Punta Gorda · Burnt Store Marina

Burnt Store Marina Homes and Condos for Sale

Burnt Store Marina homes, condos and villas for sale in Punta Gorda FL 33955 (Lee County), with 109 recorded sales, prices by building, fees, flood zones and boat slips. Data updated October 2026.

Burnt Store Marina homes for sale and Burnt Store Marina condos for sale run from harbor towers and walk-up buildings to villas and single family homes, all inside one gated Lee County community with a Punta Gorda FL 33955 mailing address. In the 12 months to September 15, 2026, Lee County recorded 109 qualified sales at a $360,000 median, from a $70,000 condominium to a $1,150,000 Sunset Key villa. For the wider market, start with our Punta Gorda homes for sale page.

Burnt Store Marina is in unincorporated Lee County. It is not in Charlotte County, the City of Punta Gorda or Cape Coral, so every record on this page is a Lee County record, and the water bill, the fire district and the schools differ from what a Punta Gorda address suggests.

We tracked every recorded Burnt Store Marina sale in the Lee County files to build this page, so every price below is a recorded sale, not an asking price. Active listings and days on market come from the MLS and refresh in the search below; this page's prices are recorded sales.

By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.

Key takeaways for Burnt Store Marina buyers

Lee County recorded 109 qualified Burnt Store Marina sales from September 15, 2025 to September 15, 2026, at a $360,000 median and $231 per heated square foot. All 109 were resales, and none were builder-direct.
Condominiums were 70 of the 109 sales, at a $275,000 median ($202 per square foot). Detached homes were 39 sales at $460,000 ($269 per square foot): 31 villa and land-condominium homes at $445,000 and 8 platted single family homes at $785,000.
46 of the 109 sales were under $300,000 (41 of them condominiums), and 4 sales reached $1 million or more, all detached homes. The highest recorded sale was $1,150,000.
The yearly median was $448,700 in 2022 and stands at $350,000 for 2026 through September 15, from 125 sales in 2022 and 81 sales so far in 2026.
In a FEMA sample of 131 building points, 94 fell in zone AE (all with a base flood elevation of 8 feet), 28 in shaded X and 9 in minimal X. Zone depends on the building, so check the exact address.
A condominium buyer in the Section 22 area belongs to two associations, the building or neighborhood association and the Section 22 master association. Courtside Landings, The Resort and Vista del Sol sit outside Section 22 and have their own documents.
A resale condominium contract is voidable for 7 days (excluding Saturdays, Sundays and legal holidays) after you sign and receive the association documents, under F.S. 718.503 as amended in 2025.
HUD's condominium search on October 28, 2026 shows no approved FHA project at Burnt Store Marina, so an FHA buyer needs single-unit approval.
The 2026 total millage for the Burnt Store tax district is 13.6623 mills. A $500,000 homestead purchase produces about $6,268 of first-year ad valorem tax before the $381.11 solid waste assessment.
Owning a home here does not include a boat slip. Safe Harbor Burnt Store runs the marina, and the deed or the marina tells you what, if anything, conveys.

Data updated: October 2026.

Burnt Store Marina recorded sales	Sales	Median price	Median per heated sq ft	Price range
All homes, 12 months to September 15, 2026	109	$360,000	$231	$70,000 to $1,150,000
Condominiums	70	$275,000	$202	$70,000 to $895,000
Villa and land-condominium detached homes	31	$445,000	$262	$100,000 to $1,150,000
Platted single family homes	8	$785,000	$300	$435,000 to $1,085,000
All detached homes	39	$460,000	$269	$100,000 to $1,150,000
All homes, 24 months to September 15, 2026	206	$375,000	$247	$70,000 to $1,750,000

Source: Lee County Property Appraiser public parcel and sales files, local index built October 28, 2026, newest qualified sale September 15, 2026. DOR-qualified improved sales over $1,000; multi-parcel deeds excluded.

Burnt Store Marina homes and condos for sale right now

Every active Burnt Store Marina listing is in the searches below, drawn over the community's gates. Active listings and days on market come from the MLS and refresh in the search below; this page's prices are recorded sales. This page prints no active count, because the count changes daily and the search always shows the current one. Data updated: October 2026.

The search frame is a rectangle, not a gate line, so a few results at its edges may sit outside the community. Check the address and the subdivision name on each listing.

Search Burnt Store Marina condos

Open the Burnt Store Marina condos for sale search to see towers, walk-up buildings and low-rise clubs. Condominiums were 70 of the 109 recorded sales in the last 12 months, so this is the larger share of the market. For the wider city, our Punta Gorda condos for sale page covers condominiums outside the community.

Search Burnt Store Marina single family homes and villas

The Burnt Store Marina single family homes and villas search covers detached homes, including land-condominium villas and platted homes in Punta Gorda Isles Section 22. To see everything at once, open the all Burnt Store Marina homes for sale search. Some villas are listed as condominiums in the MLS, so run both searches if you want every villa.

Which "Burnt Store" is this page about?

This page covers the gated Burnt Store Marina community in unincorporated Lee County, mailing address Punta Gorda FL 33955. Our county figures cover 1,898 Lee County parcels in ZIP 33955 that we judged to be Burnt Store Marina: 1,211 condominium units, 522 villa and land-condominium detached homes, 143 platted single family homes in the Lee County part of Punta Gorda Isles Section 22, 21 vacant lots and 1 other parcel.

We left out 91 parcels in the same ZIP code: Charlee Road and Char-Lee Ranchettes acreage, metes-and-bounds tracts, rights of way, commercial parcels and condominium common elements. Burnt Store Lakes, Burnt Store Isles, Burnt Store Village and Burnt Store Meadows are separate communities in Charlotte County or the City of Punta Gorda, and this page does not cover them. For the lot market there, see our Punta Gorda land and lots page.

Data updated: October 2026.

What kinds of homes are for sale in Burnt Store Marina?

Burnt Store Marina mixes six kinds of property under one master association. They differ in size, age, insurance, maintenance and financing, so the first step is to know which kind you are looking at and which association documents come with it. Data updated: October 2026.

Product type	Parcels on the roll	Median heated sq ft	Typical year built	12-month sales	12-month median
Condominiums (towers, walk-ups, low-rise clubs)	1,211	1,516	1979 to 2007	70	$275,000
Villa and land-condominium detached homes	522	1,690	1993 to 2002	31	$445,000
Platted single family homes, Section 22	143	2,531	1992 to 2019	8	$785,000
Vacant lots	21	not applicable	not applicable	not counted	not counted

Source: Lee County Property Appraiser public parcel and sales files, local index built October 28, 2026. Year ranges come from the building tables in the county index; vacant lots are counted from the parcel roll and carry no improved-sale statistic.

Condominium towers on the harbor

The tallest buildings are the elevator towers. Sunset Pointe Towers (legal name Grande Isle Towers III and IV) has 104 units in two towers built in 2005, with a median of 1,986 heated square feet. Harbor Towers has 120 units built from 1998 to 2006 with a median of 1,141 square feet, and Vista del Sol has 60 units built in 2003 at 1,346 square feet. Towers are three-story-plus buildings, so the milestone inspection and structural integrity reserve study rules covered below apply to them.

Grande Isle Towers III and IV recorded 6 sales in the last 12 months at a $612,000 median ($321 per square foot), ranging from $330,000 to $895,000. Harbor Towers recorded 3 sales at $370,000 ($364 per square foot). Over 24 months, Grande Isle Towers III and IV recorded 8 sales at the same $612,000 median.

Walk-up condominium buildings

Most condominium units are in walk-up buildings. Marina South Shore has 123 units (the state condominium register lists 1981, while the county roll carries later year-built values) with a median of 2,069 square feet, Marlin Run has 83 units built 1994 to 1996 at 1,162 square feet, Topaz Cove has 68 units at 1,953 square feet, Emerald Isle has 66 units at 1,991 square feet and Esplanade has 59 units at 1,852 square feet. Building height varies by association, and a third-party mirror of state filings lists Tides at Marina Towers at 3 stories, so confirm the story count for the exact building before you rely on a state rule.

