Punta Gorda Isles Homes for Sale
Punta Gorda Isles homes for sale sit on a grid of saltwater canals inside the City of Punta Gorda, ZIP 33950. Across 5,240 parcels on the Charlotte County roll, the county recorded 343 qualified sales in the 12 months from September 10, 2025 through September 9, 2026, at a $700,000 median, from a $186,000 sale to a $2,850,000 sale. For the wider market, start with our Punta Gorda homes for sale page.
Punta Gorda Isles real estate is mostly single-family canal homes, with vacant lots and condominiums along the same canals. This page covers the Punta Gorda Isles plats inside the City: Sections 1 to 12, Section 14 (the Bird Section), Sections 17, 24, 26 and 27, and 9B and 9C. It does not cover Section 15 or the Section 15 Replat, which are Burnt Store Isles. Every figure below is tagged to that boundary, so you can compare it with any other count. Where a table below says 12 months without another date, it means that same window, September 10, 2025 through September 9, 2026; 24, 36 and 60 months run to the same September 9, 2026 deed.
We tracked every recorded Punta Gorda Isles sale in the Charlotte 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: November 2026. Call Domain Realty Group at 239-441-2816.
Key takeaways for Punta Gorda Isles buyers
Twelve facts shape most Punta Gorda Isles purchases: what the county recorded, what the canal system adds to the tax bill, who owns the seawall, which rules apply to a lot, and which questions the public record cannot answer. Each point is developed, with its source, further down the page. Data updated: November 2026.
- Charlotte County recorded 343 qualified Punta Gorda Isles sales in the 12 months from September 10, 2025 to September 9, 2026, at a $700,000 median and $317 per living square foot. Over 24 months it was 582 sales at $707,500 ($326), and over 60 months 1,301 sales at $750,000 ($358).
- The county roll lists 5,240 parcels in scope: 4,744 single family, 411 vacant residential and 70 multi-family. It flags 4,903 of the 5,240 parcels as waterfront (about 93.6 percent), and 4,370 as having a pool.
- The calendar-year median peaked at $850,000 in 2023 (209 sales), then moved to $775,000 in 2024, $700,000 in 2025 and $700,000 in 2026 through September 9 (273 sales).
- In the last 12 months 329 of the 343 sales carried the roll's waterfront flag, at a $710,000 median. The 14 dry-lot sales had a $487,500 median. Waterfront homes with a pool were 305 sales at $725,000.
- By parcels, Section 14 (the Bird Section) is the largest section, with 1,254, followed by Section 12 with 1,120 and Section 5 with 609.
- The City's canal maintenance assessment is a flat charge per single-family lot: $550 in FY2021 and $1,500 for FY2027, adopted by the City Council September 9, 2026. Confirm the line on the November 2026 tax bill.
- Tax districts 155 and 150 carry 16.8148 mills for 2026 (16.6185 in 2025). At a $700,000 price, first-year non-homestead ad valorem tax is $11,770.36, and with the $1,500 canal assessment the bill is $13,270.36.
- The canals reach Charlotte Harbor by the northern inlets, Ponce de Leon Inlet and Buckley's Pass, with no lock. Three fixed West Marion Avenue spans cross Tarpon Inlet, Sail Fish Canal and Bass Inlet, and no government record gives their clearance.
- The City owns the seawalls along the canals and the district repairs and replaces them. The owner owns and maintains the docks, lifts and davits, keeps the yard level with the seawall cap, and clears docks, lifts and vessels from the work zone for replacement work. The City Manager has written that replacing the wall on a standard lot would cost about $54,000 at today's prices.
- Most single-family lots in Punta Gorda Isles are not in a mandatory homeowners association; confirm for the exact lot. The City's Special Residential Overlay District and its Code apply instead.
- The FEMA flood maps effective December 15, 2022 include a Coastal A Zone. The City of Punta Gorda is a Community Rating System Class 5 community with a 25 percent discount on National Flood Insurance Program policies. Look up the exact address.
