Punta Gorda Waterfront Homes for Sale
Punta Gorda waterfront homes for sale run from canal houses in Punta Gorda Isles to tidal-canal lots at Pirate Harbor and lake-front homes in the Burnt Store corridor, and the word "waterfront" means something different at each address. This guide covers waterfront homes for sale in Punta Gorda FL, from canal homes and Punta Gorda waterfront property on Charlotte Harbor to the City's own description of "sailboat water," and it sits under our Punta Gorda homes for sale guide. In the 12 months to September 9, 2026, Charlotte County recorded 679 waterfront single family sales at a $550,000 median, or $272 per living square foot, against 916 non-waterfront single family sales at $338,350.
On this page "Punta Gorda" means the City of Punta Gorda (Punta Gorda Isles, Burnt Store Isles and downtown) plus unincorporated Charlotte County addresses that use ZIP codes 33950, 33955, 33982 and 33983. Babcock Ranch has its own Babcock Ranch homes for sale page, and Burnt Store Marina sits in Lee County, so its figures are labelled Lee and never blended with Charlotte. The county roll's waterfront flag cannot tell a harbor canal from a lake, so this page sorts the water itself: canals, rivers, the harbor and freshwater lakes. If you are weighing canal cities, the comparison section sets Punta Gorda beside Cape Coral.
By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.
Key takeaways for Punta Gorda waterfront buyers
- Charlotte County recorded 679 waterfront-flag single family sales in the 12 months to September 9, 2026 at a $550,000 median and $272 per living square foot. Over 24 months it was 1,202 sales at $550,000, across 9,096 waterfront-flag single family parcels in scope.
- Non-waterfront single family homes sold at $338,350 across 916 sales ($182 per square foot), so the waterfront median ran $211,650 higher (computed from the two medians).
- Inside the City of Punta Gorda, waterfront-flag homes of all types recorded 609 sales at $537,500. In unincorporated Charlotte County with a Punta Gorda address it was 432 sales at $332,500.
- The City says "Most of the PGI system features deep, wide canals with no fixed bridges," and names two inlet bridges in its code. Burnt Store Isles reaches the harbor through a narrow passage where lock doors were removed in 2001. Confirm access address by address.
- In the City's Punta Gorda Isles (PGI) and Burnt Store Isles (BSI) canal districts, the City owns the seawalls on private canal lots and the districts pay to repair them. The canal assessment per single family lot rose from $550 in fiscal year 2021 to $1,350 in fiscal year 2026 in PGI, with $1,500 adopted for fiscal year 2027. BSI went from $460 to $1,010, with $1,035 adopted for fiscal year 2027.
- All 479 sampled City canal-front single family parcels sat in FEMA flood zone AE, with a base flood elevation of 9 feet at 455 of them and 10 feet at 24, and in Charlotte County evacuation zone A.
- City code limits a canal dock to 10 feet out from the seawall, bans floating docks and lift covers, and keeps every structure within 25 feet of the wall.
- At the $550,000 county waterfront median, with 20 percent down at 7.32 percent, an illustration comes to about $4,293 to $4,629 a month for a City PGI home and $4,060 to $4,440 for an unincorporated waterfront home.
- Burnt Store Lakes, Seminole Lakes, Deep Creek and Heritage Landing carry the waterfront flag but are lakes or golf settings, not harbor canal markets.
Data updated: October 2026.
| Waterfront snapshot, 12 months to September 9, 2026 | Recorded sales | Median price | Median per living sq ft |
|---|---|---|---|
| Waterfront flag, single family (all Punta Gorda area addresses in Charlotte County) | 679 | $550,000 | $272 |
| No waterfront flag, single family | 916 | $338,350 | $182 |
| Waterfront flag, all home types | 1,041 | $425,000 | $224 |
| City of Punta Gorda, waterfront flag, all home types | 609 | $537,500 | $272 |
| Unincorporated Charlotte County, Punta Gorda address, waterfront flag, all home types | 432 | $332,500 | $193 |
| Burnt Store Marina area (Lee County, ZIP 33955), single family and land-condo houses, not waterfront-only | 33 | $460,000 | not computed |
Source: Charlotte County Property Appraiser recorded sales and roll waterfront field, DOR-qualified improved sales, newest recorded sale September 9, 2026, retrieved October 2026; Lee County Property Appraiser files for the Burnt Store Marina row (Lee parcels with ZIP 33955, use code 01). The waterfront flag does not separate a harbor-connected canal from a freshwater lake or pond. Babcock Ranch and Harbour Heights are excluded.
Punta Gorda waterfront homes for sale right now
Every active Punta Gorda waterfront listing sits inside the map searches below, but the search has no waterfront filter, so you confirm water and access listing by listing. We print no count of homes for sale, because no verified active count exists. Call 239-441-2816 and a Domain Realty Group agent will set up showings.
The frame is a rectangle around the City, Punta Gorda Isles, Burnt Store Isles and the Burnt Store corridor. A rectangle is not a city limit, so a few listings at its edges carry Port Charlotte, Babcock Ranch or Lee County addresses. Read each listing's remarks for the water type, the seawall, the dock and the lift.
How we define waterfront on this page
Waterfront here means a parcel that touches water, sorted into four working classes: canal water in the City's Punta Gorda Isles and Burnt Store Isles districts, tidal canals and basins in unincorporated Charlotte County such as Pirate Harbor, river and harbor frontage, and freshwater lakes or ponds. The county roll's single waterfront flag lumps these together, which is why other sites report very different counts for the same city. We report the county flag as recorded and then explain the water behind it, section by section, so a boater and a lake-view buyer are each told the truth.
Punta Gorda Isles and Burnt Store Isles map search
The City's two canal districts carry the largest waterfront-flag parcel counts in the county table (1,053 parcels in PGI Section 14 and 864 in Section 15, for example), and a tighter map frame keeps the results on them. Use the Punta Gorda Isles and Burnt Store Isles map search, then confirm waterfront, seawall and access on each listing. The frame is a map area, not a waterfront filter, and a few results at its edges may be dry lots or condos.
Looking for condos on the water, or lots?
Buildings on the harbor and canals have their own page: see Punta Gorda condos for sale, which carries the condo law, fee and flood detail that does not apply to a house. Waterfront lots are a separate topic with their own checks on utilities, flood and permits, and we cover them on a separate Punta Gorda land page. This page stays with single family waterfront homes.
What do Punta Gorda waterfront homes sell for?
Punta Gorda waterfront single family homes sold at a $550,000 median across 679 recorded sales in the 12 months to September 9, 2026, and at the same median across 1,202 sales over 24 months. Waterfront-flag homes of all types sold at $537,500 inside the City and $332,500 in unincorporated Charlotte County. On this page, 12 months means recorded sales from October 1, 2025 to September 9, 2026, the newest deed in the county file, and 24 months starts October 1, 2024. Data updated: November 2026.
| Waterfront-flag single family, county records | Recorded sales | Median price |
|---|---|---|
| 12 months to September 9, 2026 | 679 | $550,000 |
| 24 months to September 9, 2026 | 1,202 | $550,000 |
Source: Charlotte County Property Appraiser roll (9,096 waterfront-flag single family parcels in scope) and recorded sales, qualified improved sales, multi-parcel deeds excluded, retrieved October 2026.
Waterfront vs non-waterfront single family sales
The roll's flag splits the market cleanly. Waterfront-flag single family homes sold at $550,000 and $272 per living square foot, while single family homes without the flag sold at $338,350 and $182 across 916 sales. Counting every home type, flagged homes recorded 1,041 sales at $425,000 and $224 per square foot against 1,238 unflagged sales at $300,000 and $174. The gap is real, but it mixes canal houses on sailboat water with lake-view homes, so use the section tables below for a price that fits the water you want.
City of Punta Gorda vs unincorporated waterfront sales
Inside the City, waterfront-flag homes of all types recorded 609 sales at a $537,500 median and $272 per square foot. In unincorporated Charlotte County with a Punta Gorda address, the same flag recorded 432 sales at $332,500 and $193 per square foot. The City figure includes the Punta Gorda Isles canal sections, and the unincorporated figure includes lake and golf plats in Deep Creek, Heritage Landing and the Burnt Store corridor, whose recorded medians are lower in the section tables below. The City and unincorporated areas also pay different tax rates, covered in the monthly cost section.
Waterfront prices by Punta Gorda Isles section
Among Punta Gorda Isles sections with at least five sales in the 12 months, the county table runs from $545,000 in Section 5 (46 sales) to $806,250 in Section 12 (70 sales). Section 11 recorded 23 sales at $790,000, Section 14 recorded 71 at $690,000 and Section 15 recorded 56 at $677,000. The full section-by-section tables sit in the Punta Gorda Isles and Burnt Store Isles sections below, each with its sale count so you can see how much weight a median can carry.
Why small samples need care
A section with four or fewer sales in a window can swing on one deed. Section 10 has 28 waterfront-flag parcels and only two recorded sales in the 12 months, which describe two houses and not a market level. In the tables we print the median only where a window holds five or more sales, and show "few sales" where it does not. For a specific street, we pull the recorded sales on the exact block.
What kind of water comes with a Punta Gorda waterfront home?
Punta Gorda waterfront comes in four kinds: canals in the City's two districts, where most of Punta Gorda Isles has no fixed bridges per the City; Burnt Store Isles canals that reach the harbor through a narrow former lock passage; tidal canals in unincorporated Charlotte County; and freshwater lakes that are not boating water. Data updated: October 2026.
Sailboat water in the Punta Gorda Isles canals
The City of Punta Gorda boating page says: "Most of the PGI system features deep, wide canals with no fixed bridges, offering sailboat water access directly from your backyard to the harbor." Two words matter, "Most" and "PGI system," because the City does not say every canal, and it publishes no clearance table, depth table or list of which canals are bridge-free. The City's boating page says it maintains over 50 miles of residential canals, while its canals page reports about 45 miles of canals and inlets and 91 miles of seawalls; the two pages count differently, so we cite each by name. Treat "sailboat water" as a claim to verify at the address.
Bridged canals and the two inlet bridges
City code names a Tarpon Inlet Bridge, described with a 40-foot-wide channel, and a Bass Inlet Bridge, and it bars new structures beside either one. Lots on the Pompano, Bass and Tarpon inlets listed in the code are limited to structures no more than 20 feet from the seawall, against 25 feet elsewhere. We found no vertical clearance for either bridge in any first-party source, so we print none. A buyer with a masted boat should measure the lowest fixed bridge between the dock and the harbor, or ask for the County or state bridge inventory entry.
The Burnt Store Isles inlet and the former lock
Burnt Store Isles reaches the harbor through the remains of a lock, and it is not a working lock. The City's inlet widening document says the original lock was built sometime in the 1980s, the lock doors were removed in 2001, and "the remaining lock infrastructure continues to function as a narrow passageway." The Burnt Store Isles Association (BSIA) reported the lock widening project complete, with a final walk-through on April 17, 2025. The City still lists "the BSI boat lock" in its district scope, so you will see the phrase on City pages. The width, depth and suitability of the passage for a sailboat are not published, so ask the BSI Canal Advisory Committee or measure it.