In the last 12 months Marlin Run recorded 10 sales at $227,750 ($196 per square foot), Topaz Cove 5 at $360,000, Emerald Isle 5 at $399,900 and Marina South Shore 4 at $370,000. The building-by-building table in the pricing section lists every building with three or more sales.

Older low-rise "Club" condominiums

A cluster of small, older buildings carries "Club" names: Commodore Club (96 units, built 1979, 1,436 square feet median), Capstan Club (20 units, 1980, 1,177 square feet), Rudder Club (30 units, 1981, 1,362 square feet), Spinnaker Club (20 units, 1982), Halyard Club (20 units, 1982, 1,347 to 1,469 square feet) and Keel Club (47 units, 1983, mostly 593 square feet). These are the entry price points. Commodore Club recorded 6 sales in 12 months at $254,375 and Capstan Club 4 sales at $168,500.

Older buildings reach their 30-year milestone inspection deadline first, and several of these hit it in 2024 or 2025 according to a third-party mirror of state filings. Ask every one of them for the inspection report and the reserve study before you offer.

Villas and land-condominium homes

Villas are detached or paired homes, and most are sold as a condominium unit on land the association owns, called a land condominium. Courtside Landings (71 parcels, built 1999 to 2002, 1,503 square feet median), Sunset Key (25 homes, built 1997 to 2000, 2,691 square feet), Sunset Key II (22 homes, 2001 to 2002, 2,782 square feet), Linkside (26 homes, 2,308 square feet), Admirals Point (42 homes, 1993 to 1994, 2,180 square feet) and Villas at Cobia Cay (26 homes, 1,230 square feet) are examples.

The county tracks 522 villa and land-condominium detached homes. In the last 12 months 31 sold at a $445,000 median ($262 per square foot), from $100,000 to $1,150,000. The $1,150,000 sale was at Sunset Key. Sunset Key recorded 3 sales at a $1,100,000 median.

Single family homes in Punta Gorda Isles Section 22

The platted single family homes sit on individual lots in the Lee County part of Punta Gorda Isles Section 22 and have no condominium declaration. The county tracks 143 of them, with a median of 2,531 heated square feet and years built from 1992 to 2019. Eight sold in the last 12 months at a $785,000 median ($300 per square foot), from $435,000 to $1,085,000. Over 24 months, 20 sold at $877,500 ($329 per square foot), with a top sale of $1,750,000.

Unlike a condominium, you insure and maintain the whole house and lot yourself, and your neighbors are not an association with a reserve fund. The Section 22 master association still applies, and so does architectural review.

Vacant lots

The county tracks 21 vacant lots. A lot buyer needs the Section 22 architectural review rules, setback limits (35, 25 and 15 feet, described below), the flood zone and the building elevation requirement before pricing a build. Our Punta Gorda land and lots page covers lot pricing and building costs for the wider area.

What do Burnt Store Marina homes sell for?

Every price here is a recorded sale from the Lee County Property Appraiser files, counted from September 15, 2025 to September 15, 2026 unless the heading says otherwise. All 109 sales in that window were resales. The Lee County files record every sale, and 160 sale rows (71 deeds) that conveyed several parcels at once are excluded from every figure so a bulk deed does not distort a median. Data updated: October 2026.

Recorded sales in the last 12 months by home type

Home type	Sales	Median price	Median per heated sq ft	Low	High
Condominiums	70	$275,000	$202	$70,000	$895,000
Villa and land-condominium detached	31	$445,000	$262	$100,000	$1,150,000
Platted single family, Section 22	8	$785,000	$300	$435,000	$1,085,000
All detached homes	39	$460,000	$269	$100,000	$1,150,000
All homes	109	$360,000	$231	$70,000	$1,150,000

Source: Lee County Property Appraiser public parcel and sales files, local index built October 28, 2026. Sale dates come from the Lee County parcel and sales files.

The same market over the 24 months to September 15, 2026 shows 206 sales at a $375,000 median ($247 per square foot, $70,000 to $1,750,000). Condominiums recorded 128 sales at $300,000 ($207 per square foot), detached homes 78 sales at $492,500 ($279 per square foot), villa and land-condominium homes 58 at $449,997 ($269 per square foot) and platted single family homes 20 at $877,500 ($329 per square foot, $325,000 to $1,750,000).

Prices by building and neighborhood

Condominium and villa prices vary more by building than by anything else, so a community median hides most of the story. This table lists each building or neighborhood with at least two recorded sales in the last 12 months.

Building or neighborhood	Sales	Median price	Low	High	Median per sq ft
Marlin Run I to III	10	$227,750	$143,500	$276,000	$196
Courtside Landings	6	$457,500	$400,000	$545,000	$265
Grande Isle Towers III and IV	6	$612,000	$330,000	$895,000	$321
Commodore Club	6	$254,375	$70,000	$297,500	$177
Emerald Isle	5	$399,900	$275,000	$450,000	$226
Topaz Cove	5	$360,000	$300,000	$485,000	$215
Punta Gorda Isles Section 22 platted homes	4	$847,500	$750,000	$1,085,000	$311
Capstan Club	4	$168,500	$160,000	$183,000	$143
Marina South Shore	4	$370,000	$150,000	$420,000	$186
Tarpon Pass II	4	$435,000	$350,000	$521,000	$276
King Tarpon	3	$380,000	$333,750	$460,000	$232
Harbor Towers	3	$370,000	$200,000	$510,000	$364
Marina North Shore	3	$410,000	$247,500	$414,000	$270
Yellowfin Cove	3	$412,500	$310,000	$445,000	$250
Sunset Key	3	$1,100,000	$950,000	$1,150,000	$407
Resort at Burnt Store Marina I	3	$218,000	$215,000	$230,000	$189
Courtyard Landings	2	$240,000	$100,000	$380,000	$137
Grande Isle Towers II	2	$458,500	$420,000	$497,000	$237
Yellowfin Bay	2	$455,000	$435,000	$475,000	$299
Esplanade	2	$360,000	$360,000	$360,000	$198
Vista del Sol	2	$372,500	$210,000	$535,000	$243

Source: Lee County Property Appraiser public parcel and sales files, local index built October 28, 2026. With two to six sales, a median is a rough guide, not a price list.

Over 24 months the busiest buildings were Commodore Club (12 sales at $261,000), Punta Gorda Isles Section 22 platted homes (11 at $900,000), Marina South Shore (11 at $315,000), Marlin Run (10 at $227,750), Esplanade (9 at $375,000), Marina North Shore (9 at $402,500), Courtside Landings (9 at $460,000), Harbor Towers (8 at $372,500), King Tarpon (8 at $367,500), Topaz Cove (8 at $391,000), Grande Isle Towers III and IV (8 at $612,000) and Emerald Isle (8 at $405,950). Diamond Park recorded 2 sales at a $1,625,000 median.

How prices moved, 2021 to 2026

Year	All sales	All median	Condo sales	Condo median	Detached sales	Detached median
2021	256	$339,000	183	$305,000	73	$405,000
2022	125	$448,700	95	$407,500	30	$574,900
2023	103	$445,000	69	$408,000	34	$551,000
2024	72	$385,000	55	$359,500	17	$524,900
2025	108	$395,000	61	$300,000	47	$510,000
2026 through September 15	81	$350,000	55	$275,000	26	$460,000

Source: Lee County Property Appraiser public parcel and sales files, local index built October 28, 2026. Calendar-year counts, not 12-month windows.

The medians peaked in 2022 at $448,700 for all sales and have since moved to $350,000 for 2026 through September 15. Sales volume fell from 256 in 2021 to 72 in 2024, then recovered to 108 in 2025. A median also moves with the mix of buildings that sold in a year, so a year with more tower sales reads higher than a year with more older club-building sales.