- The county files carry no bed or bath counts, list prices, days on market or active counts. Those come from the MLS, so they appear only in the listing search below, not in this page's tables.
| Punta Gorda Isles recorded sales | Sales | Median price | Median per living sq ft | Price range |
|---|---|---|---|---|
| All homes, 12 months to September 9, 2026 | 343 | $700,000 | $317 | $186,000 to $2,850,000 |
| All homes, 24 months | 582 | $707,500 | $326 | $186,000 to $3,200,000 |
| All homes, 36 months | 808 | $731,000 | $342 | $186,000 to $3,200,000 |
| All homes, 60 months | 1,301 | $750,000 | $358 | $186,000 to $3,200,000 |
| Waterfront-flagged, 12 months | 329 | $710,000 | $322 | $303,500 to $2,850,000 |
| Dry lot, 12 months | 14 | $487,500 | $204 | $186,000 to $950,000 |
| Vacant lots, 12 months | 14 | $362,500 | not applicable | $55,000 to $720,000 |
| Vacant lots, 24 months | 28 | $330,000 | not applicable | $55,000 to $720,000 |
Source: Charlotte County Property Appraiser public roll and recorded sales, local index built November 2, 2026 on the November 3, 2026 roll, newest qualified sale September 9, 2026. DOR-qualified improved sales over $1,000 in residential land uses; multi-parcel deeds excluded. Vacant lot rows are qualified vacant sales.
How do waterfront homes, off-water homes and lots compare in Punta Gorda Isles?
Punta Gorda Isles waterfront homes recorded a $710,000 median in the 12 months from September 10, 2025 to September 9, 2026, against $470,000 for off-water homes, $417,750 for waterfront lots and $72,500 for off-water lots. All four come from Charlotte County deeds, and off-water sales are few, so read the 36-month columns too. Data updated: November 2026.
| Property type | 12-month sales | 12-month median | 12-month per sq ft | 36-month sales | 36-month median | 36-month per sq ft | 60-month sales | 60-month median | 60-month per sq ft |
|---|---|---|---|---|---|---|---|---|---|
| Waterfront-flagged homes | 328 | $710,000 | $323 | 764 | $740,000 | $346 | 1,227 | $765,000 | $364 |
| Off-water homes | 9 | $470,000 | $260 | 31 | $600,000 | $281 | 56 | $600,000 | $283 |
| All single-family homes | 337 | $700,000 | $321 | 795 | $735,000 | $345 | 1,283 | $755,000 | $359 |
| Waterfront-flagged lots | 10 | $417,750 | not applicable | 30 | $340,000 | not applicable | 75 | $325,000 | not applicable |
| Off-water lots | 4 | $72,500 | not applicable | 11 | $105,000 | not applicable | 26 | $108,950 | not applicable |
Source: Charlotte County Property Appraiser public roll (November 3, 2026 file) and recorded sales, newest sale September 9, 2026. The windows start September 10 of 2025, 2023 and 2021. Homes are single-family land use and lots are parcels still vacant on the roll, on qualified deeds (sale code 01 or 02, over $1,000). Per square foot is price over the roll's living area. These counts differ from the 343 at the top of this page, which cover all residential land uses, leave out multi-parcel deeds and start September 10, 2025.
The waterfront flag is the county's attribute. It does not tell you whether a boat can reach the harbor from that dock, or whether a bridge is on the way. Per living square foot, waterfront homes ran $346 against $281 for off-water homes over 36 months, on 764 and 31 sales. House size and age differ between those groups, so the gap is not a pure price of the water.
Lots follow the same pattern with a wider spread. Over 36 months, 30 waterfront-flagged lots recorded a $340,000 median and 11 off-water lots recorded $105,000. If you are comparing a lot with a finished home, add the costs in vacant lot costs and the rules in canal and dock rules before you compare prices.
Which water route does a Punta Gorda Isles address use?
Punta Gorda Isles canals reach Charlotte Harbor three ways: the inlets on the north side, Ponce de Leon Inlet on the west, and Buckley's Pass in the south. No lock stands on any of them. Three fixed West Marion Avenue spans sit over Tarpon Inlet, Sail Fish Canal and Bass Inlet, so the route matters for a mast. Our parcel trace of the county water and road maps finds only two of them on the one route out for any home: 1,074 single-family homes reach the harbor only under the Bass Inlet span and 596 only under the Sail Fish Canal span, while 2,798 have no fixed bridge on the way out.