Freshwater lakes and ponds
Many waterfront-flag parcels in the Burnt Store corridor and Deep Creek sit on lakes or ponds that their own associations describe as freshwater and do not market as harbor access. The Burnt Store Lakes declaration limits boats on its private lakes to electric trolling motors, oars, paddles or sails. Seminole Lakes describes "8 sparkling lakes and 450 Homes." Deep Creek's Section 20 association says "Many homes are on freshwater lakes or canals." These are lake settings, priced and maintained differently from a seawalled harbor canal, and none is a Gulf-access market.
Tidal canals and harbor frontage in unincorporated Charlotte County
Pirate Harbor and the Alligator Creek area are in unincorporated Charlotte County, not in a City canal district. Charlotte County runs a waterway unit for each that pays for dredging, marking and safety devices, and the County survey sheets label Charlotte Harbor on both. We use the words "Charlotte Harbor access" for them and no "sailboat water" claim, because no first-party source describes their bridges or clearances. Frontage directly on Charlotte Harbor or the Peace River follows a different dock rule set, covered in the dock section.
How to confirm access for one address
Treat any listing remark about Gulf access or sailboat water as a lead, not proof. Five steps settle it:
- Trace the route from the dock to the harbor on the City or County map and note every bridge.
- Measure or document the lowest fixed bridge and compare it with your boat's air draft and keel.
- Ask for a current depth sounding at the dock and at the canal mouth, since silting is why the City runs a dredging program.
- Ask the seller for any canal access letter, survey and dock permit.
- Ask the City or County for the date of the last dredge for that canal.
How do you get from a Punta Gorda canal to the Gulf?
From a Punta Gorda canal you cross Charlotte Harbor and leave through Boca Grande Pass, which the state calls the deepest pass in the Charlotte Harbor estuarine complex. No government source gives a run time, so we print none. The straight-line distance is about 11 to 17 nautical miles, from our own calculation on government coordinates. Data updated: October 2026.
Charlotte Harbor, the Peace River and Boca Grande Pass
NOAA's U.S. Coast Pilot 5 (edition dated October 25, 2026) places Punta Gorda 4 miles above the entrance of the Peace River, on the south side. The federal channel at Port Boca Grande is 32 feet deep from deep water in the Gulf, and a natural channel marked by lights and daybeacons runs from Port Boca Grande to the mouth of the Peace River, with a controlling depth of 9 feet reported in 1982. The same text says small vessels can anchor almost anywhere in the harbor and warns of numerous floating piles. The City's boating page confirms the connection in plain words: access to the Peace River, the Myakka River and the Gulf via Boca Grande Pass.
Straight-line distance to Boca Grande Pass
Distance by water depends on your canal, the marked channel and speed zones, so we give only a straight line and label it as ours. We measured from government coordinates to Port Boca Grande Light. Your real track is longer, and we convert nothing to minutes.
| Starting point | Straight line to Port Boca Grande Light |
|---|---|
| NOAA tide station at Punta Gorda | about 16.5 nautical miles |
| Burnt Store Isles inlet (City project location) | about 15.8 nautical miles |
| Safe Harbor Burnt Store marina (Lee County) | about 11.4 nautical miles |
Source: our own great-circle calculation, October 28, 2026, from coordinates published by NOAA and the City of Punta Gorda. This is not a charted route.
Bridges on the Peace and Myakka rivers and the Intracoastal Waterway
Bridge clearances matter only if you leave the harbor up a river or north on the Intracoastal Waterway. NOAA publishes these, and the Coast Pilot text read for this page names no bridge on the open harbor route between Punta Gorda and Boca Grande Pass. The passages do not state a tidal datum, so confirm each figure against your boat's air draft.
| Bridge | Where | Published clearance |
|---|---|---|
| U.S. 41 highway bridges | Peace River at Punta Gorda | two fixed spans, each 45 feet |
| Interstate 75 twin bridges | 2.1 miles above U.S. 41 | fixed, 45 feet |
| Overhead cables | about 5 miles and 6.1 miles above Punta Gorda | 60 feet |
| Highway bridge at El Jobean | Myakka River, 3 miles above the mouth | fixed span, 25 feet |
| Boca Grande Causeway | Gasparilla Sound on the Intracoastal Waterway, north of the pass | swing bridge, 22 feet at the swing span |
Source: NOAA, U.S. Coast Pilot 5, Chapters 4 and 12, edition dated October 25, 2026. The interior Punta Gorda Isles inlet bridges have no first-party clearance figure and are not in this table.
Depths and tides
Published depths are old, so treat them as history. NOAA's text gives a 2011 controlling depth of 7 feet at the Punta Gorda municipal marina approach, with 4 to 8 feet in the basin, and no current figure for canal mouths. The City says dredging keeps "adequate depth" in its canals and offers dockside dredging through its marine contractor at the owner's expense. The tide range is small: NOAA's Punta Gorda station shows a mean range of 1.25 feet and a great diurnal range of 1.96 feet, and Port Boca Grande shows 0.93 and 1.56 feet. A small tide means dock depth changes little with the tide, and silting does not clear itself.
Speed zones and manatee rules
The City sets Slow Speed Minimum Wake in all canals of the PGI and BSI districts and in named access channels, and on other shorelines within City limits out to the six-foot depth contour. Chapter 6 civil penalties are $100 for a first violation, $200 for a second and $300 after that. The state manatee rule for Charlotte County, Florida Administrative Code 68C-22.015, regulates the Peace River above U.S. 41, Shell, Hunter and Deep creeks, Lemon Bay and Turtle Bay, and it contains no zone for the Punta Gorda Isles canals or the open harbor off Punta Gorda. FWC says its maps show only a small number of zones and tells boaters to watch posted signs. The County's 2017 Manatee Protection Plan exempts residential single family docks with four or fewer slips from its siting strategy.
Ramps and marinas near Punta Gorda
The City's Ponce de Leon Park, at 3400 Ponce de Leon Parkway, has a public ramp the City calls the gateway to the Punta Gorda Isles canal system and Charlotte Harbor. Laishley Park Municipal Marina, at 120 Laishley Court, has a public launch; the City's boating page cites 85 boat slips while its rate page lists 94 slips, 12 commercial slips and 42 moorings, so confirm current availability. Fishermen's Village Marina lists more than one hundred slips for vessels up to 60 feet, and its page said on October 28, 2026 that slip rentals were not yet available while hurricane repairs continue. The Isles Yacht Club operates a 45-slip marina. In Lee County, Safe Harbor Burnt Store lists wet slips from 30 to 100 feet with a 7 foot maximum draft and a 30 foot maximum beam.
Boats and hurricanes
Florida Statutes section 327.59 bars a marina from requiring vessels to leave after a hurricane watch or warning, but lets an owner remove a boat voluntarily and lets a marina secure vessels and charge a reasonable fee. City code allows cross-tying vessels in the canals only during a declared local emergency after public notice. Safe Harbor Burnt Store lists a hurricane haul-out for boats of 20 to 35 feet and up to 17 tons. FWC advises hauling trailerable boats inland, doubling lines in a slip and expecting new shoals and missing markers after a storm. Check the Coast Guard's weekly Local Notice to Mariners for aid-to-navigation status instead of relying on a printed page.
Punta Gorda Isles waterfront homes by section
Punta Gorda Isles waterfront homes are priced by section, with 12-month county medians from $545,000 in Section 5 to $806,250 in Section 12 wherever five or more homes sold. Section 14 is the Bird Section, and Section 15, Burnt Store Isles, has its own section below. Data updated: November 2026.
| Plat section (City) | Waterfront-flag parcels | Year built | 12-month sales | 12-month median | 24-month sales | 24-month median |
|---|---|---|---|---|---|---|
| PGI Section 1 | 33 | 1959 to 2024 | 4 | few sales | 4 | few sales |
| PGI Section 2 | 152 | 1969 to 2025 | 9 | $730,000 | 15 | $730,000 |
| PGI Section 3 | 54 | 1969 to 2021 | 3 | few sales | 7 | $590,000 |
| PGI Section 4 | 369 | 1960 to 2026 | 23 | $565,000 | 39 | $625,000 |
| PGI Section 5 | 596 | 1959 to 2025 | 46 | $545,000 | 74 | $584,500 |
| PGI Section 6 | 381 | 1971 to 2025 | 24 | $695,100 | 44 | $692,600 |
| PGI Section 7 | 504 | 1969 to 2026 | 32 | $562,500 | 65 | $590,000 |
| PGI Section 8 | 32 | 1973 to 2014 | 2 | few sales | 2 | few sales |
| PGI Section 9B | 15 | 1976 to 2004 | 1 | few sales | 1 | few sales |
| PGI Section 10 | 28 | 1971 to 2026 | 2 | few sales | 4 | few sales |
| PGI Section 11 | 343 | 1974 to 2026 | 23 | $790,000 | 39 | $810,000 |
| PGI Section 12 | 861 | 1981 to 2026 | 70 | $806,250 | 113 | $821,000 |
| PGI Section 14 (Bird Section) | 1,053 | 1970 to 2026 | 71 | $690,000 | 116 | $725,000 |
| PGI Section 17 | 99 | 1977 to 2025 | 8 | $697,500 | 12 | $697,500 |
| PGI Section 24 | 16 | 1974 to 2025 | 2 | few sales | 3 | few sales |
Source: Charlotte County Property Appraiser roll and recorded sales, waterfront-flag single family parcels (land use 01xx), qualified improved sales, 12 and 24 months to September 9, 2026. "Few sales" means fewer than five recorded sales in the window, where one deed can move the median. Section 15 (Burnt Store Isles) is in its own table below.
Punta Gorda Isles as a whole
Our Punta Gorda Isles homes for sale page covers the whole community inside the City, Sections 1 to 12, 14, 17, 24, 26, 27, 9B and 9C. In the 12 months from September 10, 2025 to September 9, 2026 it counts 343 qualified sales at a $700,000 median, and 329 of them carried the roll's waterfront flag, at $710,000. That page counts every residential land use over a full 12 months, so its totals differ from the table above, which counts waterfront-flag single family homes from October 1, 2025. For canal homes alone, with prices by size and age, see Punta Gorda Isles waterfront homes for sale. For mast height and the routes to the harbor, see Punta Gorda Isles sailboat water homes for sale, and for Section 14, see Bird Section homes for sale. Data updated: November 2026.