Price bands

Price band	All homes	Condominiums	Detached homes
Under $300,000	46	41	5
$300,000 to $500,000	39	21	18
$500,000 to $750,000	13	6	7
$750,000 to $1,000,000	7	2	5
$1,000,000 and up	4	0	4

Source: Lee County Property Appraiser public parcel and sales files, local index built October 28, 2026; 12 months to September 15, 2026.

Condominiums dominate the lowest band: 41 of the 46 sales under $300,000. Detached homes account for all 4 sales at $1 million or more.

The highest and lowest recorded sales

Date	Address	Building	Price	Heated sq ft	Year built
2026-07-13	3213 Sunset Key Cir	Sunset Key	$1,150,000	2,895	2000
2025-12-10	3229 Sunset Key Cir	Sunset Key	$1,100,000	2,704	1999
2025-10-01	1080 Matecumbe Key Rd	Punta Gorda Isles Section 22	$1,085,000	2,887	2001
2026-05-01	3397 Sunset Key Cir	Sunset Key II	$1,000,000	2,132	2001
2025-12-29	3209 Sunset Key Cir	Sunset Key	$950,000	2,237	1999
2026-03-27	3301 Sugarloaf Key Rd	Detached home (subdivision per county record)	$899,950	2,297	2017
2025-09-30	3333 Sunset Key Cir 701	Grande Isle Towers III and IV	$895,000	2,351	2005
2026-04-29	4001 Marianne Key Rd	Detached home (subdivision per county record)	$875,000	2,999	2003
2026-07-22	3024 Big Bend Cir	Detached home (subdivision per county record)	$820,000	2,491	2001
2026-01-09	3329 Sunset Key Cir 401	Grande Isle Towers III and IV	$775,000	2,351	2005

Source: Lee County Property Appraiser public parcel and sales files, local index built October 28, 2026. The ten highest recorded sales in the 12 months to September 15, 2026.

The ten lowest sales ranged from $70,000 to $170,000: Commodore Club at $70,000 (1,436 square feet, built 1979), Courtyard Landings at $100,000 (1,399 square feet, 1993), Marlin Run at $143,500 (1,042 square feet, 1996), Rudder Club, Halyard Club and Marina South Shore at $150,000 each, Keel Club at $153,000 (593 square feet, 1983), and three Capstan Club units at $160,000, $167,000 and $170,000 (1,177 square feet, 1980). A low price here usually reflects an older, smaller building or a unit that needs work, so ask about the building's reserve study and any special assessment before treating it as a bargain.

Price per square foot by home type

Across 109 sales the median was $231 per heated square foot. Condominiums sold at $202, villa and land-condominium homes at $262, all detached homes at $269 and platted single family homes at $300. By building, the range ran from $137 at Courtyard Landings and $143 at Capstan Club to $364 at Harbor Towers and $407 at Sunset Key.

Why this page and the Punta Gorda hub count differently

Our Punta Gorda homes for sale page reports 105 Lee County sales for all parcels with ZIP code 33955, counted by calendar month from October 2025. This page counts from September 15, 2025 and only inside the Burnt Store Marina boundary, which is why it shows 109. Different windows and different boundaries produce different counts from the same county files.

Burnt Store Marina condos for sale: what to check building by building

A condominium here is only as good as its association's building, budget and records. Florida law now requires inspections, reserve studies and public websites that were optional a few years ago, so the documents tell you more than the listing photos. Data updated: October 2026.

Building	Units	Year built	Milestone inspection due	Reserve study (SIRS) status
Sunset Pointe Towers (legal name Grande Isle Towers III and IV)	104	2005	2035	Study dated October 2025, per the association
Harbor Towers	120	1998	2028-12-31	Completed 2024-08-20
Vista del Sol	60	2003	2033	None found
Tides at Marina Towers	33	1990 recorded	2024-12-31	Completed 2024-06-07
Marina South Shore	123	1981 recorded	2024-12-31	Not shown
Marina North Shore	48	1983	2024	Completed 2024-06-07
Keel Club	47	1983	2024	Completed 2024-12-22
Commodore Club	96	1979	2024	Completed 2024-04-25
Esplanade	60	2005	2035	Completed 2023-08-29
Emerald Isle	66	1997	2027	None found
Topaz Cove	68	2000	2030	Not shown
Marlin Run	57	1993	2025	Not shown
Resort at Burnt Store Marina I	40	1998	2028	Not shown

Source: third-party mirror of Florida Department of Business and Professional Regulation (DBPR) condominium filings, retrieved October 28, 2026; Sunset Pointe Towers association website. A mirror can lag the state record, so confirm each date with the association and the DBPR database.

Milestone inspections

A milestone inspection is a structural inspection that Florida requires for condominium buildings of three or more habitable stories. Under F.S. 553.899 the first one is due by December 31 of the year the building turns 30, and then every 10 years. The inspection looks at the structure, not the finishes. If it finds substantial structural deterioration, the association must carry out a second-phase inspection and repair the problem, and a repair bill can become a special assessment on every unit owner.

Ask for the inspection report, any phase-two report and the board's plan for repairs. A building with a 2024 deadline should have a report on file by now. We did not find a shorter local interval in the records we read, so ask the association which schedule applies to the building.

Structural integrity reserve studies

A structural integrity reserve study, called a SIRS, is a reserve plan for the roof, structure, fireproofing, plumbing, electrical, waterproofing and other major components of a building of three or more stories. F.S. 718.112(2)(g) required the first studies by December 31, 2025, with an outer limit of December 31, 2026. Since budgets adopted on or after January 1, 2025, an association can no longer waive the structural reserves a SIRS covers.

The state's SIRS reporting database could not be searched by building for this page, so ask the seller or the association for the study itself. A study that exists but is unfunded is a warning sign, because the shortfall lands on owners as higher dues or an assessment.

Your 7-day cancellation right on a resale condo

On a resale condominium, you can cancel the contract within 7 days (excluding Saturdays, Sundays and legal holidays) after you sign it or receive the association's documents, whichever is later, under F.S. 718.503(2) as changed by the 2025 law HB 913. Developer sales keep a 15-day period. The right is for the buyer only and ends if the 7 days pass. A house or villa that is not a condominium does not carry this right, so ask whether the property you want is a condominium unit.

Documents to ask for before you offer

Ask for these before you commit, and read them rather than skimming:

the declaration, bylaws and rules, including any rental and pet limits
the current budget, the reserve schedule and the last year of financial statements
the milestone inspection report and the structural integrity reserve study, if the building needs them
board meeting minutes from the last 12 months, for any talk of assessments, litigation or insurance changes
the master insurance certificate and the deductible
an estoppel certificate, which states what the unit owes; the association must issue it within 10 business days, and F.S. 718.116 caps the fee at $250
the Section 22 master association documents, if the building is inside Section 22

Associations of 25 or more units must keep these records on a website under F.S. 718.111(12)(g), so many of them are posted there.

Source: Florida Statutes 553.899, 718.112, 718.111, 718.116 and 718.503 (2025 and 2026 editions), flsenate.gov.

Financing a Burnt Store Marina condo

Lenders approve the building, not just you. HUD's condominium search on October 28, 2026 shows no approved FHA project at Burnt Store Marina. Marina South Shore was rejected on November 7, 2017 for prohibited leasing restrictions, the Topaz Cove approval expired December 14, 2013, and a single-unit approval request at Capstan Club was rejected on April 26, 2021. An FHA buyer can seek a single-unit approval, which depends on the building's documents.

Conventional loans follow Fannie Mae and Freddie Mac project rules. Fannie Mae Lender Letter LL-2026-03 (March 18, 2026) raises the budgeted capital reserve allocation from 10 to 15 percent of assessment income from January 4, 2027, caps a master policy deductible at $50,000 per unit and applies a waiver of project review to detached condominium units. Under Fannie Mae Selling Guide B4-2.1-03, a project that is in bankruptcy or litigation can be ineligible, so the lender's questionnaire matters. Ask a lender early, before you spend money on inspections.