| Way out | Where it leads | Fixed road bridge on that exit | Record |
|---|---|---|---|
| Tarpon Inlet | North to the harbor | West Marion Avenue, built 1986; blocks no home, because the water behind it also reaches Ponce de Leon Inlet | Federal bridge inventory, structure 015004 |
| Sail Fish Canal | North to the harbor | West Marion Avenue, built 1991; the only way out for 596 single-family homes, all of Section 5 | Federal bridge inventory, structure 015006 |
| Bass Inlet | North to the harbor | West Marion Avenue, built 1991; the only way out for 1,074 single-family homes in Sections 7, 8, 9B, 11 and the courts of Section 14 north of Aqui Esta Drive | Federal bridge inventory, structure 015005 |
| Ponce de Leon Inlet | West to the harbor | None listed | Federal bridge inventory |
| Buckley's Pass | South by a dredged cut about 1,446 feet long and 60 feet wide, opened April 3, 2020, into Alligator Creek about one mile above the harbor | None listed, and no lock | Federal bridge inventory; Charlotte Sun on the opening |
The federal inventory codes the West Marion Avenue spans with no navigation control and records no clearance for them, and we found no government figure, so we print none. Our Punta Gorda Isles sailboat water homes page lists which sections and streets sit behind each span; Section 14 splits by street, so confirm the route for the address you are buying. To check a home, follow these steps:
- Trace the canal from the dock to the harbor on an aerial or chart, and note whether the route crosses West Marion Avenue.
- If it does and you have a mast, measure your air draft against that bridge at high tide before you make an offer.
- Ask the seller for the water depth at the dock at low tide. No City page publishes canal depths, and the National Oceanic and Atmospheric Administration records a mean tide range of 1.25 feet at Punta Gorda.
- For a southern route, read Charlotte County's Alligator Creek dredge page. The county has the channel maintenance dredge set for July to December 2027.
What does a $700,000 canal home cost to carry each year?
An illustrative $700,000 Punta Gorda Isles canal home costs about $20,706.88 to carry in the first year without homestead, and $20,008.06 the following year with it. That covers property tax, the $1,500 canal assessment, City sanitation, water, electric and an insurance average, but no mortgage and no flood insurance.
| Line | First year, no homestead | Homestead, following year |
|---|---|---|
| Ad valorem tax, 2026 final rates | $11,770.36 | $11,071.54 |
| Canal maintenance assessment, FY2027 | $1,500.00 | $1,500.00 |
| City sanitation, FY2027 | $380.40 | $380.40 |
| City water and wastewater, 8,000 gallons a month | $1,609.44 | $1,609.44 |
| FPL electric before taxes, 1,500 kWh a month | $2,452.68 | $2,452.68 |
| Homeowners insurance, Citizens HO-3 county average, not a quote | $2,994.00 | $2,994.00 |
| Total a year | $20,706.88 | $20,008.06 |
These are the lines in the monthly cost table multiplied out to a year, with their sources and exclusions listed there. Your bill will differ with the price, the insurance quote, how much water you use and your flood zone, so run the actual address before you budget.
Punta Gorda Isles homes for sale right now
Every active Punta Gorda Isles listing is in the searches below, drawn over the plats, and the MLS refreshes them; the prices elsewhere on this page 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 drawn around Punta Gorda Isles, not a plat line, so a few results at its edges may sit outside it, and Burnt Store Isles lies mostly east of the frame. Check the address and the subdivision name on each listing.
Search all Punta Gorda Isles homes
To see everything at once, open the all Punta Gorda Isles homes for sale search. It sorts from the highest price down, and you can change the sort in the results. Punta Gorda Isles pool homes for sale are in the same results, because the county roll flags a pool on 4,370 of the 5,240 parcels.
Search single family homes
The Punta Gorda Isles single family homes for sale search covers the detached homes on the canal lots, which are 4,744 of the 5,240 parcels on the county roll. Duplexes, condominiums and vacant lots are not in this search, so run the all homes search if you want everything.
Search condos near the Punta Gorda Isles canals
Condominiums along the Punta Gorda Isles canals are separate regimes with their own associations. Open the Punta Gorda Isles condos for sale search to see them, and use our Punta Gorda condos for sale page for the rest of the city.
Which Punta Gorda Isles is this page about?
This page covers the Punta Gorda Isles plats inside the City of Punta Gorda, ZIP 33950, which the county roll codes with the designator PGI. In scope are Sections 1 to 12, Section 14 (the Bird Section), Sections 17, 24, 26 and 27, and Sections 9B and 9C. That is 5,240 roll parcels.