Punta Gorda Isles waterfront homes, Sections 1 to 4
Sections 1 to 4 hold 608 waterfront-flag parcels between them (33, 152, 54 and 369), and all four are whole sections of the PGI canal district. Section 2 recorded 9 sales at $730,000 and Section 4 recorded 23 at $565,000 in the 12 months, while Sections 1 and 3 recorded too few sales to print a median. City code names the Sailfish Estuary near Sections 1, 4 and 5, the Tarpon Inlet in Sections 2, 3, 4 and 6, and the Pompano Inlet in Sections 2 and 4. The western edges of Sections 2, 3 and 4 border the Charlotte Harbor water area, so check the exact route for each lot.
Punta Gorda Isles waterfront homes, Sections 5 to 8
Section 5 is the largest of the group, with 596 waterfront-flag parcels and 46 sales at $545,000 in the 12 months, the lowest median among the large Punta Gorda Isles sections. Section 6 recorded 24 sales at $695,100 and Section 7 recorded 32 at $562,500. Section 8 has 32 parcels and two sales. Chapter 6 leaves three lots in Section 5 (Block 34, lots 18 to 20) and Block 76 in Section 7 outside the canal district, so confirm that a specific lot pays the PGI assessment before you price it.
Punta Gorda Isles waterfront homes, Sections 9B, 10 and 11
Sections 9B and 10 are small: 15 and 28 waterfront-flag parcels, with one and two sales in the 12 months. Section 11 is larger, with 343 parcels and 23 sales at $790,000. City code lists the Bass Inlet for Section 9B and Bass and Pompano inlet lots in Section 10, which carry the 20-foot structure limit. Most of Section 9A and all of Section 13 are not in the PGI canal district, and the county table has no waterfront rows for either.
Punta Gorda Isles waterfront homes, Section 12 and the Sea Trout Strait
Section 12 has the most waterfront-flag parcels in the western Isles after Section 14, at 861, and the highest 12-month median in the table, $806,250 on 70 sales. Over 24 months it recorded 113 sales at $821,000. City code places the Sea Trout Strait and a perimeter canal on the west side along Bal Harbor Boulevard in this section. Blocks 156 to 162, Tract O and the golf course are outside the district. The City also names Clipper Cove, Clipper Cove Village and the Colony Point access channel in its canal district text.
Punta Gorda Isles waterfront homes, the Bird Section (Section 14)
Section 14, the Bird Section, is the largest in the table with 1,053 waterfront-flag parcels. It recorded 71 sales at $690,000 in the 12 months and 116 at $725,000 over 24 months. It has its own property owners' association: Florida Sunbiz lists Punta Gorda Isles, Section 14 Property Owner's Association, Inc., filed March 31, 1982 and active, and we found no published dues or rules for it. Blocks 163 to 167 and Tracts B and C are outside the canal district. The City's seawall work program uses a zone it calls Bird, and you can search a street in the City's workbook to see its status.
Punta Gorda Isles waterfront homes, Sections 17 and 24
Section 17 has 99 waterfront-flag parcels and recorded 8 sales at $697,500, with its western edge on the Charlotte Harbor water area. Buckley's Pass connects the southern canals to Charlotte Harbor, and City code sets a 30-foot half-width navigable channel there. Section 24 has 16 parcels and two sales, and City code carves it out of the PGI canal district, so ask which assessment, if any, applies to a Section 24 lot. Of the 24 sampled City points with a 10 foot base flood elevation, 14 fell in Section 24.
Burnt Store Isles waterfront homes in Section 15
Burnt Store Isles is Punta Gorda Isles Section 15, inside the City, and its waterfront-flag single family homes recorded 56 sales at a $677,000 median in the 12 months to September 9, 2026, and 100 sales at $677,000 over 24 months. The county roll counts 864 such parcels, built from 1980 to 2025. Data updated: October 2026.
Burnt Store Isles waterfront homes by replat
The county table splits part of Section 15 into seven replat groups. Only the largest has five or more sales in a window, so the others show a count and no median.
| Replat group | Waterfront-flag parcels | 12-month sales | 12-month median | 24-month sales | 24-month median |
|---|---|---|---|---|---|
| 15R0273 | 62 | 6 | $653,500 | 9 | $640,000 |
| 15R0275 | 33 | 3 | few sales | 5 | $648,000 |
| 15R0272 | 19 | 0 | none | 0 | none |
| 15R0271 | 14 | 1 | few sales | 2 | few sales |
| 15R0270 | 10 | 1 | few sales | 3 | few sales |
| 15R0282 | 5 | 1 | few sales | 2 | few sales |
| 15R (unnumbered) | 4 | 0 | none | 1 | few sales |
Source: Charlotte County Property Appraiser roll and recorded sales, waterfront-flag single family parcels, qualified improved sales, 12 and 24 months to September 9, 2026. The seven groups hold 147 parcels between them (our sum); the rest of Section 15 is not split out in the county table.
The Burnt Store Isles canal district
Burnt Store Isles (BSI) is one of the City's two canal maintenance districts. The City's Waterfront Living page gives the BSI district 18 miles of seawall, 9 miles of canals and the former lock structure. City Code Chapter 6 puts the navigable channel at 20 feet each side of the centerline in BSI, caps moored vessels at 30 feet from the seawall at a canal end, and says a boat lift is required for a new dock where a vessel is berthed long term, meaning more than 30 days in a rolling 12 months. Docks built before August 17, 2011 are exempt until a lift is installed. The district also includes the channel to the City limits in Alligator Creek.
Golf blocks and the BSI assessment
Not every Section 15 lot pays the canal assessment. Chapter 6 excludes Blocks 283 to 294, the commercial lots, Tracts A through I and the Burnt Store Golf Villas from the BSI district, so only canal and multifamily blocks pay. The Burnt Store Isles Association says the neighborhood has "approximately 1,000 canal-front and 400 golf-course homes," a count we did not verify. Twin Isles Country Club is at 301 Madrid Boulevard, and its membership terms are not confirmed in anything we read, so ask the club directly. The BSI Boat Club has its own site.
Seawalls and flood in Burnt Store Isles
The City's Hurricane Repairs page says all Burnt Store Isles seawall replacements from Ian have been completed, while the BSI maintenance program for fiscal year 2025/2026 still lists 18 sites with start dates from June 2026 into January 2027, so ask whether a given wall is done. We sampled 30 Burnt Store Isles canal-front single family parcels on streets named in the City's BSI work program, and all 30 sat in FEMA zone AE with a base flood elevation of 9 feet and in Charlotte County evacuation zone A. The street-to-section match is ours.
Deed restrictions and the court case behind Burnt Store Isles waterfront homes
Deed restrictions in Burnt Store Isles are in litigation, so read the status before you rely on any covenant. The Burnt Store Isles Association (BSIA) reports that in BSIA v. Munson the trial court ruled the restrictions expired in January 2001, that it filed an appeal on July 24, 2025 in the Sixth District Court of Appeal, and that on October 13, 2026 there was "still no update on the appeals case." A second suit, Hansen and Phillips v. BSIA, also exists. BSIA calls itself a voluntary nonprofit, not a mandatory homeowners association, and says it was established in 1983. Its page was dated October 25, 2026, and we predict no outcome.
The recorded restrictions BSIA publishes set a 75 foot minimum width at the setback line and 7,200 square feet for canal lots, and a 1,200 square foot minimum living area. Treat those as text as written, not as rules anyone can promise are enforceable today. The City's Special Residential Overlay in the Land Development Regulations is the rule set the City applies to Punta Gorda Isles sections, including Section 15, so a title agent should confirm which rules bind a lot.
Waterfront homes outside the City canal districts
Outside the City's two canal districts, Punta Gorda waterfront homes sit on very different water: tidal canals at Pirate Harbor, private lakes at Burnt Store Lakes, eight lakes at Seminole Lakes, lake and golf settings at Heritage Landing and Tern Bay, and a Lee County marina community at Burnt Store Marina. Data updated: October 2026.
| Community | Jurisdiction | Waterfront-flag parcels | 12-month sales | 12-month median | 24-month sales | 24-month median |
|---|---|---|---|---|---|---|
| Pirate Harbor | Unincorporated | 214 | 14 | $677,500 | 18 | $705,000 |
| Tern Bay plat | Unincorporated | 147 | 9 | $705,000 | 15 | $705,000 |
| Heritage Landing | Unincorporated | 239 | 29 | $450,000 | 84 | $467,500 |
| Burnt Store Lakes (Section 21) | Unincorporated | 341 | 18 | $547,500 | 34 | $566,500 |
| Deep Creek Section 20 | Unincorporated | 61 | 4 | few sales | 10 | $429,700 |
| Deep Creek Section 23 | Unincorporated | 362 | 19 | $435,000 | 39 | $412,000 |
| Seminole Lakes | City | 109 | 5 | $279,000 | 12 | $355,000 |
| Charlotte Park | Unincorporated | 155 | 11 | $369,000 | 17 | $340,000 |
| Peace River Shores | Unincorporated | 54 | 2 | few sales | 3 | few sales |
Source: Charlotte County Property Appraiser roll and recorded sales, waterfront-flag single family parcels, qualified improved sales, 12 and 24 months of recorded sales through September 9, 2026. The flag does not say what kind of water a parcel touches, and "few sales" means fewer than five.
Pirate Harbor waterfront homes
Pirate Harbor is unincorporated Charlotte County with a 33955 address. The county roll counts 372 parcels built from 1961 to 2026, 214 of them flagged waterfront. The County's post-Milton survey sheet labels Pirate Harbor, Treasure Harbor and Buccaneer Bay and shows the opening to Charlotte Harbor, so we describe it as tidal canals off Charlotte Harbor, maintained for navigation by a Charlotte County waterway unit. We print no depths, bridge clearances or run times, because none is published for it. The County's Pirate Harbor Waterway Unit charges $335 per equivalent residential unit (ERU) in the fiscal year 2027 adopted budget, with a maximum of $828.25 and about 326 ERUs, and its ordinance purpose says it "shall not include the maintenance of seawalls." A separate Pirate Harbor Street and Drainage Unit is $345 per ERU, so a lot in both would carry $680 (our sum; check the parcel in the County's assessment search). The fiscal year 2027 budget carries $375,000 of dredging and $84,620 of engineering.
Alligator Creek and Charlotte Park
Alligator Creek has its own County waterway unit at $78 per ERU in the fiscal year 2027 adopted budget, with a $100 maximum and about 4,775 ERUs. Its purpose is dredging, maintenance, marking and safety devices in the creek and a way to Charlotte Harbor, and the budget carries $2,130,884 for entrance channel dredging. The unit covers far more parcels than the waterfront list, and the County does not say which plats sit inside it, so do not assume Charlotte Park is in it. Charlotte Park recorded 11 waterfront-flag sales at $369,000 in 12 months, and the roll does not say what water those parcels touch.