Rental and pet rules

The Section 22 master declaration permits residential renting, and renters register with the gate. Each condominium association sets its own limits on top of that. Sunset Pointe Towers, for example, publishes a 30-day minimum rental with tenant approval, and its quarterly dues include exterior insurance, TV, internet and water and sewer. Other associations differ, and no dues figures are published for the community, so ask the association what the dues are and what they cover. Florida limits an association's ability to change rental rules for existing owners under F.S. 718.110(13).

Buying a villa or land-condominium home in Burnt Store Marina

Villas and land-condominium homes feel like houses but are owned and insured through a condominium declaration. The rules that apply to a tower do not all apply to a one- or two-story home, so read the declaration before you assume. Data updated: October 2026.

What a land condominium is

In a land condominium, you own the home and have an interest in the land under it through the association, rather than owning a lot outright. The county tracks 522 villa and land-condominium detached homes at Burnt Store Marina, and 31 sold in the last 12 months at a $445,000 median. Florida's structural reserve and milestone laws are aimed at buildings of three or more stories, so a one- or two-story villa is usually outside them, and Fannie Mae waives its project review of critical repairs for detached units. Confirm the building height and the association's own reserve practice anyway.

Who insures and maintains what

The declaration splits the work. In some associations the master policy covers the structure and the owner insures the interior. In others each owner insures the whole home. Landscaping, roofs and exterior painting may be maintained by the association or by you. Ask the association for the master policy certificate and for a written list of who pays for the roof, the exterior walls and the lawn. Unit owners should carry a policy with at least $2,000 of loss assessment coverage under F.S. 627.714, and the deductible on that coverage may not exceed $250.

Architectural review and deed restrictions

Every exterior change in Section 22 needs architectural review approval, including changes by condominium owners who have already cleared their own board. The Section 22 rules cap fences at 3 feet in dark metal, limit exterior colors to earth tones, grey, white or pale pastels, set building setbacks of 35, 25 and 15 feet, and specify hurricane shutters. Ask for the current architectural review guidelines before you plan a repaint, a screen enclosure or a new fence.

Platted single family homes in Section 22

The 143 platted homes are on individual lots and carry no condominium declaration. You own the lot and the house, you insure and maintain both, and the Section 22 master association's declaration of 1977 and its rules apply. Eight sold in the last 12 months at a $785,000 median. The association issues an estoppel certificate under F.S. 720.30851 that states what is owed to it, and you should ask for it with the deed restrictions before the inspection period ends.

Waterfront, boat slip and golf-side homes in Burnt Store Marina

Burnt Store Marina sits on a basin off Charlotte Harbor, and the marina is a separate business from the homes around it. The first question on any waterfront or boating listing is what the listing actually conveys. For canal and harbor homes elsewhere in the city, see our waterfront homes in Punta Gorda page. Data updated: October 2026.

Does a home come with a boat slip?

No. Owning a home or condominium here does not include a slip. Safe Harbor Burnt Store, not an association, runs the marina, and slips are leased or sold by the marina. Whether any particular unit has a deeded slip is not something we could establish from public records, so read the deed and the listing, and ask the marina in writing what the slip arrangement is and whether it transfers on sale. No slip rates are published, so this page prints none.

Safe Harbor Burnt Store wet slips and dry storage

Safe Harbor Burnt Store, at 3192 Matecumbe Key Rd, is operated by Safe Harbor Marinas. The marina lists wet slips for boats from 30 to 100 feet with a 30-foot beam, a 7-foot draft and unrestricted height. Dry storage takes boats from 20 to 40 feet with a 16-foot height, 15-foot beam and 15-ton limit. Services include daily fuel from 7:30 to 5:00, pump-out and a ship's store, and the marina describes a hurricane haul-out for boats of 20 to 35 feet, 15-foot beam, 5-foot draft and 17 tons.

A rebuild was still in progress in the July 2025 association notice, with floating docks awaiting Army Corps of Engineers approval. Ask the marina for the current status of docks and utilities before you plan around a slip.

Getting from the marina to Charlotte Harbor and the Gulf

NOAA's Coast Pilot 5 (edition of October 25, 2026) reports 5.5 feet of depth in the privately marked entrance channel, about 2.6 miles from Cape Haze Shoal Light 6. Boca Grande Pass is about 11 nautical miles in a straight line (13 statute miles, and the real route is longer), and the Gulf buoy is about 15 nautical miles. We found no fixed bridge named between the marina and open water. Depths change, so check current charts. NOAA cancelled paper charts 11425, 11426 and 11427 in 2024, so use NOAA's electronic charts.

Docks and seawalls are association matters

Seawalls are the responsibility of the individual associations that own the frontage, not of the marina. A buyer on a canal or basin lot should ask the owning association who maintains the seawall, when it was last inspected and whether an assessment is planned. The Safe Harbor general manager reported in a 2026 Beacon column that Hurricane Milton damaged seawalls and pilings that had just been reinforced, and the marina is moving to floating docks.

Golf-side homes and the 27-hole course

The Burnt Store Marina Country Club course is 27 holes, designed by Ron Garl with Mark McCumber, in three nines named Heron, Osprey and Pelican. The clubhouse is at 24315 Vincent Ave, and public tee times are bookable. Homes on the course or near it may carry golf-cart, errant-ball and noise considerations, and club membership is separate from home ownership, with prices in the cost section below.

Fishing and manatee rules

In the Charlotte Harbor region, snook is closed from December 1 to the end of February and from May 1 to September 30, with a 28 to 33 inch slot and a limit of one per day. Tarpon is catch and release, and a weight-below-hook ban applies in Boca Grande Pass. Check the Florida Fish and Wildlife Conservation Commission's current rules before you fish. Seagrass damage can bring fines of up to $1,000. The state's manatee protection rule, 68C-22.005, does not name the Burnt Store Marina basin, so check FWC's current manatee zone map for posted speed zones. The FWC "Burnt Store Boat Ramp" is a Cape Coral facility and not part of the community.

Who runs Burnt Store Marina, and what do the associations cover?

Burnt Store Marina has two layers of governance: the Section 22 master association and the sub-associations beneath it, plus a few neighborhoods outside Section 22. Knowing which layer owns the gate, the golf course, a seawall or a roof tells you whose budget pays for it. Data updated: October 2026.

The Section 22 master association

Punta Gorda Isles, Section 22 Homeowners Association, Inc. is the master association, managed with Alliant Property Management. It covers about 1,920 residences on 600 acres and 47 sub-associations. Under its articles, every owner in Section 22, including the owner of a condominium unit, is a member. A condominium owner therefore pays the building's association and the master association. Ask for both budgets.

Areas outside Section 22

The Area IV neighborhoods of Courtside Landings, The Resort and Vista del Sol sit outside Section 22. Courtside Landings owners pay Section 22 general charges for roads, landscaping, the gate and security without being members, under a recorded 1999 covenant. Read the covenant and the association's own documents for any building in these neighborhoods.

The golf course, clubhouse and fitness center

The Section 22 association owns the 27-hole course, clubhouse, fitness center, pool, tennis and pickleball courts. Members voted on January 26, 2017, with 85 percent in favor, to buy the course with borrowing of up to $5 million, and the association newsletter reports the loan was paid off in January 2026. Troon manages golf and dining. The fitness club has 4 tennis courts, 8 pickleball courts, a heated pool and spa and a fitness center. The marina is not association property.

The gate and getting in for showings

The front gate on Burnt Store Rd is manned around the clock, a commercial gate sits at Vincent Ave and Matecumbe Key Rd, and the Cape Cole area has a resident-only barcode gate. Platinum Group Security runs the gates. The open house policy allows open houses Friday to Sunday, 11:30 to 5, with advance notice, and access can be denied without it. Renters register with the gate, and barcodes for renters staying over two months cost $30 per season. Your agent arranges showing access, so tell us the listing and we will schedule it.