Section 15 and the Section 15 Replat are left out because they are Burnt Store Isles. The Burnt Store Isles Association's recorded declaration covers "Section 15 and Section 15 Replat," with the replat recorded in Plat Book 15, pages 25-A to 25-O, and Charlotte County Ordinance 1987-50 lists the same two plats. The Section 18 replat tracts on Tamiami Trail are commercial frontage and are also left out.
Other plats carry the Punta Gorda Isles name but are not covered here: Burnt Store Meadows (Section 18), which sits in City tax districts on the county roll, and, outside the City, Burnt Store Village (Section 16) and Burnt Store Lakes (Section 21) in ZIP 33955, and Deep Creek (Sections 20 and 23) in ZIP 33983. They will have their own pages later. For lots across the city, see our Punta Gorda land for sale page.
Data updated: October 2026.
What kinds of homes are in Punta Gorda Isles?
Punta Gorda Isles is a single-family canal market on the county roll, with a smaller number of duplexes and a large inventory of vacant lots. The county data carries no bedroom or bathroom counts for any parcel, so layouts come from the listing itself. Data updated: November 2026.
| Roll category | Parcels on the roll | 12-month sales | 12-month median | 24-month sales | 24-month median |
|---|---|---|---|---|---|
| Single family | 4,744 | 337 | $700,000 | 571 | $710,000 |
| Multi-family (duplexes and similar) | 70 | 6 | $510,000 | 11 | $520,000 |
| Vacant residential | 411 | 14 | $362,500 | 28 | $330,000 |
| Condominium land use | not in the PGI designator | 0 | not applicable | 0 | not applicable |
Source: Charlotte County Property Appraiser public roll and recorded sales, local index built November 2, 2026 on the November 3, 2026 roll. The roll also lists a handful of parcels in other land uses, so the first three rows do not add to 5,240. Vacant rows are qualified vacant sales.
Single family canal homes
Single family homes are the market. In the last 12 months 337 single family homes sold at a $700,000 median ($320 per living square foot), from $186,000 to $2,850,000. Over 24 months 571 sold at $710,000 ($328), from $186,000 to $3,200,000. The roll flags 4,903 of the 5,240 parcels as waterfront, and 329 of the 343 sales in the last 12 months carried that flag. The flag is the county's land attribute, not a statement about boat access, bridges or depth. For canal homes alone, with prices by size and age, see our Punta Gorda Isles waterfront homes for sale page, and for mast height and route checks see Punta Gorda Isles sailboat water homes for sale.
Dry-lot homes
Fourteen sales in the last 12 months were on parcels without the waterfront flag, at a $487,500 median ($204 per living square foot), from $186,000 to $950,000. Seven of them had a pool, at $531,000, and seven did not, at $470,000. Over 24 months, 28 dry-lot sales recorded a $540,500 median. The sample is small, so treat these as a rough guide rather than a price list.
Duplexes
The roll holds 70 multi-family parcels in scope. Six sold in the last 12 months at a $510,000 median ($176 per living square foot), from $264,500 to $950,000, and 11 sold over 24 months at $520,000 ($190). With so few sales, a duplex median moves a lot with one or two transactions. Ask for the rent roll and the permit history on any duplex.
Vacant lots
The county roll shows 411 vacant residential parcels in scope, 325 of them flagged waterfront. Qualified vacant sales were 14 in the last 12 months at $362,500, 28 over 24 months at $330,000 and 47 over 36 months at $300,000. Of the 28 vacant sales in 24 months, 22 were flagged waterfront at a $340,000 median and 6 were dry at $82,500. Costs that attach to a vacant lot are in the cost section below, and our Punta Gorda land for sale page covers lot buying across the city. For this community alone, with dock limits and build costs, see lots for sale in Punta Gorda Isles, and for what has already been built see new construction in Punta Gorda Isles.
Condominiums along the canals
Condominiums on and near the Punta Gorda Isles canal streets are not part of the PGI figures on this page. The county roll records each condominium under its own designator, and each one has its own association under Chapter 718 of the Florida Statutes, its own budget and its own rules. The public record does not name a plat section for any condominium; we list the condominiums we can place by street on our Punta Gorda Isles condos for sale page. Across all of the City's ZIP 33950 condominium regimes the roll shows 3,618 units and 428 sales in 24 months at a $291,150 median, which is a different market from the single family canal lots. For buildings, fees, the 7-day cancellation right and reserve studies, use our Punta Gorda condos for sale page. For building-level sales and condo eras in this community, see Punta Gorda Isles condos for sale.