Heritage Landing and Tern Bay waterfront-flag homes
Heritage Landing Golf and Country Club opened in 2008 as Tern Bay and reopened on December 6, 2019 under its present name. The county roll flags 239 Heritage Landing and 147 Tern Bay parcels as waterfront, but the club's own page describes a pool, restaurants, tennis and a guard-gated entry, not boat access, so we call these lake and golf settings and not boating water. Of Heritage Landing's 84 sales in 24 months, 70 were builder-direct, so its $467,500 median is largely a new-build price. In our FEMA sample all 30 Heritage Landing parcels were zone AE, and the County's elevation certificates for 95 of its homes show a median of 2.1 feet of freeboard, with 88 percent at 1 foot or more.
Seminole Lakes lake homes
Seminole Lakes is a gated community inside the City limits whose owners' association describes "8 sparkling lakes and 450 Homes," with development beginning in 1992. It is not in a City canal district, so no City canal assessment applies, and who maintains the lakes is not stated on the public pages we could read. All 30 sampled Seminole Lakes parcels were FEMA zone X, 25 of them shaded X, which is the zone for a 0.2 percent annual chance flood in a coastal zone.
Burnt Store Lakes waterfront homes on private lakes
Burnt Store Lakes is Punta Gorda Isles Section 21 in unincorporated Charlotte County, and it is not a canal community. Its recorded declaration, amended and restated on October 29, 2021, makes the lakes and water areas common areas that the association operates and maintains. It limits boats on the lakes to electric trolling motors, oars, paddles or sails, and it calls Bear Branch Creek a no-wake zone with a kayak launch and outboards of 5 horsepower or less. Non-owners may not fish or use watercraft there. We found no seawall language in the declaration. The waterfront-flag median of $547,500 on 18 sales sits $112,500 above the whole-section median of $435,000 on 53 sales (our subtraction), so the flag and the water are not the only things moving the price. Section 21 is not Burnt Store Isles, and the two names are easy to confuse.
Deep Creek lake and canal homes
Deep Creek is two association sections in unincorporated Charlotte County with 33983 addresses. The Section 20 association says "Many homes are on freshwater lakes or canals," and every lot borders greenbelts the association maintains. We could not read the Section 23 association's page. The County charges Deep Creek homes a Non-Urban Street and Drainage Unit at $305 per ERU and a Sandhill municipal taxing unit at 0.7062 mills in fiscal year 2027, and those are street and drainage charges, not waterway charges. Section 23's waterfront-flag median of $435,000 on 19 sales compares with $355,000 on 107 whole-section sales (our comparison of two county tables). It is a freshwater market, so we use no boating words for it.
River-area neighborhoods, confirm the water type
Peace River Shores, Riverside Park and Cleveland are river-area neighborhoods on the east side, and the sources we could read give no first-party description of their water, any private ramp or any Gulf route. The county roll flags 54 Peace River Shores parcels as waterfront and shows 2 sales in 12 months, and its County street and drainage unit is $30 per ERU with a $334 maximum. Riverside Park shows no recorded sales in 60 months and Cleveland North and South show a handful, so we print counts and no medians. Confirm the water type and access address by address.
Burnt Store Marina waterfront homes in Lee County
Burnt Store Marina is in Lee County, with a Punta Gorda 33955 postal address, so its figures stay apart from every Charlotte County number above. In its latest 12 months of recorded sales, Lee County recorded 33 single family and land-condominium house sales in ZIP 33955 at a $460,000 median and 64 condominium sales; over 24 months it was 78 house sales at $467,500. The ZIP filter is not a marina boundary, so a few non-marina parcels may be included. The Section 22 homeowners association says the community has about 1,920 residences on 600 acres, 47 sub-associations, a gated entry and 27 holes of golf, and describes itself as on Charlotte Harbor, about 10 miles from the Gulf through Boca Grande Pass, which is the association's own statement. Safe Harbor Burnt Store lists wet slips of 30 to 100 feet, a 7 foot maximum draft and a 30 foot maximum beam. We found no first-party answer on who maintains marina canals or seawalls, and no City or Charlotte County district covers them, so ask each sub-association. All 25 sampled Lee County parcels were FEMA zone X, shaded X, which is the federal map's classification and not a promise that a home cannot flood.
Who owns the seawall, and what is the canal assessment?
In the City's Punta Gorda Isles and Burnt Store Isles canal districts, the City owns the seawalls on private canal lots, and each district pays to repair and replace them through a yearly assessment. Owners keep the land side, docks and lifts. Outside those districts, ask who owns the wall. Data updated: October 2026.
What the City says it owns
The City's Waterfront Living page says the two districts fund "Repairing and replacing City-owned seawalls that line private canal frontages," along with routine dredging and mangrove management. City Code Chapter 6 says the City "acquired title to all navigable canals including the seawalls within the platted boundaries." The page gives Punta Gorda Isles (PGI) 91 miles of seawall and 45 miles of canals and inlets, and Burnt Store Isles (BSI) 18 miles of seawall and 9 miles of canals. The City's canals page gives 45 miles of canals and 91 miles of seawalls for the system as a whole, and its boating page says "over 50 miles of residential canals," so confirm the miles with Public Works. Both districts were created on July 3, 1996 by Ordinance 1156-96, per the City, though the Code traces them to predecessors in 1979 and 1986.
What the owner still maintains
The owner keeps the yard at least level with the top of the seawall cap and keeps patios, pools, walkways, sprinklers and landscaping from compromising "the seawall, tie-rods, or deadmen." On the water side the owner maintains docks, pilings, boat lifts, davits, lights, power and water lines and moored vessels. During a replacement the owner must move vessels on written notice and clear docks, lifts, walkways, irrigation, fences and vegetation from the work zone. The district supplies replacement sod only, and the owner restores docks, lifts, landscaping and irrigation at the owner's expense.
Canal assessments, fiscal year 2021 to fiscal year 2027
| Fiscal year | Punta Gorda Isles, per single family lot | Burnt Store Isles, per single family lot |
|---|---|---|
| 2021 | $550 | $460 |
| 2022 | $650 | $560 |
| 2023 | $950 | $860 |
| 2024 | $1,100 | $985 |
| 2025 | $1,200 | $985 |
| 2026 | $1,350 | $1,010 |
| 2027 (adopted September 9, 2026) | $1,500 | $1,035 |
Source: City of Punta Gorda special assessments page and City Council fiscal year 2027 resolutions, October 28, 2026. Council approved the fiscal year 2027 levies on July 1, 2026 and adopted both unanimously at the public hearing on September 9, 2026 (City Council minutes, September 9, 2026). They appear as non-ad valorem lines on the November 2026 tax bill.
From fiscal year 2021 to fiscal year 2027 the Punta Gorda Isles figure rises $950, or 173 percent, and the Burnt Store Isles figure rises $575, or 125 percent (computed by the research team from the City table). Multifamily property pays a per square foot class instead, and vacant parcels carry a separate mowing line.
Where the assessment money goes
City Council budget slides dated June 17, 2026 show $41,368,600 of Ian seawall and mitigation debt plus $7,981,660 of Irma rip rap debt in the Punta Gorda Isles district. They show a pro forma that climbs $150 a year to $1,950 by fiscal year 2030, with a projected carryover that falls to $557,536 by the end of fiscal year 2031. A pro forma is a projection, not an adopted rate. The City says FEMA and the State cover 95 percent of obligated project costs after Ian and the districts cover 5 percent. In Burnt Store Isles, Council voted 3 to 2 on April 22, 2026 to buy a $900,000 tract on Tamiami Trail for a canal maintenance staging lot, with about $700,000 of preparation, paid from the existing $100 project add-on and delaying the Channel Corner Widening Project.
The post-Ian seawall program
City Public Works earlier described about 7.25 miles of seawall damage across about 582 parcels in eight zones, six in Punta Gorda Isles and two in Burnt Store Isles. That page is no longer live, so treat the totals as attributed and old and confirm current footage with Public Works. The City's Hurricane Repairs page says all Burnt Store Isles replacements are done. Its fiscal year 2025/2026 work program, revised August 26, 2026, names Punta Gorda Isles zones called Bass, Pompano, Sailfish, Ponce and Bird, with the Bird zone matching the Bird Section by its street names (our inference), plus a separate Burnt Store Isles list. Start dates run from June 2026 into January 2027, so on some blocks a wall may be mid-replacement. The City publishes no key from plat section to zone, so search your street in its status workbook. The City inspects seawall panels every year, and for 2026 the north Punta Gorda Isles inspection ran January 12 to March 31.
Seawalls outside the canal districts
The City's seawall program covers its two districts only. In unincorporated Charlotte County, the Pirate Harbor Waterway Unit excludes seawall maintenance by ordinance, and the County's Alligator Creek unit covers dredging and marking. We found no County waterway unit for Burnt Store Lakes, Deep Creek, Heritage Landing or Peace River Shores. Who owns a given wall on Charlotte Harbor frontage, the Peace River or an unincorporated canal is parcel specific, so ask the seller, the title agent and the survey.
A 2011 to 2012 County inspection is not today's condition
Charlotte County's mapping service carries a Punta Gorda seawall assessment of 10,275 segments and 575,267 feet, but every inspection date falls between November 9, 2011 and March 26, 2012. It predates Irma, Ian and the replacement program, and its install-year fields are empty, so we do not use it for condition. Ask the City for the segment record for your lot instead.
Can you build a dock or add a boat lift in Punta Gorda?
In the City's canals you can build a freestanding concrete dock extending no more than 10 feet from the seawall, plus a boat lift or up to three piles, with a permit. Floating docks, lift covers and anything attached to the seawall are barred. This is City Code as published, so confirm the current text. Data updated: October 2026.
Dock and lift sizes by seawall length
| Seawall length on the lot | Dock | Lift and pile options |
|---|---|---|
| Under 85 feet | Freestanding concrete dock out 10 feet or less; an approved boarding extension is allowed with 50 feet or less of seawall | One boat lift or up to three mooring piles |
| 85 feet or more | Parallel docks out 10 feet or less | One lift and up to three piles, or up to six piles, or two lifts separated by the lesser of 50 feet or the distance needed to stay inside the limitation lines |
Source: City of Punta Gorda Code Chapter 6, Section 2-1, version date not shown on the copy read, October 28, 2026.
Structure limits, channels and inlets
No structure or combination of structures may extend more than 25 feet from the seawall, and the limit is 20 feet in the Pompano, Bass and Tarpon inlets. Nothing may be built beside the Tarpon Inlet Bridge or the Bass Inlet Bridge. Structures stay inside a limitation line drawn at 45 degrees from the property corner, and docks stay 10 feet from the lot line. Navigable channel is 25 feet each side of the centerline, 20 feet in Snook Inlet and Burnt Store Isles, and 30 feet in the Bass, Pompano and Tarpon inlets and Buckley's Pass. Chapter 6 sets separate limits for Charlotte Harbor frontage outside the canal districts, including an 80 foot cap and a 3 foot depth test at mean lower low water, so read Section 2-1(d) for those lots.