A short history

The plat for Punta Gorda Isles, Section 22 is recorded in Plat Book 28, pages 118 to 138, and Punta Gorda Isles, Inc. recorded the original declaration in 1977 (Official Records 1233, page 975). The Section 22 association bought the golf course after the 2017 vote, and the course now operates as an owner-held amenity.

What does it cost to own in Burnt Store Marina?

The monthly cost of a Burnt Store Marina home has five parts: property tax, utilities, insurance, association dues and optional club memberships. Dues are not published anywhere we could verify, so this section prices everything else and tells you to ask the association for the dues. Data updated: October 2026.

Lee County property tax and the Burnt Store fire district

Burnt Store Marina is in tax district 034, the Burnt Store Area Fire MSTU. The 2026 total is 13.6623 mills, down from 14.0825 adopted in 2025. The Burnt Store fire MSTU line fell from 3.1700 to 2.8000 mills.

2026 millage line	Mills
Lee County general	3.7623
School district, local	2.2480
School district, state	3.0230
Burnt Store fire MSTU	2.8000
All Hazards	0.0693
Unincorporated MSTU	0.8398
Library	0.4218
South Florida Water Management District	0.0948, 0.0327 and 0.1026
Hyacinth control	0.0190
Mosquito control	0.2096
West Coast Inland Navigation District	0.0394
Total	13.6623

Source: Lee County Property Appraiser 2026 Taxing District Millage Book, leepa.org/TaxRoll/Millage%20Books/2026%20Taxing%20District%20Millage%20Book.pdf. School millage totals 5.2710 and non-school millage totals 8.3913.

Lee County also bills a solid waste assessment, $381.11 per single family unit in Area 5 for fiscal 2026. Fire protection is provided by Cape Coral Fire Station 7 on Burnt Store Rd N under an interlocal agreement with Lee County, funded by the MSTU plus a Cape Coral fire service fee.

Worked first-year tax bills

These examples use the 2026 millage and assume the sale price becomes the assessed value. The additional homestead exemption is $26,411 for 2026, and the first $25,000 applies to all levies. A homestead bill uses both exemptions on the non-school portion.

Purchase price	Homestead ad valorem	Homestead total with solid waste	Non-homestead total	Monthly, homestead	Monthly, non-homestead
$300,000	$3,535.51	$3,916.62	$4,479.80	$326.38	$373.32
$500,000	$6,267.97	$6,649.08	$7,212.26	$554.09	$601.02
$900,000	$11,732.89	$12,114.00	$12,677.18	$1,009.50	$1,056.43

Source: Lee County Property Appraiser 2026 millage book; Lee County solid waste assessment, Area 5, fiscal 2026; Florida Department of Revenue exemption forms. Calculation is ours.

For the $500,000 homestead example, the school portion is $475,000 divided by 1,000 and multiplied by 5.2710, or $2,503.72. The non-school taxable value is $500,000 minus $25,000 minus $26,411, or $448,589, multiplied by 8.3913 mills for $3,764.24. The two add to $6,267.97, and adding $381.11 gives $6,649.08. The county assesses after the sale, so your bill will not match the seller's.

Homestead, Save Our Homes and Amendment 3

A Florida homestead exemption applies to your permanent residence as of January 1. Save Our Homes caps the yearly rise in your assessed value, and the cap resets on sale under F.S. 193.155, so the seller's bill is not yours. A non-homestead property has a 10 percent cap under F.S. 193.1554. A 4 percent discount applies to taxes paid in November. A property tax measure, Amendment 3, appears on the November 3, 2026 ballot; the examples above use current law.

Water, sewer and electric

Charlotte County Utilities serves water and sewer from the Burnt Store plant at 17430 Burnt Store Rd, even though the community is in Lee County. 2026 rates include a $26.77 water base, a $47.26 sewer base, $6.84 per 1,000 gallons for the first block and $7.86 for the next, sewer at $6.58 per 1,000 gallons and a $5.02 customer charge. Multifamily accounts have a water base of $18.73 and a sewer base of $37.82. A condominium using 5,000 gallons pays about $129.69, and a single family home using 8,000 gallons pays about $188.45.

Lee County Electric Cooperative (LCEC) charges a $20 customer charge, $0.1129, $0.1206 and $0.1282 per kWh in three tiers, and a power cost adjustment of $0.00613. At 1,000 kWh the bill is $142.88, at 800 kWh $117.53 and at 1,800 kWh $250.34. Some condominium associations include water, sewer and other utilities in dues, so check what yours covers.

Homeowners, condo and wind insurance

Citizens Property Insurance's 2026 recommended average rates for Lee County, for policies from June 1, 2026, are county averages and not quotes. They are $3,072 for a homeowners policy (HO-3, down from $3,322, minus 7.5 percent), $1,410 for a condominium unit-owner policy (HO-6, down from $1,459, minus 3.4 percent), $4,640 for wind-only on a house (HW-2, plus 2.0 percent) and $2,751 for wind-only on a condominium unit (HW-6, plus 5.1 percent). These are Citizens board recommendations, and private insurers price differently.

Hurricane deductible options are $500, 2, 5 or 10 percent. Wind mitigation credits under F.S. 627.0629 can reduce the premium, so get a wind mitigation inspection. Ask for roof age and a four-point inspection early, since insurers look at both.

Flood insurance and the CRS discount

Lee County unincorporated areas are in the Community Rating System at Class 5, which gives a 25 percent discount on National Flood Insurance Program policies in the special flood hazard area and 10 percent outside it. The discount applies to NFIP policies only. Private flood insurance is priced separately. FEMA's Risk Rating 2.0 prices each property by its own characteristics, so get a quote for the exact address.

Club and fitness memberships

Membership, 2026-27	Price
Social	$900 ($800 inside the gates)
Golf Access, couple	$1,500
Golf Access, single	$1,250
Full Golf, couple	$5,500
Full Golf, single	$4,000
Seasonal prices	$750, $1,200, $1,000, $4,750 and $3,750
Section 22 fitness club, couple	$1,000 plus tax ($1,065)
Section 22 fitness club, single	$500 plus tax

Source: Burnt Store Marina Country Club 2026-27 membership schedule; Section 22 fitness club schedule. Country club prices add 6.5 percent tax. We could not match each seasonal price to its tier, so ask the club for the seasonal schedule.

A monthly cost table before association dues

Monthly estimate	$300,000 condominium	$500,000 villa	$900,000 home
Property tax, homestead	$326.38	$554.09	$1,009.50
Insurance	$117.50	$256.00	$256.00 (county average; get a quote)
Electric	$117.53	$142.88	$250.34
Water and sewer	$129.69	$188.45	$188.45
Total, homestead	$691.10	$1,141.42	$1,704.29
Total, non-homestead	$738.04	$1,188.35	$1,751.22
Association dues	ask the association	ask the association	ask the association

Source: tax lines from the Lee County Property Appraiser 2026 millage book; utility lines from Charlotte County Utilities and LCEC 2026 rate schedules; insurance from Citizens 2026 recommended county averages (an estimate). Before association dues, flood insurance, internet and club memberships.

Closing costs for a Lee County buyer

Florida charges 0.35 percent documentary stamp tax on a mortgage note (F.S. 201.08) and 0.2 percent intangible tax on the mortgage (F.S. 199.133). Title insurance rates are set by the state (F.S. 627.782 and Rule 69O-186.003): the owner's policy is $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 above, and a lender's policy issued at the same time is $25. Deed stamps of 0.70 percent are normally paid by the seller, but the contract assigns them.

