realtor, serving Southwest Florida since 2003.
- Christina Walsh Peterson: Realtor for over 20 years, J and C Home Team.
- Jake Comisar: Realtor and Resort and Golf Community Specialist.
What clients say about working with our agents:
★★★★★ "Christina and Jason are rock stars! If you are looking for agents that know the market, are giving of their time, work hard but aren't pushy, are well connected, and care about YOU, then you found your agent!" Verified Google review. Joe Kurnos, on working with Christina Walsh Peterson and Jason Peterson of Domain Realty Group.
★★★★★ "Marc's attention to detail and deep understanding of the Southwest Florida market gave us so much confidence." Verified Google review. Katie Whalen Polewski, on working with Marc Comisar of Domain Realty Group.
Read more on our client reviews page.
How do I reach Domain Realty Group?
Call Domain Realty Group at 239-441-2816 or use our contact page. We have three offices: Bonita Springs at 24031 S Tamiami Trl #101, FL 34134; Naples at 9180 Galleria Ct #200, FL 34109; and Fort Myers at 8290 College Parkway, Unit 201, FL 33919. We do not have a Port Charlotte office. Brokered by Domain Realty, a licensed Florida real estate brokerage.
Thinking of selling a Port Charlotte home?
Many Port Charlotte buyers are also selling, often a first home on the same canal grid or a house up north. The recorded sales on this page are the same ones that price your current home, by ZIP, by plat section and by waterway. When you are ready, Jesse McGreevy and Marc Comisar's McGreevy and Comisar team will show you how to sell a home in Port Charlotte with a pricing plan built on those recorded sales.
What are the most common questions about Port Charlotte homes for sale?
These are the questions buyers ask us most about Port Charlotte real estate, answered from the county data and research on this page. Figures are for the six ZIPs unless stated, recorded from October 1, 2025 through September 9, 2026, the newest sale in the county's file (index built October 28, 2026).
Data updated: October 2026.
How much do homes cost in Port Charlotte?
The six-ZIP median recorded price was $288,000 on 3,026 sales. Single family homes had a $301,400 median on 2,636 sales, condos $125,000 on 219 sales, co-ops $144,000 on 121 sales and manufactured homes $120,000 on 47 sales. Prices by ZIP range from $215,000 in 33980 to $365,000 in 33981.
What is the median price of a house in Port Charlotte?
The single family median was $301,400, and the single family resale median was $295,000. The all-homes median of $288,000 includes condos, co-ops and manufactured homes, so it is lower than the median for a house on its own lot.
Is Port Charlotte its own city?
No. Port Charlotte is an unincorporated census-designated place in Charlotte County. It covers the ZIP codes 33948, 33952, 33953, 33954, 33980 and 33981, and Charlotte County, not a city government, handles permits, utilities and taxes.
What ZIP codes are in Port Charlotte?
The six ZIPs are 33948, 33952, 33953, 33954, 33980 and 33981. Harbour Heights has a Punta Gorda postal address (33983) and is reported separately. Our MLS search frame is approximate and can include addresses outside the Port Charlotte ZIPs, so check each listing's address.
Is Port Charlotte a good place to live?
That depends on your priorities, so we point you to facts you can check: recorded prices by area, the flood and canal rules, the tax bill, the district's A grade for 2026, the two hospitals and the drive distances on this page. A visit at the time of day you would commute will tell you more than a summary can.
How many brand-new homes sold in Port Charlotte last year?
Builder-direct sales were 588 of the 3,026 recorded sales, or 19.4 percent, at a $315,000 median. That count is our estimate of sales made directly by a builder. For current builder "from" prices, see the builder table above.
Who builds new homes in Port Charlotte?
Builders posting Port Charlotte prices include D.R. Horton, Maronda Homes, Lennar, LGI Homes and M/I Homes, and Holiday Builders builds in Port Charlotte without a posted price. Their posted "from" prices on October 28, 2026 ranged from $259,990 to $286,999 where a single starting price was posted (Maronda's Premier collection starts in the $324s).
Are new villas being built at Kings Gate?
M/I Homes lists villas at Kings Gate from $269,990 according to the builder's marketing. Kings Gate is described on its community website as a gated 55+ golf community, so read the recorded declaration for the age rule before you make an offer.
What is the cheapest part of Port Charlotte?
By recorded median, the lowest is Village of Holiday Lake at $121,000, followed by Maple Leaf Estates at $141,000 and Port Charlotte Village at $150,000. By ZIP, 33980 has the lowest median at $215,000. Low prices often come with association rules or older systems, so inspect carefully.
What is the most expensive part of Port Charlotte?
Port Charlotte Beach recorded the highest median at $550,000 on 37 sales, and South Gulf Cove resale recorded $569,000 on 193 sales. The South Gulf Cove overall median was $490,000 on 282 sales.
How much are property taxes in Port Charlotte?