What is barred and what is allowed
Floating docks are prohibited in residential canals. A floating lift may not exceed 17 by 20 feet or hold more than a 19 foot motorized vessel. Boat lift covers with frames, roofs or canopies are prohibited, while a tailored fabric mooring cover fixed to the vessel is allowed. Nothing may attach to, rest against or pass through the seawall cap or panels, including cleats, ladders, handrails, plumbing and conduit. Vessel tie-off anchors sit at least 6 feet landward of the wall, and lifts must be kept operable. Anything the code does not provide for needs a Canal Construction Special Permit from the Canal Advisory Committee or City Council.
Permits and fees
A City permit is required before placing any dock, piling, seawall, boat lift or other structure in a waterway. The City's fee schedule lists $100 for residential docks, boat lifts and seawalls, $25 for an electrical permit and $450 for a dredging permit, and charges four times the fee if work starts without a permit. A Canal Construction Special Permit costs $450, is non-refundable, expires after 2 years and can be appealed to Council within 30 days. Mangrove trimming above 10 feet needs a licensed trimmer, may remove no more than 25 percent of the foliage a year and may never cut below 6 feet. Dockside dredging goes through the City's marine contractor at the owner's expense. You can search a permit history by address in the City's Building Permits On-Line portal, and a dock or lift with no permit, a cover or a bolted attachment passes to the next owner.
Docks outside the City
In unincorporated Charlotte County, a County notice dated August 29, 2024 says electrical work for docks, boatlifts and seawalls must be done by a state licensed electrical contractor and listed on the permit. The County's 2017 Manatee Protection Plan exempts residential single family docks with four or fewer slips from its siting strategy. State rules add their own limits: structures on sovereignty submerged land sit at least 25 feet inside the riparian line, and a private dock may preempt no more than 40 square feet of that land per linear foot of shoreline. The state's 2020 dock guide lists exemption sizes of 500 square feet in Outstanding Florida Waters and 1,000 square feet in canals outside them, so confirm current rules. Inside the platted City canals the City holds title, so ask which agency controls a specific dock.
Is a Punta Gorda waterfront home in a flood zone?
Almost certainly, if it is on a City canal. All 479 canal-front single family parcels we sampled in the City were in FEMA flood zone AE on the 2022 maps, and the City's own measure puts about 93 percent of its land in a Special Flood Hazard Area. Outside the City the answer varies by community. Data updated: October 2026.
What we measured at 1,205 parcels
We queried FEMA's National Flood Hazard Layer at parcel centroids on October 28, 2026, using up to 30 randomly drawn waterfront-flag single family parcels per community, so a sample of 30 is good to roughly plus or minus 15 points near 50 percent.
| Group | Parcels sampled | FEMA flood zone | Base flood elevation | Charlotte evacuation zone |
|---|---|---|---|---|
| City, Punta Gorda Isles sections 1 to 15, 17 and 24 | 449 | AE at all 449 | 9 feet at 425, 10 feet at 24 | A at all |
| City, Burnt Store Isles streets | 30 | AE at all 30 | 9 feet at all 30 | A at all |
| Pirate Harbor | 30 | AE at all 30 | 9 feet at 26, 10 feet at 4 | A at all |
| Heritage Landing | 30 | AE at all 30 | 9 feet at all 30 | B at all |
| Seminole Lakes | 30 | X at all 30 (25 shaded X) | none | B at all |
| Burnt Store Marina (Lee County) | 25 | X at all 25 (shaded X) | none | Lee County zone not queried |
Source: FEMA National Flood Hazard Layer, flood hazard zones layer, and the Charlotte County storm surge evacuation zone service, queried by Domain Realty Group on October 28, 2026. Of the 24 City points with a 10 foot base flood elevation, 14 fell in Section 24, 7 in Section 2, 2 in Section 3 and 1 in Section 9. Zone X is FEMA's classification and not a promise that a home cannot flood, and a parcel near a zone line needs its own determination.
The mapped elevation on the 2022 maps is 9 or 10 feet, and the City requires a finished floor at base flood elevation plus 1 foot for a rebuilt or substantially improved home, which is a floor at 10 or 11 feet (our arithmetic from two published figures). FEMA's effective map date for the City and the County is December 15, 2022. Evacuation zones measure storm surge vulnerability and are a different thing from flood zones, and the County's Know Your Zone tool shows the parcel's zone.
Elevation certificates on older canal homes
The City keeps elevation certificates in its own ArcGIS viewer, and the County keeps its own in a separate layer. In the City's layer, a certificate is flagged on file for 18 to 27 percent of waterfront single family parcels in Punta Gorda Isles Sections 1 to 7 and 17, for 39 to 53 percent in Sections 8 to 15, for 62 percent in Section 24 and for 29 percent in Seminole Lakes. So for roughly half to four fifths of older City canal homes no certificate is on file with the City, and you should plan to order a new one from a Florida licensed surveyor. The County layer holds essentially none for City sections. Certificates mix two elevation datums, NGVD 1929 on most and NAVD 1988 on about 3,200 of them, so never compare numbers across certificates without reading the datum. In unincorporated Pirate Harbor, 145 of 214 waterfront-flag parcels have a County certificate, and for the 67 usable ones the median freeboard is 0.3 feet, with 49 percent showing a floor below the base flood elevation written on the same certificate. Those are mostly older certificates with possible datum differences, so ask for the current one.
The 50 percent rule
In the City and in unincorporated Charlotte County, a repair or improvement costing 50 percent or more of the structure's market value, with land excluded, brings the home into compliance with current elevation, which in an A zone means a finished floor at base flood elevation plus 1 foot. The City says the rule applies "no matter the cause of damage" and counts the cost of all proposed work, including owner labor at market rate. The County rule does not apply in X or D zones. The County's worked examples: a $250,000 structure value means $125,000 of remodel work triggers the rule, and a $400,000 private appraisal after flooding means $200,000 of repair cost triggers it. Because land is excluded, an older house on a costly canal lot can have a modest structure value and a low trigger. Ask the Floodplain Administrator whether prior permits count toward the total, since the County page does not state a look-back. NFIP Increased Cost of Compliance can pay up to $30,000 toward elevation after a covered flood loss, which is an add-on to a claim and not a renovation fund.
Flood insurance and Risk Rating 2.0
FEMA's Risk Rating 2.0, fully in place on April 1, 2023, prices each building from distance to a water source, first-floor height, foundation type, replacement cost, number of stories and prior claims, and the zone no longer sets the premium. FEMA says most rates will not rise more than 18 percent a year until the full-risk rate is reached, and a policyholder can transfer a discount to a new owner by assigning the policy at sale, so ask whether the seller's policy is assignable. The City is rated Class 5 in the Community Rating System, a 25 percent discount. We pulled OpenFEMA policy records for ZIPs 33950, 33955, 33982 and 33983 from October 1, 2025 onward as a reference, not a quote.
| Single family, zone AE | Policy records | 25th percentile | Median | 75th percentile |
|---|---|---|---|---|
| City of Punta Gorda | 898 | $1,332 | $1,938 | $2,992 |
| Unincorporated Charlotte County | 1,646 | $838 | $1,588 | $2,686 |
Source: FEMA OpenFEMA NFIP Redacted Policies v3, single family residential records effective on or after October 1, 2025, computed by Domain Realty Group, October 28, 2026. NFIP building coverage is capped at $250,000, so a home worth more needs excess or private flood coverage, which requires a quote.
Citizens, wind insurance and private flood
Florida law bars Citizens from insuring flood, but Citizens wind policies must carry flood coverage on a phased schedule that reaches every policy on January 1, 2027, per Citizens and section 627.351. Citizens also does not insure a dwelling with a replacement cost of $700,000 or more, and a risk is ineligible when a private insurer offers comparable coverage within 20 percent of the Citizens premium. The state Office of Insurance Regulation puts the average Charlotte County homeowners premium including wind at $3,160 and without wind at $1,661, as of its July 1, 2026 report, for all homes and not waterfront alone. Florida law also bars an insurer from refusing a policy solely because of roof age on a roof under 15 years old, and for an older roof a homeowner's paid inspection showing 5 or more years of life remaining protects the policy. Florida law lets authorized insurers write several forms of private flood coverage, and a buyer who drops a subsidized NFIP policy must get a signed notice that the full-risk rate may apply on a later return. Get an NFIP quote and one or two private quotes using the same certificate, and make sure the policy is bound before closing, since NFIP policies typically carry a 30 day wait.
The seller flood disclosure and lookup tools
Florida section 689.302 requires a seller to give a residential purchaser a flood disclosure at or before contract signing, asking whether flooding damaged the property, whether the seller filed a flood claim and whether the seller received flood assistance. Charlotte County's Forerunner site shows a parcel's flood zone, base flood elevation and certificates, the City's elevation certificate viewer holds City records, and FEMA's Map Service Center shows the maps. We say nothing here is a promise that a home will not flood.
What does a Punta Gorda waterfront home cost each month?
At the $550,000 county waterfront median, with 20 percent down at 7.32 percent, ownership runs about $3,900 a month before insurance in the City and about $3,700 in unincorporated Charlotte County. With wind and flood, the totals are $4,293 to $4,629 and $4,060 to $4,440. This is an illustration, not a quote. Data updated: October 2026.
The inputs behind the illustration
| Input | Value | Source |
|---|---|---|
| Price | $550,000 | County waterfront median, 12 months to September 9, 2026 |
| Down payment and loan | 20 percent ($110,000) and $440,000 | Our assumption, so you can change it |
| Rate and term | 7.32 percent, 30 year fixed | Freddie Mac Primary Mortgage Market Survey, week of October 22, 2026, a national average and not a quote |
| Principal and interest | $3,022.49 a month | Standard amortization of the loan above |
| 2026 final millage | 16.8148 mills in the City, 15.3705 mills in unincorporated Charlotte County | Charlotte County Property Appraiser 2026 final rate chart |
| Assessed value | $550,000, set equal to price | Our assumption; the Appraiser's just value is often lower than a sale price |
| Canal assessment or unit | City PGI $1,500 or BSI $1,035; unincorporated $0 or $335 | City fiscal year 2027 levies; Pirate Harbor Waterway Unit |
| Homeowners wind and other | $3,160 low, $5,534 high | Florida OIR county averages for Charlotte and Collier, all homes, not quotes |
| Flood, building only | City AE $1,332 to $2,992; unincorporated AE $838 to $2,686 | FEMA OpenFEMA 25th to 75th percentile, a reference |
Source: Charlotte County Property Appraiser, Freddie Mac, City of Punta Gorda, Charlotte County, Florida Office of Insurance Regulation and FEMA, all retrieved October 28, 2026. The $5,534 high case is Collier County's average, used only as a ceiling from a neighboring county.