Purchase price, 80 percent loan	Note stamps	Intangible tax	Owner's title policy	Lender's policy	Total with owner's policy	Total without
$300,000	$840	$480	$1,575	$25	$2,920	$1,345
$500,000	$1,400	$800	$2,575	$25	$4,800	$2,225
$900,000	$2,520	$1,440	$4,575	$25	$8,560	$3,985

Source: Florida Statutes 201.08, 199.133 and 627.782; Florida Administrative Code 69O-186.003. Excludes lender fees, inspections, prepaids and escrows.

Is Burnt Store Marina in a flood zone?

Most of it is, but not every building. We tracked flood zones at 131 building points across 21 groups of buildings in the FEMA National Flood Hazard Layer, and the zone changes from one building to the next. Treat this section as a guide to what to ask, and confirm the zone for the exact address with a flood determination or elevation certificate. Data updated: October 2026.

What 131 sampled points showed

Of 131 sampled points, 94 fell in zone AE, 28 in shaded zone X (the 0.2 percent annual chance area), 9 in minimal-risk zone X and 1 could not be geocoded. We found no zone VE and no floodway. All 94 AE points carry a base flood elevation of 8.0 feet (NAVD88) and sit in the Coastal Floodplain.

Building type	Points sampled	Zone AE	Shaded X	Minimal X
Towers	11	11	0	0
Walk-up buildings	40	34	5	1
Low-rise buildings	16	2	11	3
Land-condominium homes	48	34	9	5
Villas	8	8	0	0
Platted homes, Section 22	8	5	3	0

Source: FEMA National Flood Hazard Layer queried October 2026 for 131 building points in Burnt Store Marina; FIRM effective November 17, 2022. These are sampled points, not a count of every building.

Groups with every sampled point in zone AE included Grande Isle Towers, Harbor Towers, Tides at Marina Towers, Marina South Shore, Marina North Shore, Commodore Club, Keel Club, Courtside Landings, Sunset Key and Sunset Key II, and Admirals Point. Esplanade showed 5 shaded X points and 1 minimal X point, and the Yellowfin, Spinnaker, Capstan and Halyard clubs showed 8 shaded X points. Other groups were mixed.

What zone AE with an 8-foot base flood elevation means

Zone AE is a special flood hazard area, where the 1 percent annual chance flood is expected to reach the base flood elevation, here 8 feet above sea level. Federally backed mortgages in zone AE require flood insurance. Lee County requires one foot of freeboard above the base flood elevation for new and substantially improved buildings, which means 9 feet at an 8-foot base flood elevation. Lee County adopted its current flood ordinance, Ordinance 22-30, on November 8, 2022, alongside the 2022 coastal flood study.

Zone X is not no-risk

Lee County describes zone X as an area where flood insurance is not required by federal rules but where risk is reduced, not eliminated. Properties in zone X flood, and an X-zone property can still be worth insuring. A lender may not require a policy, but a policy is still available.

Elevation certificates and the 50 percent rule

An elevation certificate records a building's lowest floor elevation against the base flood elevation, and insurers use it to price a flood policy. The county holds certificates only for permitted work, and you can email [email protected] to ask. Florida has also kept a statewide elevation certificate database since 2017. Under F.S. 689.302, a seller must give a flood disclosure at or before the contract is signed.

The 50 percent rule requires a building to meet current flood-elevation rules when the cost of an improvement or repair equals or exceeds 50 percent of the structure's value. Lee County's improvements page (updated May 2025) measures against the structure's assessed value, while Ordinance 22-30 uses the higher of an appraisal or the Property Appraiser's value over five years. Confirm with Lee County before you plan major work.

Evacuation zones

We are not listing an evacuation zone letter for the community, because zones are mapped by address and can differ between buildings. Use Lee County's Know Your Zone tool at leefl.gov/publicsafety/emergencymanagement/knowyourzone to find the zone for the exact address, and read the county's evacuation guidance before hurricane season.

Hurricanes Ian, Helene and Milton at the marina

The only first-party account we found is a June 2026 column by the Safe Harbor general manager in the Burnt Store Beacon. It says the devastation from Hurricane Ian was "near total" for many marinas, including Burnt Store. Hurricane Helene flooded the main power boxes and destroyed the electrical pedestals. Hurricane Milton damaged seawalls and pilings that had just been reinforced, and the marina is moving toward floating docks. We do not print storm surge heights for the marina, because we did not find a verified measurement for the site.

Ask every seller what flooded or needed repair in each storm, whether there is a flood insurance claim history and whether repairs were permitted. Request the elevation certificate, the roof age and the insurance declarations page.

Where is Burnt Store Marina, and what is nearby?

Burnt Store Marina is on Burnt Store Road in Lee County's northwest corner, a few miles south of the Charlotte County line. Its Punta Gorda mailing address is a postal convention only. Daily life runs to two counties: Lee County for government and Cape Coral for the nearest emergency room, Charlotte County for water and downtown Punta Gorda. Data updated: October 2026. North on Burnt Store Road, across the county line in Charlotte County, the gated golf community of Heritage Landing has its own page: Heritage Landing homes for sale.

Drive times

Destination	Distance	Free-flow drive time
Downtown Punta Gorda	14 to 14.5 miles	24 to 25 minutes
Punta Gorda Airport	about 14 miles	24 to 26 minutes
Cape Coral City Hall	15 to 16 miles	27 to 29 minutes
Downtown Fort Myers	20 to 21 miles	37 to 38 minutes
Southwest Florida International Airport (RSW)	about 43 miles	50 to 59 minutes
Sarasota	67 to 68 miles	75 to 86 minutes
Tampa	about 117 miles	1 hour 57 minutes to 2 hours 17 minutes
Matlacha	about 12 miles	20 to 23 minutes
Charlotte Harbor Preserve State Park	about 8 miles	14 minutes
Fisherman's Village	about 14 miles	25 to 26 minutes

Source: drive times measured October 28, 2026 from the Burnt Store Road entrance, free-flow. Winter traffic adds time.

Hospitals and emergency care

Facility	Distance	Free-flow drive time
HCA Florida Cape Coral Emergency	about 13 miles	22 to 24 minutes
AdventHealth Cape Coral ER	about 15 miles	26 to 27 minutes
Cape Coral Hospital	16 to 17 miles	29 to 30 minutes
AdventHealth Port Charlotte	about 19 miles	31 to 34 minutes
HCA Florida Fawcett Hospital	about 19 miles	32 to 35 minutes
Gulf Coast Medical Center	about 28 miles	44 to 47 minutes

Source: drive times measured October 28, 2026 from the Burnt Store Road entrance. Lee Health Convenient Care on Pine Island Rd is about 14.8 miles away. There has been no hospital in Punta Gorda since the 2024 storms closed ShorePoint Punta Gorda, and AdventHealth announced an emergency room there on September 5, 2025 with no opening date.

Groceries and dining

The nearest supermarkets are about 10 miles away: a Publix at 3941 Tamiami Trl (18 to 19 minutes) and a Publix at Coral Shores (17 to 19 minutes). A Dollar General on Charlee Rd is about 1.5 miles away, though we did not verify that the store is open. Dining inside the community includes Cass Cay Restaurant and Bar, The Trading Post and Linkside Cafe. Hours conflict across sources, so check with each restaurant before you go.

Burnt Store Road plans

FDOT approved a widening concept on August 5, 2025 for Burnt Store Road from Van Buren Parkway to the Charlotte County line, a 5.7-mile stretch (FPID 436928-1). Construction is not funded and appears in the metropolitan planning organization's cost-feasible plan for 2031 to 2035. Interim safety work and resurfacing began on April 27, 2026. Details are on FDOT's project page at swflroads.com/project/436928-1.