Homes by era: the 1960s to the 1980s, after Charley and after Ian
The roll's year built field runs from 1959 to 2026 across the parcels in scope on the November 3, 2026 roll. It shows 192 parcels with a year built of 2023 or later and 64 of 2025 or later. That count mixes rebuilds after Hurricane Ian (September 28, 2022) with new construction on vacant lots, and the roll cannot separate them. Hurricane Charley struck Punta Gorda on August 13, 2004, and the ladder below lets you compare the decades on either side of it.
| Year built | 24-month sales | Median price | Median per living sq ft | Low | High |
|---|---|---|---|---|---|
| Before 1970 | 26 | $485,000 | $289 | $303,500 | $825,000 |
| 1970s | 102 | $511,500 | $278 | $186,000 | $1,575,000 |
| 1980s | 142 | $645,000 | $303 | $345,000 | $2,100,000 |
| 1990s | 113 | $730,000 | $320 | $385,000 | $1,750,000 |
| 2000s | 89 | $800,000 | $331 | $264,500 | $2,240,000 |
| 2010s | 74 | $1,087,500 | $436 | $377,500 | $3,200,000 |
| 2020 and later | 36 | $1,100,000 | $468 | $505,000 | $2,870,000 |
Source: Charlotte County Property Appraiser public roll and recorded sales, local index built November 2, 2026 on the November 3, 2026 roll; 24 months to September 9, 2026.
Price rises with each decade of construction through the 2010s, and homes built in 2020 or later recorded a slightly higher median than the 2010s. A 1970s home recorded a $511,500 median over 24 months, a 1990s home $730,000 and a home built in the 2010s $1,087,500. Era also tracks the roof, the electrical service, the windows and the elevation, which an inspection and the elevation certificate answer better than a median can.
What do Punta Gorda Isles homes cost? Recorded prices
Every price here is a recorded sale from the Charlotte County Property Appraiser files, counted in the 12 months from September 10, 2025 through September 9, 2026 unless the heading says otherwise. The county files carry no buyer type flag, so we estimate builder-direct sales as a parcel's first qualified sale recorded within one year of its year built. Only 1 sale in the last 12 months fits that estimate (at $1,340,000), and 7 over 24 months (median $900,000). A looser test, a year built no earlier than the year before the sale, finds 3 single-family sales at a $1,550,000 median in the 12 months to September 9, 2026. Either way, this market is overwhelmingly resales. Data updated: November 2026.
Prices by window
| Window | Sales | Median price | Median per living sq ft | Low | High |
|---|---|---|---|---|---|
| 12 months | 343 | $700,000 | $317 | $186,000 | $2,850,000 |
| 24 months | 582 | $707,500 | $326 | $186,000 | $3,200,000 |
| 36 months | 808 | $731,000 | $342 | $186,000 | $3,200,000 |
| 60 months | 1,301 | $750,000 | $358 | $186,000 | $3,200,000 |
Source: Charlotte County Property Appraiser public roll and recorded sales, local index built November 2, 2026 on the November 3, 2026 roll. The longer windows reach back into earlier quarters, which is why their medians are higher than the 12-month median.
Prices by calendar year, 2018 to 2026
| Year | Sales | Median price | Median per living sq ft | Low | High |
|---|---|---|---|---|---|
| 2018 | 325 | $450,000 | $220 | $145,000 | $1,560,000 |
| 2019 | 334 | $470,100 | $223 | $35,500 | $2,200,000 |
| 2020 | 443 | $479,000 | $235 | $131,000 | $1,850,000 |
| 2021 | 366 | $652,450 | $311 | $222,000 | $2,440,000 |
| 2022 | 249 | $840,000 | $396 | $232,200 | $2,150,000 |
| 2023 | 209 | $850,000 | $403 | $225,000 | $2,199,900 |
| 2024 | 206 | $775,000 | $371 | $275,000 | $3,200,000 |
| 2025 | 265 | $700,000 | $326 | $186,000 | $3,200,000 |
| 2026 through September 9 | 273 | $700,000 | $318 | $265,000 | $2,850,000 |
Source: Charlotte County Property Appraiser public roll and recorded sales, local index built November 2, 2026 on the November 3, 2026 roll. Calendar-year counts, not 12-month windows.