The monthly cost, without a homestead exemption
| Line | City PGI, low | City PGI, high | City BSI, low | Unincorporated, low | Unincorporated, high |
|---|---|---|---|---|---|
| Principal and interest | $3,022.49 | $3,022.49 | $3,022.49 | $3,022.49 | $3,022.49 |
| Property tax | $770.68 | $770.68 | $770.68 | $704.48 | $704.48 |
| Canal assessment or unit | $125.00 | $125.00 | $86.25 | $0.00 | $27.92 |
| Wind and other homeowners | $263.33 | $461.17 | $263.33 | $263.33 | $461.17 |
| Flood, building only | $111.00 | $249.33 | $111.00 | $69.83 | $223.83 |
| Total per month | $4,292.50 | $4,628.67 | $4,253.75 | $4,060.14 | $4,439.89 |
| Total per year | $51,510 | $55,544 | $51,045 | $48,722 | $53,279 |
Source: computed by Domain Realty Group on October 28, 2026 from the inputs above. The unincorporated "low" case assumes no waterway unit, which we could not confirm for every canal.
What the illustration leaves out
Before insurance, the City figure is $3,918.17 for Punta Gorda Isles and $3,879.42 for Burnt Store Isles, and the unincorporated figure is $3,726.97, or $3,754.89 with the $335 Pirate Harbor unit. Annual property tax is $9,248.14 in the City and $8,453.77 in unincorporated Charlotte County without homestead. With a homestead exemption, the City drops to $8,564.20 a year and unincorporated Charlotte County to $7,842.05, using the Property Appraiser's school and non-school exemption structure. The January 1 assessment will not yet reflect a sale that closes later in the year. The illustration holds the price constant on purpose, so it is not a comparison of two markets: the Section 12 waterfront median is $806,250 and the Burnt Store Lakes (Section 21) waterfront median is $547,500, so substitute the price you actually plan to pay. The monthly figures do not include dock and lift upkeep, dredging at your dock, City stormwater and solid waste lines, association or district fees, repairs or utilities. Each $100,000 less of loan lowers principal and interest by $686.93 a month.
Can you rent out a Punta Gorda waterfront home?
Often, with registration and subject to private rules. The City of Punta Gorda cannot ban vacation rentals or cap how often a home rents, but it requires a business tax receipt, a state lodging license and a City inspection first. A condominium declaration, association covenant or deed restriction can still set its own limits. Data updated: October 2026.
What the City requires
Anyone renting a dwelling as a vacation rental in the City needs a Business Tax Receipt under Chapter 12 of the City Code. Before issuing it the City requires evidence of a valid public lodging establishment license from the state Division of Hotels and Restaurants, and Section 12-6 says the dwelling must be inspected for zoning, building and fire code compliance. Under section 509.241 a dwelling rented more than 3 times a year for periods under 30 days, or advertised as regularly rented, needs that state license. The City page lists a 6 percent Florida sales tax on rental charges, the 1 percent Charlotte County discretionary sales tax and a 5 percent Tourist Development Tax.
What the City cannot do
A City Attorney memorandum dated October 2, 2018 says the City cannot "prohibit vacation rentals or regulate the duration or frequency of vacation rentals." That follows Florida section 509.032(7)(b), which bars local governments from prohibiting vacation rentals or regulating their duration or frequency, except for rules adopted on or before June 1, 2011. We found no vacation rental ordinance in the 2025 and 2026 Council minutes we searched, which is not proof that none exists, so confirm with the City Clerk.
Private rules and income claims
State preemption limits local governments, not private covenants, so read the declaration, the association covenants and any deed restrictions before assuming a rental right, and note that Burnt Store Isles deed restrictions are in litigation. We make no rental income claims or investment promises here, and the tax receipt, the state license and your insurance policy are separate things to set up.
What should you check before you buy a Punta Gorda canal home?
Before you offer on a Punta Gorda canal home, trace the water route from the exact address, ask for the elevation certificate and the seawall record, check dock and lift permits by address, and price insurance with the certificate in hand. The lists below tie each check to the sections above. Data updated: October 2026.
Before you make an offer
- Trace the route. Ask which canals and which bridges, if any, sit between the dock and Charlotte Harbor, then measure your mast height and keel draft against it, because the City publishes no clearance table.
- Confirm the jurisdiction. Check whether the lot is inside the City or in unincorporated Charlotte County, and in which canal district, using the City's district maps and the County's annexation map.
- Ask whose seawall it is. In the PGI and BSI districts the City describes the panels as City-owned. Elsewhere, ask the seller, the title agent and the County.
- Ask for the City's seawall record. Find out whether the lot is on the replacement list, its priority and status, and who restores the dock and lift afterward.
- Read the assessment history. The canal assessment is a non-ad valorem line on the November tax bill, and the fiscal year 2027 rate should be confirmed there.
- Request the elevation certificate. Note the surveyor, date, datum, base flood elevation, finished floor, lowest adjacent grade and machinery elevation.
- Ask for the seller flood disclosure and any prior NFIP or private flood claim.
During the inspection period
- Order a new elevation certificate if none is on file, since many older City canal homes have none.
- Get an NFIP quote and one or two private flood quotes using the same certificate, then a wind quote with the roof permit date, mitigation form and construction year.
- Hire an engineer to inspect the seawall cap, panels, tie-backs, weep holes and soil loss, and note cleats, ladders or other attachments, which the City bars.
- Check pool, patio, paver and sprinkler work for any disturbance near tie-rods and deadmen, and ask whether it was permitted.
- Search the dock, lift, seawall and electrical permit history by address and confirm each has a final inspection.
- Ask the Floodplain Administrator about the 50 percent rule if you plan a large renovation.
- If you plan a rental, ask about the business tax receipt, the state license and any association limits.
Before closing
- Order a current boundary survey showing the lot line, seawall cap, mean high water line, easements and every structure, including pool, patio, dock, lift and fence.
- Ask the title agent to confirm the lot's water boundary against the plat, any recorded seawall or maintenance easement and the riparian rights conveyed.
- Confirm the flood policy starts before closing and that the lender accepts it.
- Ask the City or Charlotte County about any pending replacement work, its footage and timing, and who pays.
- For a Burnt Store Isles home, read the latest status of the deed restriction case with the title agent.
Punta Gorda vs Cape Coral canal homes
Punta Gorda and Cape Coral are both canal markets in Southwest Florida, but they sit in different counties with different rules. This page prices only Punta Gorda, so it states no Cape Coral figures. Ask each question below of any canal home you consider, in either city. Data updated: October 2026.
| Question to settle | What the sources say for Punta Gorda | How to check a Cape Coral home |
|---|---|---|
| Who owns the seawall? | The City owns it in the PGI and BSI canal districts, and the districts pay for repairs | Ask the seller, title agent and the City of Cape Coral, and see our Cape Coral page |
| Is there a canal fee? | $1,500 PGI and $1,035 BSI for fiscal year 2027, adopted September 9, 2026 | Ask for the non-ad valorem lines on the tax bill |
| Are there fixed bridges? | The City says most of the PGI system has none, and names two inlet bridges | Trace the route from the address |
| How is the home mapped for flood? | 479 of 479 sampled City canal parcels in zone AE | Check the parcel in the county lookup |
| Which county sets taxes? | Charlotte County, 16.8148 mills in the City and 15.3705 unincorporated | Lee County rates apply to Cape Coral, so confirm the parcel's district |
| Where is the water? | Charlotte Harbor, with Boca Grande Pass about 11 to 17 nautical miles in a straight line | Ask for the route and measure it |
Source: City of Punta Gorda, Charlotte County Property Appraiser and the sections above, retrieved October 28, 2026. We make no Cape Coral claims beyond saying that its rules are its own.
For Cape Coral's market, canals and taxes, see our Cape Coral homes for sale page. For a new community with its own setting, see Babcock Ranch homes for sale, and for the area as a whole see Punta Gorda homes for sale.
Buying a Punta Gorda waterfront home with Domain Realty Group
Domain Realty Group has been the #1 team in Southwest Florida since 2012, with offices in Bonita Springs, Naples and Fort Myers. We tracked every recorded Punta Gorda waterfront sale on the county roll to build this page, and we tracked the measured flood zone for 479 City canal-front homes against FEMA's map. We can pull the same records for the exact plat, street and canal you are considering.
Domain Realty Group is led by Jesse McGreevy and Marc Comisar and carries $2.5 billion in team production. On a canal house that means four habits: we check the flood zone, the elevation certificate and the seawall status, we search the dock and lift permit trail by address, we trace the water route with you, and we price your offer against recorded sales, not list prices.
★★★★★ "He met us within 20 minutes to see it and we loved it. We worked with him on the offer and the transaction was seamless!" Verified Google review. Marko Zegarac, on working with Marc Comisar 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, a buyer, on working with Marc Comisar of Domain Realty Group.
Meet the team on our agents page, read our client reviews or learn more about Domain Realty Group.
Offices in Bonita Springs, Naples and Fort Myers:
- Bonita Springs: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
- Naples: 9180 Galleria Ct #200, Naples, FL 34109
- Fort Myers: 8290 College Parkway, Unit 201, Fort Myers, FL 33919
Brokered by Domain Realty, a licensed Florida real estate brokerage. Jesse McGreevy, Florida license SL3101296. Marc Comisar, broker associate, Florida license BK3060671. All agents are licensed Florida real estate professionals.
Domain Realty Group agents who live in or work the Punta Gorda area
- Jesse McGreevy and Marc Comisar lead Domain Realty Group.
- Lindsey Moffat-Ridge and Jordan Ridge are Babcock Ranch specialists, per their own agent pages.
- Jason Peterson, Christina Walsh-Peterson and Jake Comisar are Domain Realty Group agents.
Ready to tour Punta Gorda waterfront homes?
Tell us your boat, your price range and the part of Punta Gorda you are drawn to, and a Domain Realty Group agent will line up showings in one trip. Start with the Punta Gorda homes for sale search or contact Domain Realty Group. Domain Realty Group, the #1 team in Southwest Florida since 2012, will take it from there.
Thinking of selling a Punta Gorda waterfront home?
If you own on the water and are weighing selling a Punta Gorda waterfront home, the same record works in reverse, and Jesse and Marc's McGreevy and Comisar team will show you where your home stands against these recorded sales. Seller preparation on a canal is mostly paperwork. Florida's seller flood disclosure under section 689.302 is due at or before contract signing. A canal seller should assemble the dock and lift permits, the seawall status and the canal assessment history, because every serious buyer will ask for them.
Frequently asked questions about Punta Gorda waterfront homes
These answers cover prices, water access, seawalls, assessments, docks, flood, insurance, taxes and rentals for Punta Gorda waterfront homes. Every figure comes from the county, the City, FEMA, NOAA, the state or an association, with its date in the sections above and its source in the list below. Data updated: October 2026.
How many waterfront homes sold in Punta Gorda in the last 12 months?
Charlotte County recorded 679 waterfront-flag single family sales in the 12 months to September 9, 2026, at a $550,000 median, and 1,202 sales over 24 months at the same median. The roll's waterfront flag does not separate a harbor canal from a lake, so the count includes lake and golf settings.
What is the median price of a Punta Gorda waterfront home?