Who provides services

Service	Provider
Local government	Lee County, unincorporated
Law enforcement	Lee County Sheriff
Fire	Cape Coral Fire Station 7, 3942 Burnt Store Rd N (about 3.5 miles, 8 minutes), under a Lee County interlocal agreement extended to November 30, 2028
EMS	Lee County EMS
Water and sewer	Charlotte County Utilities
Electric	Lee County Electric Cooperative
Solid waste	Lee County Solid Waste, Area 5
Schools	School District of Lee County
Mail	Punta Gorda, ZIP 33955
Land-use category	"Burnt Store Marina Village" in the Lee Plan

Source: Lee County, Charlotte County Utilities and Lee County Electric Cooperative service pages, retrieved October 2026.

Schools

The School District of Lee County assigns students by choice and proximity zones. Check the district's zone lookup at leeschools.net/student_enrollment/school_zones with the exact address. We do not print school names or ratings here.

Internet

Providers vary by building, and some associations include internet in dues. Check which providers serve the exact address on the FCC National Broadband Map at broadbandmap.fcc.gov.

The nearest public library is the Northwest Regional Library at 519 Chiquita Blvd N, about 10.3 miles away. New development nearby includes a proposed 354-unit multifamily plan in Lee County (case DCI2022-00039, with a hearing on August 7, 2024 whose outcome we could not verify) and a Charlotte County planned development (PD-25-13, approved by the planning commission on April 13, 2026, with the commission vote not found).

Buying in Burnt Store Marina 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 can pull the same Lee County record used on this page for the exact building, unit and street you are considering, and show you what the neighbors paid.

Domain Realty Group is led by Jesse McGreevy and Marc Comisar and carries $2.5 billion in team production. On a Burnt Store Marina condominium that means reading the estoppel, the milestone inspection report and the reserve study before you are committed. On a waterfront or boating purchase it means checking the flood zone, the elevation certificate, the seawall owner and what the marina will put in writing about a slip. On a villa it means reading the declaration to see who insures the roof, then pricing your offer against recorded sales, not list prices.

★★★★★ "Excellent service from the entire team! We highly recommend Jake Commisar as a realtor!" Verified Google review. Adrienne Bautista, a buyer, on working with Jake Comisar of Domain Realty Group.

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Meet the team on our agents page, read our client reviews or learn more about Domain Realty Group.

Domain Realty Group 239-441-2816

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 Burnt Store Marina homes?

Tell us your price range, the home type and the building or neighborhood you are drawn to, and a Domain Realty Group agent will line up showings in one trip and arrange gate access. Start with the Burnt Store Marina homes for sale search, contact Domain Realty Group or call 239-441-2816. Domain Realty Group, the #1 team in Southwest Florida since 2012, will take it from there.

Thinking of selling in Burnt Store Marina?

If you own here and are weighing a sale, our seller guide for Burnt Store Marina from Jesse and Marc's McGreevy and Comisar team shows where your home stands against these recorded sales. Seller preparation is mostly paperwork: order the condominium association packet and estoppel early, assemble the milestone and reserve study records, and gather flood and storm repair records, because every serious buyer will ask for them.

Frequently asked questions about Burnt Store Marina homes for sale

These answers cover location, inventory, recorded prices, associations, condominium law, taxes, insurance, flood zones, boating and services at Burnt Store Marina. Every figure comes from the Lee County files, the state, FEMA, NOAA, the utilities or the associations, with its source in the list at the end. Data updated: October 2026.

What county is Burnt Store Marina in?

Burnt Store Marina is in unincorporated Lee County, Florida. Its mailing address is Punta Gorda FL 33955, but it is not inside the City of Punta Gorda or Charlotte County. Lee County Property Appraiser records, Lee County property tax and Lee County Sheriff service apply, while Charlotte County Utilities supplies water and sewer.

Is Burnt Store Marina in Punta Gorda or Cape Coral?

Neither. It has a Punta Gorda mailing address, but it sits in unincorporated Lee County, north of Cape Coral and south of the Charlotte County line. Cape Coral Fire Station 7 provides fire protection under a county agreement, and Cape Coral City Hall is about 15 to 16 miles away.

Which "Burnt Store" communities are different from Burnt Store Marina?

Burnt Store Lakes, Burnt Store Isles, Burnt Store Village and Burnt Store Meadows are separate communities in Charlotte County or the City of Punta Gorda. This page covers only the gated Burnt Store Marina community in Lee County. Check the county, subdivision name and tax district on any listing before you compare prices.

How many homes are for sale in Burnt Store Marina right now?

The count changes daily, and it comes from the MLS, so use the live search on this page for the current number. Recorded sales give the scale: Lee County recorded 109 qualified sales in the 12 months to September 15, 2026, so the market turns over roughly nine homes a month.

What do homes in Burnt Store Marina cost?

The median recorded sale in the last 12 months was $360,000. Condominiums sold at a $275,000 median and detached homes at $460,000. Prices ranged from $70,000 to $1,150,000, and 46 of the 109 sales were under $300,000. Prices vary most by building.

What is the difference between a condo, a villa and a land condo?

A condominium unit is part of a building where owners share structure and common areas. A villa is a detached or paired home, and in a land condominium you own the home plus an interest in the land through the association. The county tracks 1,211 condominium units, 522 villa and land-condominium homes and 143 platted single family homes.

How many homes sold in Burnt Store Marina in the last 12 months?

Lee County recorded 109 qualified sales from September 15, 2025 to September 15, 2026: 70 condominiums, 31 villa and land-condominium homes and 8 platted single family homes. The 31 villa and 8 platted sales together make up the 39 detached sales. None were builder-direct.

Which Burnt Store Marina buildings are the most expensive?

By median recorded price over 12 months, Sunset Key led at $1,100,000 from 3 sales, followed by Punta Gorda Isles Section 22 platted homes at $847,500 and Grande Isle Towers III and IV at $612,000. The highest single sale was $1,150,000 at Sunset Key on July 13, 2026.

Which Burnt Store Marina buildings are the most affordable?

By 12-month median, Capstan Club led the low end at $168,500 from 4 sales, followed by Resort at Burnt Store Marina I at $218,000, Marlin Run at $227,750 and Courtyard Landings at $240,000. The lowest recorded sale was $70,000 at Commodore Club. Older buildings may face milestone and reserve costs.

What is a milestone inspection?

A milestone inspection is a structural inspection of a condominium building with three or more habitable stories, due by December 31 of the year the building turns 30 and then every 10 years, under F.S. 553.899. Findings can require repairs and assessments, so ask the association for the report before you offer.

What is a structural integrity reserve study?

It is a reserve plan, called a SIRS, for a condominium building's structure, roof, plumbing, electrical and other major components, required for buildings of three or more stories by F.S. 718.112(2)(g). The first studies were due by December 31, 2025, with an outer limit of December 31, 2026. Ask for the study and whether it is funded.

Can I cancel a contract on a Burnt Store Marina condo?

Yes, on a resale condominium you can cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing the contract or receiving the association documents, whichever is later (F.S. 718.503). Developer sales keep 15 days. A detached house that is not a condominium unit does not carry this right.

Does a house or platted home have the same cancellation right?

No. The 7-day cancellation right applies to resale condominium units. A platted single family home, where you own the lot and house, is not a condominium, so the inspection period and other contract terms you negotiate protect you instead. Ask your agent which type applies before you write the offer.

What is the Section 22 master association?

It is Punta Gorda Isles, Section 22 Homeowners Association, Inc., which covers about 1,920 residences and 47 sub-associations and owns the gates, roads, golf course, clubhouse and fitness center. Every Section 22 owner, including condominium owners, is a member. Courtside Landings, The Resort and Vista del Sol are outside Section 22.

Will I pay two sets of association fees?

In Section 22, usually yes: a condominium owner pays the building's association and the Section 22 master association, and a platted home owner pays the master association. Courtside Landings owners pay Section 22 general charges for roads, landscaping, gate and security under a 1999 covenant. Ask for each association's budget.

How much are association dues in Burnt Store Marina?

No dues figures are published for the community, and they vary by building and by what the dues include. Sunset Pointe Towers, for example, includes exterior insurance, TV, internet, water and sewer. Ask the association for the current budget and an estoppel certificate, which the association must provide within 10 business days for a fee of no more than $250.