The 2026 rate is 15.3705 mills in tax district 104 and 15.1798 mills in district 991. At the $301,400 single family median in district 104, the tax is $4,020.94 a year with a homestead exemption and $4,632.67 without. Flat charges are added.
What is the millage rate in Port Charlotte?
For 2026, 15.3705 mills in tax district 104 and 15.1798 mills in district 991: county 6.1275, law enforcement 2.3578, county debt 0.2000, water management and inland navigation 0.2225, school 6.2720, plus 0.1907 for street lighting in district 104 only.
When are Port Charlotte property taxes due?
Florida tax bills discount early payment by 4, 3, 2 and 1 percent, depending on the month you pay, and taxes become delinquent after April 1. Check the Charlotte County Tax Collector for your parcel's exact due dates and amounts.
Do I need flood insurance in Port Charlotte?
Standard homeowners policies exclude flood, and flood insurance is required with a federally backed mortgage in a Special Flood Hazard Area. Charlotte County is CRS Class 5, which FEMA values at a 25 percent discount on National Flood Insurance Program premiums; private flood policies do not get it. Check the FEMA flood zone and ask for an elevation certificate for the exact address.
How much is homeowners insurance in Port Charlotte?
Citizens Property Insurance's Charlotte County averages are $2,994 for an HO-3 policy, $1,460 for an HO-6 condo policy, $5,202 for wind-only HO-3 and $2,810 for a mobile home. Private market quotes differ, and roof age and wind mitigation features move the price, so get several quotes.
Is Port Charlotte in a hurricane zone?
Yes, like all of Southwest Florida. Charley's eyewall crossed Port Charlotte in 2004 as a Category 4, Ian (Category 4, 2022) brought record river crests on the Peace and Myakka, and Milton (Category 3, 2024) pushed 5 to 8 feet of surge into northern Charlotte Harbor. Charlotte County uses evacuation zones A to E, so confirm the zone of any address you are considering.
Does Port Charlotte have canal homes?
Yes. Single family homes flagged as waterfront in the county roll recorded 777 sales at a $406,000 median, and South Gulf Cove, Gulf Cove, Edgewater, Northwest Port Charlotte and Harbour Heights each have waterway assessments. Fixed bridges and the South Gulf Cove lock limit boat access, so match the boat to the route before you buy.
Can sailboats get out from Port Charlotte canals?
It depends on the route. NOAA Coast Pilot 5 lists the US 41 and I-75 Peace River bridges as fixed at 45 feet and the Myakka El Jobean bridge as fixed at 25 feet. Measure your vessel's air draft and confirm the clearances on the chart before buying a canal lot.
What is an MSBU in Port Charlotte?
A Municipal Service Benefit Unit is a county assessment for a defined area that appears on the tax bill. Canal MSBUs fund dredging and channel upkeep, and seawalls stay with the lot owner. The rates listed in the water section differ by waterway and fiscal year, so check the current rate for the property's unit.
Who pays for a seawall in Port Charlotte?
The property owner pays. Waterway MSBUs fund dredging and channel upkeep, and several unit ordinances expressly exclude seawalls. The county's seawall help program closed May 31, 2025. A seawall permit carries county review fees plus a building fee figured from the job's valuation, and a Notice of Commencement is required when the work exceeds $5,000.
Can I buy a vacant lot in Port Charlotte?
Yes. The county codes 45,217 of 105,484 parcels in the six ZIPs as vacant. Before buying, check sewer availability (connection is mandatory where county sewer abuts the property, within 365 days of the county's written notice under F.S. 381.00655), flood zone, the adopted impact fees ($7,804 for a single family home since October 12, 2022, with a higher 2026 schedule under study), and any assessments.
Are there 55+ communities in Port Charlotte?
Kings Gate is described on its community website as a gated 55+ golf community, and Port Charlotte Village states: "At least one resident must be 55 or older, and all others must be over 45 years old." Read the recorded declaration for the age rule of any community before you make an offer.
Are there condos in Port Charlotte?
Yes. The county recorded 219 condo sales at a $125,000 median, with 218 of them resale at $124,500. Older US 41 corridor buildings from 1970 to 1984 trade at medians between $40,000 and $160,000 on longer county windows.
What should I check before buying a Port Charlotte condo?
Ask for the milestone inspection report, the structural integrity reserve study, the budget and the minutes. Florida statutes 553.899, 718.112, 718.111 and 718.503 govern those items, and an attorney can tell you which apply to your purchase. Then add the monthly dues to the $918 a month carrying cost for a $125,000 condo.
What is the mortgage payment on a Port Charlotte home?
At the $301,400 single family median with 20 percent down and a 7.32 percent rate as of October 22, 2026, principal and interest are $1,656 a month. With $335 tax and $250 insurance, the total is $2,241 a month. A $125,000 condo comes to $918 a month before dues.
What are closing costs in Port Charlotte?