The county waterfront-flag single family median is $550,000 over both 12 and 24 months. Inside the City of Punta Gorda, waterfront-flag homes of all types recorded 609 sales at $537,500, and in unincorporated Charlotte County with a Punta Gorda address it was 432 sales at $332,500. The medians differ because the water and the lots differ.
How much more does a waterfront home cost than a non-waterfront home in Punta Gorda?
Non-waterfront single family homes sold at $338,350 across 916 sales, against $550,000 for waterfront-flag homes, a gap of $211,650 (computed from the two medians). The waterfront median ran $272 per living square foot against $182 for the others. The gap is a county-wide figure and not a promise about any one street.
What is sailboat water in Punta Gorda?
The City says "Most of the PGI system features deep, wide canals with no fixed bridges, offering sailboat water access directly from your backyard to the harbor." The words "Most" and "PGI system" matter, because the City's code also names the Tarpon Inlet Bridge and the Bass Inlet Bridge. Trace the route from the exact address and measure your mast against any bridge.
Do Punta Gorda canals have bridges?
Most of the Punta Gorda Isles system has no fixed bridges, per the City, but City Code Chapter 6 names the Tarpon Inlet Bridge, which crosses a 40 foot wide channel, and the Bass Inlet Bridge. The City publishes no clearance table for them, so we print none. Buyers should confirm clearances and the route for each address.
How long does it take to get from a Punta Gorda canal to the Gulf?
No government source publishes a run time, so we print none. The straight-line distance from the NOAA tide station at Punta Gorda to Port Boca Grande Light is about 16.5 nautical miles, and from Safe Harbor Burnt Store about 11.4, from our own calculation on government coordinates. Your track is longer and speed zones apply.
How far is Punta Gorda from Boca Grande Pass?
About 11 to 17 nautical miles in a straight line, depending on the start point, from our own great-circle calculation on October 28, 2026. Boca Grande Pass is the deepest pass in the Charlotte Harbor estuarine complex, per the state, and the federal channel at Port Boca Grande is 32 feet deep. It is a straight-line figure, not a charted route.
Which Punta Gorda Isles sections have the lowest waterfront medians?
Among sections with five or more sales in 12 months, Section 5 recorded $545,000 on 46 sales, Section 7 $562,500 on 32 and Section 4 $565,000 on 23. Sections with fewer than five sales show no median here, because one deed can move it. A section's median says nothing about one canal's water or lot.
Which Punta Gorda Isles sections have the highest waterfront medians?
Section 12 recorded $806,250 on 70 sales, Section 11 $790,000 on 23 and Section 2 $730,000 on 9, in the 12 months to September 9, 2026. Section 10 shows two sales and no printed median. Section 12 includes the Sea Trout Strait area on its west side, so check the specific route for any lot.
What is the Bird Section of Punta Gorda Isles?
The Bird Section is Punta Gorda Isles Section 14, the largest section in the county table, with 1,053 waterfront-flag parcels built from 1970 to 2026. It recorded 71 sales at $690,000 in 12 months. It has its own property owners' association, filed March 31, 1982 and active per Sunbiz, and we found no published dues for it.
Is Burnt Store Isles the same as Burnt Store Lakes?
No. Burnt Store Isles is Punta Gorda Isles Section 15, inside the City, with canals and a City canal district. Burnt Store Lakes is Section 21, in unincorporated Charlotte County, on private freshwater lakes owned by its association, where boats are limited to electric, paddle or sail. The names are similar and the water is different.
Does Burnt Store Isles have a boat lock?
The City's inlet widening document says a lock was built in the 1980s and its doors were removed in 2001, leaving a narrow passageway. The Burnt Store Isles Association reported its Lock Widening Project complete, with a final walk-through on April 17, 2025. We do not describe it as a working lock, and we print no dimensions.
What is the canal assessment in Punta Gorda?
The City adopted $1,500 per single family lot in the Punta Gorda Isles district and $1,035 in the Burnt Store Isles district for fiscal year 2027, up from $1,350 and $1,010 in fiscal year 2026. City Council adopted both on September 9, 2026, and they appear on the November 2026 tax bill. Unincorporated units are different.
Who owns the seawall on a Punta Gorda canal lot?
In the City's Punta Gorda Isles and Burnt Store Isles canal districts, the City describes the seawalls as City-owned, and the districts pay to repair and replace them. The owner keeps the land side, docks and lifts. Outside those districts, including Pirate Harbor and Charlotte Harbor frontage, ask the seller, title agent and County who owns the wall.
Who pays to replace a seawall in Punta Gorda?
In the two City canal districts the district pays, through the yearly assessment, and the City says FEMA and the State cover 95 percent of obligated costs for the post-Ian replacements. The owner moves vessels, clears the work zone and restores docks, lifts, landscaping and irrigation at the owner's expense. In unincorporated Pirate Harbor, the County waterway unit excludes seawalls.
Is the Punta Gorda seawall replacement program finished?
Not entirely. The City's Hurricane Repairs page says all Burnt Store Isles replacements are complete, but its fiscal year 2025/2026 work programs, revised August 26, 2026, list Punta Gorda Isles zones and a Burnt Store Isles list with start dates from June 2026 into January 2027. Ask whether your lot's wall is done.
Can I build a dock in Punta Gorda?
Yes, with a City permit. On a lot with under 85 feet of seawall, City code allows a freestanding concrete dock extending no more than 10 feet plus one boat lift or up to three piles. Nothing may extend more than 25 feet from the seawall. The code can change, so confirm the current text before you plan.
Can I put a covered boat lift on a Punta Gorda canal?
No. City code prohibits boat lift covers, frames, roofs and canopies in residential canals, though a tailored fabric mooring cover fixed to the vessel is allowed. Floating docks are also prohibited, and nothing may attach to the seawall cap or panels. Confirm the current code and check the permit history of any existing lift.
Is a Punta Gorda waterfront home in a flood zone?
Likely, on a City canal. All 479 sampled City canal-front single family parcels were in FEMA zone AE on the 2022 maps, with a base flood elevation of 9 feet at 455 and 10 feet at 24. Seminole Lakes and the Burnt Store Marina sample were zone X, so check each parcel in the County's flood lookup.
How high must a rebuilt Punta Gorda canal home be?
A rebuilt or substantially improved home in an A zone needs a finished floor at the base flood elevation plus 1 foot, per the City. With a mapped elevation of 9 or 10 feet that is 10 or 11 feet, from our arithmetic on two published figures. The lowest floor for your lot comes from an elevation certificate, and the datum must match.
What is the 50 percent rule?
If repairs or improvements cost 50 percent or more of the structure's market value, with land excluded, the home must meet current flood elevation rules. The City says it applies "no matter the cause of damage." The County's example: a $250,000 structure value means $125,000 of remodel work triggers it. Ask the Floodplain Administrator before a large renovation.
Do I need an elevation certificate for a Punta Gorda waterfront home?
You should plan to have one. The City's layer flags a certificate on file for only 18 to 27 percent of waterfront single family parcels in Punta Gorda Isles Sections 1 to 7 and 39 to 53 percent in Sections 8 to 15. Insurers use certificate data to price flood coverage, so order one from a Florida licensed surveyor.
How much is flood insurance on a Punta Gorda canal home?
It needs a quote. As a reference, FEMA policy records for single family homes in zone AE show a median of $1,938 inside the City and $1,588 in unincorporated Charlotte County, with a 25th to 75th percentile range of $1,332 to $2,992 and $838 to $2,686. NFIP building coverage is capped at $250,000, so excess coverage needs its own quote.
How much is homeowners insurance for a Punta Gorda waterfront home?
The state puts the average Charlotte County homeowners premium including wind at $3,160 and without wind at $1,661, in its July 1, 2026 report. Those are county averages for all homes, not waterfront alone, so a canal home with a higher replacement cost, a flood zone and an older roof needs its own quote.
Does Citizens require flood insurance on a Punta Gorda waterfront home?
Citizens wind policies must carry flood coverage on a phased schedule that reaches every policy on January 1, 2027, per Citizens and section 627.351. Citizens cannot write flood itself. It also does not insure a dwelling with a replacement cost of $700,000 or more. Confirm what applies to your policy with an insurance agent.
What are the property taxes on a waterfront home in Punta Gorda?
At a $550,000 assessed value without a homestead exemption, the 2026 final millage gives $9,248.14 a year in the City at 16.8148 mills and $8,453.77 in unincorporated Charlotte County at 15.3705 mills (computed). A homestead exemption lowers both, and the January 1 assessment may not yet reflect a sale that closes later.
What does a Punta Gorda waterfront home cost each month?
At $550,000 with 20 percent down at 7.32 percent, our illustration comes to about $4,293 to $4,629 a month for a City Punta Gorda Isles home and $4,060 to $4,440 for an unincorporated waterfront home, including tax, wind, flood and the canal assessment. It is an illustration with cited ranges and not a quote.
Can I rent out my waterfront home in Punta Gorda?
Often, with registration. The City cannot ban vacation rentals or cap their frequency under section 509.032, but it requires a business tax receipt, a state public lodging license and a City inspection. A condominium declaration, association covenant or deed restriction can still limit rentals, so read those documents before you assume a rental right.
Are Punta Gorda Isles homes deed restricted?
The City applies a Special Residential Overlay to Punta Gorda Isles sections, with rules such as minimum living area, roof materials and a 20 foot pool setback from a waterway in certain lots, per the Land Development Regulations. Burnt Store Isles has recorded restrictions that are in litigation. A title agent should confirm which rules bind a given lot.
Is Pirate Harbor in the City of Punta Gorda?
No. Pirate Harbor is in unincorporated Charlotte County with a 33955 address, so City canal assessments do not apply. Its canals are dredged and marked by a County waterway unit at $335 per equivalent residential unit in the fiscal year 2027 budget, and that unit excludes seawall maintenance by ordinance.
Is Burnt Store Marina in Punta Gorda?
It has a Punta Gorda 33955 postal address but is in Lee County, so Lee County records, taxes and districts apply and we keep its figures apart. Its Section 22 association says the community is on Charlotte Harbor, about 10 miles from the Gulf through Boca Grande Pass, which is the association's own statement.
Is Seminole Lakes a waterfront community?
It sits on lakes, not canals. Its owners' association says the gated community inside the City has "8 sparkling lakes and 450 Homes." No City canal assessment applies, and all 30 sampled parcels were FEMA zone X. The roll flags 109 Seminole Lakes parcels as waterfront, and it recorded 5 flagged sales at $279,000 in 12 months.
Are there waterfront homes in Deep Creek?
Yes, but the setting is freshwater. The Section 20 association says "Many homes are on freshwater lakes or canals," and the roll flags 61 Section 20 and 362 Section 23 parcels as waterfront. Section 23 recorded 19 flagged sales at $435,000 in 12 months. Deep Creek is not a Charlotte Harbor access market.
Where are the public boat ramps and marinas near Punta Gorda?