What are the property taxes in Burnt Store Marina?

The 2026 total millage is 13.6623 mills for tax district 034. On a $500,000 purchase with a homestead exemption, ad valorem tax is about $6,267.97, or $6,649.08 with the $381.11 solid waste assessment. Without homestead the total is $7,212.26. Your bill resets to the sale price after purchase.

Does Save Our Homes carry over to a new owner?

No. The Save Our Homes cap on yearly assessment increases resets when a property sells, so the new owner is assessed at market value (F.S. 193.155). A non-homestead property has a 10 percent cap under F.S. 193.1554. The seller's tax bill is therefore a poor guide to yours.

Is Burnt Store Marina in a flood zone?

Mostly. In a FEMA sample of 131 building points, 94 were in zone AE with an 8-foot base flood elevation, 28 in shaded X and 9 in minimal X. The zone depends on the building, so get a flood determination for the exact address.

Do I need flood insurance in Burnt Store Marina?

A federally backed mortgage requires flood insurance in zone AE, and a lender may not require it in zone X, though X zones still flood. Lee County is in the Community Rating System at Class 5, which discounts National Flood Insurance Program policies. Get a quote for the exact address.

How much is homeowners and wind insurance in Burnt Store Marina?

Citizens Property Insurance's 2026 recommended averages for Lee County are $3,072 for a homeowners policy, $1,410 for a condominium unit policy and $4,640 for wind-only on a house. These are county averages, not quotes. Roof age, wind mitigation credits and the building matter, so ask an agent for a quote.

Does a four-point inspection or roof age matter for insurance?

Yes. Insurers look at roof age, electrical, plumbing and heating and cooling systems, and wind mitigation features can earn credits under F.S. 627.0629. A newer roof helps both coverage and price. Ask the seller for roof age and permits, and order a wind mitigation inspection before closing.

How did Hurricane Ian affect Burnt Store Marina?

The Safe Harbor general manager wrote in 2026 that the devastation was near total for many marinas, including Burnt Store. We do not print surge heights. Ask any seller what flooded or needed repair in Ian, Helene and Milton, and request repair permits and insurance claim history.

Does a home in Burnt Store Marina include a boat slip?

No. A home or condominium does not include a slip, and Safe Harbor Burnt Store runs the marina. Whether any particular unit has a deeded slip is not established in public records we reviewed, so read the deed and ask the marina in writing.

How do I get a slip at Safe Harbor Burnt Store?

Contact Safe Harbor Burnt Store at 3192 Matecumbe Key Rd. The marina lists wet slips from 30 to 100 feet with a 7-foot draft and dry storage for boats 20 to 40 feet. No rates are published, so ask for current availability and pricing directly.

Is golf or the fitness center included with a home?

No. Club membership is separate from home ownership. The 2026-27 Social membership is $900 ($800 inside the gates), Golf Access is $1,500 for a couple or $1,250 single, and Full Golf is $5,500 for a couple or $4,000 single, plus 6.5 percent tax. The Section 22 fitness club is $1,000 plus tax for a couple.

How do showings work through the gate?

Your agent arranges access with the gate. The front gate on Burnt Store Rd is manned around the clock. The open house policy allows open houses on Friday to Sunday from 11:30 to 5 with advance notice, and access can be denied without it. Call Domain Realty Group at 239-441-2816 to schedule.

Can I rent my Burnt Store Marina home?

Often yes, but it depends on the building. The Section 22 master declaration permits residential renting and renters register with the gate. Each condominium association sets its own minimum lease and approval rules, and Sunset Pointe Towers, for example, requires a 30-day minimum with tenant approval. Read the declaration first.

Are pets allowed in Burnt Store Marina?

The Section 22 master association sets no pet limits, so the rules come from each building or neighborhood association, and none of them publishes its pet rules online. Check the declaration and rules of the specific association, including any limit on the number of pets, before you make an offer, because a building's rules bind every owner and tenant.

Can I get an FHA or conventional mortgage on a Burnt Store Marina condo?

Conventional is available if the building meets Fannie Mae or Freddie Mac project rules. HUD's October 28, 2026 search shows no approved FHA project here, so an FHA buyer needs single-unit approval. Ask a lender to check the building before you pay for inspections.

What are closing costs for a Lee County buyer?

On a $500,000 purchase with an 80 percent loan, mortgage doc stamps are $1,400, intangible tax is $800, and the owner's title premium is $2,575, with $25 for the lender's policy, for $4,800 in these items. Lender fees, inspections, prepaids and escrows are extra.

Which documents should I ask for before I offer?

Ask for the declaration, rules, current budget, reserve schedule, financial statements, milestone report, structural integrity reserve study, board minutes, master insurance certificate and an estoppel certificate. For Section 22 properties, add the master association documents and architectural review guidelines, and read them before the inspection period ends.

What is an estoppel certificate?

An estoppel certificate is the association's statement of what a unit owes, including dues, assessments and fees. Florida law requires the association to deliver it within 10 business days, and F.S. 718.116 caps the fee at $250. Order it early so the closing date holds.

Are there special assessments in Burnt Store Marina?

It depends on the building. A special assessment can follow a milestone inspection, a reserve shortfall or storm damage. No community-wide figure is published, so read board minutes and the reserve study, and ask the association in writing about assessments approved or planned.

How many days will a Burnt Store Marina home take to sell?

Days on market come from the MLS and are not printed here, so use the live search for current listings. For scale, 109 homes sold in the last 12 months, and an agent can pull the days on market and sale-to-list ratio for your building from the MLS.

Can I buy a vacant lot in Burnt Store Marina?

Yes, the county tracks 21 vacant lots. A buyer should read the Section 22 architectural review rules, setbacks of 35, 25 and 15 feet, the flood zone and the elevation requirement before pricing a build. Our Punta Gorda land and lots page covers lot buying.

How far is Burnt Store Marina from a hospital?

The nearest emergency rooms are in Cape Coral: HCA Florida Cape Coral Emergency is about 13 miles and 22 to 24 minutes away, and AdventHealth Cape Coral ER is about 15 miles away. Cape Coral Fire Station 7, about 3.5 miles away, responds under a county agreement.

Sources

Every figure on this page traces to one of the sources below. County sales come from the Lee County Property Appraiser public parcel and sales files in a local index built October 28, 2026, with the newest qualified sale on September 15, 2026. Pages were retrieved October 28, 2026 unless the entry says October 29, 2026. Data updated: October 2026.

County, tax and market records

Condominium law, associations and lending

Section 22 association and country club

Marina, boating and fishing

Flood, insurance and storms

Lee County, building improvements and the 50 percent rule (updated May 2025, retrieved October 28, 2026)
Lee County, flood insurance discounts and the Community Rating System (retrieved October 28, 2026)
Lee County Ordinance 22-30, adopted November 8, 2022 and filed with the Florida Department of State November 10, 2022 (read October 28, 2026; the county has since moved the document, so ask Lee County Development Services for the current copy)
Lee County, Know Your Zone evacuation lookup (retrieved October 28, 2026)
FEMA, Community Rating System (retrieved October 28, 2026)
FEMA, National Flood Hazard Layer map service (queried October 28, 2026)
FEMA, Risk Rating 2.0 fact sheet (2025, retrieved October 28, 2026)
Florida Statutes 689.302, flood disclosure (2025, retrieved October 28, 2026)
Citizens Property Insurance, 2026 recommended rate filing (retrieved October 28, 2026)
Florida Statutes 627.0629, wind mitigation credits (2025, retrieved October 28, 2026)
National Hurricane Center, Hurricane Ian report (retrieved October 28, 2026)
National Hurricane Center, Hurricane Helene report (retrieved October 28, 2026)
National Hurricane Center, Hurricane Milton report (retrieved October 28, 2026)