The median climbed from $450,000 in 2018 to $850,000 in 2023, the peak, then eased to $775,000 in 2024 and $700,000 in 2025. Sales volume was highest in 2020 at 443 and lowest in 2024 at 206. The 2026 count of 273 through September 9 already exceeds the 265 recorded in all of 2025. The $35,500 low in 2019 is a recorded outlier, so read the medians rather than the extremes.
Since Hurricane Ian, by quarter
Hurricane Ian made landfall near Punta Gorda on September 28, 2022. The quarters below start in the first quarter of 2022 and run to the third quarter of 2026, which ends September 9.
| Quarter | Sales | Median price | Median per living sq ft | Low | High |
|---|---|---|---|---|---|
| 2022 Q1 | 88 | $750,000 | $394 | $264,000 | $1,755,000 |
| 2022 Q2 | 79 | $899,900 | $406 | $232,200 | $2,150,000 |
| 2022 Q3 | 53 | $900,000 | $395 | $449,000 | $1,750,000 |
| 2022 Q4 | 29 | $850,000 | $379 | $430,000 | $1,772,000 |
| 2023 Q1 | 42 | $752,500 | $387 | $225,000 | $1,775,000 |
| 2023 Q2 | 77 | $850,000 | $413 | $375,000 | $1,650,000 |
| 2023 Q3 | 38 | $850,000 | $380 | $446,000 | $2,100,000 |
| 2023 Q4 | 52 | $928,500 | $414 | $355,000 | $2,199,900 |
| 2024 Q1 | 55 | $760,000 | $405 | $374,900 | $3,200,000 |
| 2024 Q2 | 74 | $769,950 | $362 | $475,000 | $3,100,000 |
| 2024 Q3 | 45 | $763,000 | $355 | $275,000 | $1,800,000 |
| 2024 Q4 | 32 | $1,001,000 | $394 | $510,000 | $1,843,000 |
| 2025 Q1 | 58 | $800,000 | $358 | $310,000 | $2,650,000 |
| 2025 Q2 | 87 | $674,000 | $326 | $312,500 | $3,200,000 |
| 2025 Q3 | 59 | $695,000 | $304 | $186,000 | $2,870,000 |
| 2025 Q4 | 61 | $710,000 | $310 | $264,500 | $2,240,000 |
| 2026 Q1 | 104 | $666,250 | $309 | $265,000 | $1,687,500 |
| 2026 Q2 | 107 | $699,000 | $323 | $359,900 | $1,895,000 |
| 2026 Q3 (to September 9) | 62 | $742,000 | $330 | $350,000 | $2,850,000 |
Source: Charlotte County Property Appraiser public roll and recorded sales, local index built November 2, 2026 on the November 3, 2026 roll.
Quarterly counts fell to 29 in the fourth quarter of 2022, the quarter that followed the storm, after medians of $899,900 and $900,000 in the second and third quarters of 2022. The highest quarterly median in the table is $1,001,000, in the fourth quarter of 2024 on 32 sales. Counts then rose through 2026, with 104 in the first quarter and 107 in the second. A quarterly median moves with the mix of homes that closed, so a single quarter is a guide, not a forecast.
Price bands
| Price band | 12-month sales | Share of sales |
|---|---|---|
| Under $400,000 | 17 | 5.0% |
| $400,000 to $499,999 | 45 | 13.1% |
| $500,000 to $749,999 | 145 | 42.3% |
| $750,000 to $999,999 | 73 | 21.3% |
| $1,000,000 to $1,499,999 | 47 | 13.7% |
| $1,500,000 to $1,999,999 | 13 | 3.8% |
| $2,000,000 and up | 3 | 0.9% |
Source: Charlotte County Property Appraiser public roll, local index built November 2, 2026 on the November 3, 2026 roll. Street keys are the largest streets by parcel count in the roll's section field. Parcel counts are for the whole section on the roll. Section 15 and its replat are Burnt Store Isles and are not in the table.
The $500,000 to $749,999 band holds the most sales, 145 of 343, followed by the $750,000 to $999,999 band with 73. Only 3 sales reached $2,000,000 or more.