The City's Ponce de Leon Park, at 3400 Ponce de Leon Parkway, has a public ramp the City calls the gateway to the Punta Gorda Isles canal system and Charlotte Harbor. Laishley Park Municipal Marina has a public launch, Fishermen's Village Marina and the Isles Yacht Club offer slips, and Safe Harbor Burnt Store is in Lee County. Confirm availability.
Are there manatee speed zones in the Punta Gorda Isles canals?
The state rule for Charlotte County, Florida Administrative Code 68C-22.015, has no zone for the Punta Gorda Isles canals or the open harbor off Punta Gorda, but the City sets Slow Speed Minimum Wake in all PGI and BSI canals. FWC says its maps show only some zones and tells boaters to watch posted signs.
What happens to my boat in a hurricane at a Punta Gorda marina?
Florida section 327.59 bars a marina from requiring vessels to leave after a hurricane watch or warning, but lets an owner remove a boat voluntarily. City code allows cross-tying vessels in canals only during a declared local emergency. FWC advises hauling trailerable boats inland and doubling lines in a slip. Check your marina contract.
How do I check a dock or lift permit in Punta Gorda?
Search the City's Building Permits On-Line portal by address, which is view only. Look for the dock, lift, seawall and electrical permits and a final inspection. For unincorporated parcels use Charlotte County's permit search, and note the County's August 29, 2024 notice on electrical work for docks, boatlifts and seawalls.
Where are the Punta Gorda condos on the water?
This page covers single family homes. For condominiums with water views or boat slips, see our Punta Gorda condos for sale page. Burnt Store Marina condominiums are in Lee County and are priced there, not here.
What is the difference between a canal home and a lake home in Punta Gorda?
A canal home sits on a tidal or platted canal that connects to Charlotte Harbor, with the water rules in the sections above. A lake home, as at Burnt Store Lakes, Seminole Lakes and Deep Creek, sits on freshwater with association rules, and boating there is limited. The county waterfront flag marks both the same way.
Why do small samples matter on this page?
A median of fewer than five sales can move a lot with one deed. In Section 10 only two sales were recorded in the 12 months, which is why this page prints "few sales" for any window under five. Counts, not medians, are the honest figure for small plats.
Sources
Every source was retrieved on October 28, 2026 unless the item says otherwise. Recorded-sales figures come from the Charlotte County Property Appraiser roll and sales files and the Lee County Property Appraiser files, and the sample, calculation and NFIP statistics were computed by Domain Realty Group from the sources listed.
County records and county services
- Charlotte County Property Appraiser, roll and recorded sales downloads (October 28, 2026)
- Charlotte County Property Appraiser, 2026 final millage rate chart (October 28, 2026)
- Lee County Property Appraiser, parcel and sales files (October 28, 2026)
- Charlotte County, MSBU and MSTU index (October 28, 2026)
- Charlotte County, Pirate Harbor Waterway Unit page (October 28, 2026)
- Charlotte County, Pirate Harbor Waterway fiscal year 2027 adopted budget (October 28, 2026)
- Charlotte County, Pirate Harbor Waterway fiscal year 2025 executive summary (October 28, 2026)
- Charlotte County, Pirate Harbor Street and Drainage Unit fiscal year 2027 adopted budget (October 28, 2026)
- Charlotte County, Pirate Harbor post-Milton survey sheet (October 28, 2026)
- Charlotte County, Alligator Creek Waterway Unit page (October 28, 2026)
- Charlotte County, Alligator Creek Waterway fiscal year 2027 adopted budget (October 28, 2026)
- Charlotte County, Deep Creek Non-Urban Street and Drainage Unit fiscal year 2027 adopted budget (October 28, 2026)
- Charlotte County, Peace River Shores Street and Drainage Unit fiscal year 2027 adopted budget (October 28, 2026)
- Charlotte County, Sandhill Area MSTU fiscal year 2027 adopted budget (October 28, 2026)
- Charlotte County, MSBU record search by parcel (October 28, 2026)
- Charlotte County, 50 percent FEMA rule page (October 28, 2026)
- Charlotte County Emergency Management, flood protection page (October 28, 2026)
- Charlotte County, floodplain lookup on Forerunner (October 28, 2026)
- Charlotte County, Know Your Zone evacuation lookup (October 28, 2026)
- Charlotte County GIS, Essentials map service with seawall assessment and Certificate of Elevation layers (October 28, 2026)
- Charlotte County Community Development, notice on permitting docks, boatlifts and seawalls, August 29, 2024 (October 28, 2026)
- Charlotte County, residential dock permit page (October 28, 2026)
- Charlotte County, Manatee Protection Plan 2017 (October 28, 2026)
City of Punta Gorda
- City of Punta Gorda, Boating page with canals, ramps and marinas (October 28, 2026)
- City of Punta Gorda, Canals page (October 28, 2026)
- City of Punta Gorda, Waterfront Living page for the canal districts (October 28, 2026)
- City of Punta Gorda, canal maintenance program page (October 28, 2026)
- City of Punta Gorda, Hurricane Repairs page (October 28, 2026)
- City of Punta Gorda, fiscal year 2025/2026 seawall work programs, revised August 26, 2026 (October 28, 2026)
- City of Punta Gorda, Punta Gorda Isles seawall replacement schedule (October 28, 2026)
- City of Punta Gorda, special assessments fiscal year 2017 to 2026 (October 28, 2026)
- City of Punta Gorda, upcoming budget process (October 28, 2026)
- City of Punta Gorda, City Council agenda with fiscal year 2027 canal assessment resolutions (October 28, 2026)
- City of Punta Gorda, Punta Gorda Isles budget presentation, June 17, 2026 (October 28, 2026)
- City of Punta Gorda, Burnt Store Isles budget presentation, June 17, 2026 (October 28, 2026)
- City of Punta Gorda, City Council minutes, April 22, 2026 (October 28, 2026)
- City of Punta Gorda, Code Chapter 6 Vessels, Docks and Waterways (October 28, 2026)
- City of Punta Gorda, Code Chapter 6 as adopted 2020, 2023 copy (October 28, 2026)
- City of Punta Gorda, Burnt Store Isles inlet widening document (October 28, 2026)
- City of Punta Gorda, Burnt Store Isles Canal Advisory Committee packet (October 28, 2026)
- City of Punta Gorda, Building Division (October 28, 2026)
- City of Punta Gorda, building permit fee schedule (October 28, 2026)
- City of Punta Gorda, Special Permit Application for Docks (October 28, 2026)
- City of Punta Gorda, Building Permits On-Line portal (October 28, 2026)
- City of Punta Gorda, maps page with district and overlay maps (October 28, 2026)
- City of Punta Gorda, Special Residential Overlay in the Land Development Regulations (October 28, 2026)
- City of Punta Gorda, 50 percent FEMA rule (October 28, 2026)
- City of Punta Gorda, flood readiness page (October 28, 2026)
- City of Punta Gorda, elevation certificate viewer (October 28, 2026)
- City of Punta Gorda, vacation rentals and business tax receipt (October 28, 2026)
- City of Punta Gorda, City Attorney memorandum on vacation rentals, October 2, 2018 (October 28, 2026)
- City of Punta Gorda, Municipal Marina page (October 28, 2026)
Federal and state sources
- NOAA, U.S. Coast Pilot 5 Chapter 4, Charlotte Harbor and Peace River (October 28, 2026)
- NOAA, U.S. Coast Pilot 5 Chapter 12, Intracoastal Waterway (October 28, 2026)
- NOAA Tides and Currents, Punta Gorda station benchmarks and tide ranges (October 28, 2026)
- U.S. Coast Guard, Local Notice to Mariners, District 7 (October 28, 2026)
- FWC, Charlotte Harbor boating guide (October 28, 2026)
- FWC, Charlotte Harbor boating guide, marine zones (October 28, 2026)
- FWC, hurricane guidance for boaters (October 28, 2026)
- Florida Administrative Code, rule 68C-22.015, Charlotte County manatee zones (October 28, 2026)
- Florida Department of Environmental Protection, dock permitting guide, May 2020 (October 28, 2026)
- Florida Statutes, section 327.59, marinas and vessel removal (October 28, 2026)
- Florida Statutes, section 253.141, riparian rights (October 28, 2026)
- Florida Statutes, section 509.032, vacation rental preemption (October 28, 2026)
- Florida Statutes, section 627.351, Citizens Property Insurance (October 28, 2026)
- Florida Statutes, section 627.715, flood insurance (October 28, 2026)
- Florida Statutes, section 627.7011, roof age (October 28, 2026)
- Florida Statutes, section 689.302, seller flood disclosure (October 28, 2026)
- Florida Office of Insurance Regulation, Property Insurance Stability Report, July 1, 2026 (October 28, 2026)
- Citizens Property Insurance, flood coverage requirement (October 28, 2026)
- FEMA, National Flood Hazard Layer, flood hazard zones service (October 28, 2026)
- FEMA, Flood Map Service Center (October 28, 2026)
- FEMA, Risk Rating 2.0 (October 28, 2026)
- FEMA, Risk Rating 2.0 fact sheet, 2025 (October 28, 2026)
- FEMA, Increased Cost of Compliance coverage (October 28, 2026)
- FEMA, OpenFEMA NFIP Redacted Policies v3 data dictionary (October 28, 2026)
- Freddie Mac, Primary Mortgage Market Survey, week of October 22, 2026 (October 28, 2026)
Associations, clubs and marinas
- Burnt Store Isles Association, home page (October 28, 2026)
- Burnt Store Isles Association, deed restrictions update, as of October 25, 2026 (October 28, 2026)
- Burnt Store Isles Association, recorded deed restrictions (October 28, 2026)
- Burnt Store Isles Association, information for Realtors (October 28, 2026)
- Burnt Store Isles Association, canal committee page (October 28, 2026)
- [Burnt Store Isles Association, canal committee bulletin, April 22, 2025 (October 28, 2026)](img1.wsimg.com/blobby/go/51fad3d6-03e0-47b1-8f02-fb9011b36e6a/downloads/67a93ab1-eedd-4830-8bae-34647943161c/April%2022%2C%202025%20Tuesday%20Bulletin%20(BSI%20Canal%20Com.pdf)
- Twin Isles Country Club, home page (October 28, 2026)
- Florida Division of Corporations, Punta Gorda Isles Section 14 Property Owner's Association, Inc. (October 28, 2026)
- Burnt Store Lakes Property Owners Association, amended and restated declaration, October 29, 2021 (October 28, 2026)
- Seminole Lakes Property Owners Association, community page (October 28, 2026)
- Deep Creek Section 20 Property Owners Association, about page (October 28, 2026)
- Heritage Landing Golf and Country Club, tee times and club history (October 28, 2026)
- Burnt Store Marina Section 22 homeowners association (October 28, 2026)
- Safe Harbor Burnt Store, slip and haul-out specifications (October 28, 2026)
- Fishermen's Village, harbor master and slip information (October 28, 2026)