At the $301,400 single family median with a $241,120 loan, mortgage documentary stamps are $844 and intangible tax is $482. The owner's title policy is $1,582 ($934 on a reissue) and deed stamps are $2,110; your contract sets who pays those two. Your lender and title company give the final figures.
What hospitals are near Port Charlotte?
AdventHealth Port Charlotte at 2500 Harbor Boulevard, formerly ShorePoint Port Charlotte until March 1, 2025, has 254 beds according to AdventHealth. HCA Florida Fawcett is at 21298 Olean Boulevard. Confirm services and emergency capabilities directly with each hospital.
How are the schools in Port Charlotte?
Charlotte County Public Schools earned a district grade of A for 2026, up from a B, and ranked 21st in the state. Individual school grades are on the state's school report card.
How far is Port Charlotte from the airport?
A builder's page lists Punta Gorda Airport at 10 miles and Southwest Florida International Airport at 40 miles. Punta Gorda Airport handled 2,282,002 passengers in 2025, up 18.5 percent. Distances are estimates, so check the drive from the address you are considering.
How far is Port Charlotte from Fort Myers and Tampa?
Visit Florida lists Fort Myers at about 30 miles, roughly 45 minutes, and Tampa at about 100 miles, roughly 1 hour 45 minutes via I-75. See our Fort Myers homes for sale page if the Lee County side of the region is also on your list.
What is changing in Port Charlotte?
Kings Highway is being widened from April 27, 2026 to October 19, 2027 at $10,564,117.70. West Port is growing, with a 423 home expansion and a Publix planned for late 2027. Harborview Road widening is planned, but its construction timing is unconfirmed.
How do I search Port Charlotte homes for sale?
Use the four search links in the "Where can I see Port Charlotte homes for sale right now?" section for all homes, single family, condos and newer homes. You can also call Domain Realty Group at 239-441-2816, and we will set up a saved search that matches your budget and areas.
Who is Domain Realty Group?
Domain Realty Group is the #1 team in Southwest Florida since 2012, with about 40 agents, founded in 2008 and led by Jesse McGreevy and Marc Comisar. RealTrends 2026 ranks the team #5 in Florida. Learn more about Domain Realty Group or call 239-441-2816.
Does Domain Realty Group have a Port Charlotte office?
No. Our offices are in Bonita Springs, Naples and Fort Myers. Our agents work Port Charlotte searches, and you can reach the team at 239-441-2816 or on the contact page.
Where do these Port Charlotte facts come from?
Every figure on this page comes from the sources below or from simple arithmetic on them. Builder "from" prices come from the builders' own pages, which are not linked, and are labelled as marketing prices. County sales data was compiled by Domain Realty Group from Charlotte County records and is not an official county publication.
Data updated: October 2026.
County, state and federal sources
- Charlotte County Government, MSBU and MSTU units: waterway, street and drainage rate sheets and budget documents, retrieved October 28, 2026.
- Fox 4 News, Charlotte County maintains its flood insurance discount rating: Community Rating System Class 5 and the discount of up to 25 percent, retrieved October 28, 2026.
- Charlotte County Emergency Management, flood information: flood hazards and insurance basics.
- Charlotte County, Port Charlotte Beach Park: park facilities, hours and parking.
- Charlotte County Property Appraiser, data downloads: parcel roll and recorded sales files (October 28, 2026), the source of every recorded-sales figure on this page.
- Charlotte County Property Appraiser: exemptions, Save Our Homes, assessment rules.
- Charlotte County Property Appraiser, 2026 Tax Roll Final Rate Chart: millage by tax district, retrieved October 28, 2026.
- Florida Department of Education: school board budget and school grades.
- Florida Department of Revenue: property tax and reassessment rules.
- US Census Bureau: 2020 count and American Community Survey estimates.
- University of Florida BEBR: county and city population estimates.
- National Hurricane Center, tropical cyclone reports: Charley (2004), Ian (2022) and Milton (2024).
- NOAA Coast Pilot 5: bridge clearances, retrieved October 2026.
- Florida Statutes, chapter 718 (condominiums): buyer rights, plus chapters 553, 719 and 723.
- Citizens Property Insurance: Charlotte County average premiums and roof rules.
- Southwest Florida Water Management District: water restrictions through March 31, 2027.
Community, hospital, school and travel sources
- Kings Gate community website: description of the community.
- Port Charlotte Village community website: age rule.
- Charlotte County Public Schools: district grade, ranking and graduation rates.
- AdventHealth: AdventHealth Port Charlotte bed count.
- Visit Florida: distances to Tampa, Fort Myers and Englewood Beach.
- Florida Department of Transportation: road project information.
- West Port Community Development District: fiscal 2027 adopted budget and per-unit assessments.
- Charlotte County, South Gulf Cove Waterway unit rate sheet: waterfront and dry-lot ERUs.
- FEMA, Community Rating System: CRS class discounts and scope.