Price per square foot
Across 343 sales the median was $317 per living square foot over 12 months, against $326 over 24 months, $342 over 36 months and $358 over 60 months. By calendar year it ran from $220 in 2018 to $403 in 2023, then $326 in 2025 and $318 in 2026 through September 9. Price per square foot is a county-area figure, so it ignores lot size, view, finish and the condition of the seawall.
Prices by size
| Living area | 24-month sales | Median price | Median per living sq ft | Low | High |
|---|---|---|---|---|---|
| Under 1,500 sq ft | 29 | $455,000 | $319 | $186,000 | $651,000 |
| 1,500 to 1,999 | 160 | $540,000 | $302 | $264,500 | $1,500,000 |
| 2,000 to 2,499 | 243 | $730,000 | $329 | $303,500 | $1,590,000 |
| 2,500 to 2,999 | 98 | $1,006,000 | $375 | $500,000 | $1,790,000 |
| 3,000 and up | 52 | $1,266,000 | $348 | $675,000 | $3,200,000 |
Source: Charlotte County Property Appraiser public roll and recorded sales, local index built November 2, 2026 on the November 3, 2026 roll; 24 months to September 9, 2026.
The 2,000 to 2,499 square foot band recorded the most sales, 243 of 582. The price per square foot peaks in the 2,500 to 2,999 band at $375, and it is $348 for homes of 3,000 square feet and up.
Waterfront, dry lot and pool
| Slice | 12-month sales | 12-month median | Median per living sq ft | 24-month sales | 24-month median |
|---|---|---|---|---|---|
| Waterfront flag | 329 | $710,000 | $322 | 554 | $715,000 |
| Dry lot | 14 | $487,500 | $204 | 28 | $540,500 |
| Waterfront with pool | 305 | $725,000 | $329 | 513 | $730,000 |
| Waterfront without pool | 24 | $458,000 | $243 | 41 | $461,000 |
| Dry lot with pool | 7 | $531,000 | $276 | 19 | $600,000 |
| Dry lot without pool | 7 | $470,000 | $165 | 9 | $470,000 |
Source: Charlotte County Property Appraiser public roll and recorded sales, local index built November 2, 2026 on the November 3, 2026 roll. The waterfront flag is the county roll's attribute and says nothing about access to open water.
A pool is the largest single difference in the table. Waterfront homes with a pool recorded 305 sales at $725,000, and waterfront homes without one recorded 24 at $458,000. The roll shows a pool flag on 4,370 of the 5,240 parcels, which is why Punta Gorda Isles pool homes for sale are the norm here rather than an exception.
Newer homes and older homes
Homes built in the 2010s recorded a $1,087,500 median over 24 months and homes built in 2020 or later $1,100,000, at $436 and $468 per living square foot, while 1970s homes recorded $511,500 at $278. The gap is a mix of age, size and lot. The roll's year built field shows 192 parcels built in 2023 or later, so the supply of newer homes is growing, and the sales table by era above gives the full ladder.
Streets with the most sales
| Street | Sales, 24 months | Median price |
|---|---|---|
| La Costa Island Ct | 19 | $870,000 |
| Bal Harbor Blvd | 12 | $676,500 |
| Colony Point Dr | 11 | $825,000 |
| Aqui Esta Dr | 11 | $690,000 |
| Whip-Poor-Will Blvd | 10 | $780,750 |
| Tropicana Dr | 9 | $935,000 |
| El Cerito Ct | 9 | $685,000 |
| Deborah Dr | 9 | $750,000 |
| Ryan Blvd | 9 | $730,000 |
| Casey Key Dr | 9 | $1,075,000 |
| Coral Way | 8 | $672,500 |
| Via Tunis | 8 | $555,000 |
| Appian Dr | 8 | $551,500 |
| Magdalina Dr | 8 | $727,500 |
| Napoli Ln | 7 | $875,000 |
| La Mancha Ct | 7 | $710,000 |
| Lido Dr | 7 | $780,000 |
| Coronado Dr | 7 | $600,000 |
| Grebe Dr | 7 | $705,000 |
| Almar Dr | 7 | $730,000 |
Source: Charlotte County Property Appraiser public roll and recorded sales, local index built November 2, 2026 on the November 3, 2026 roll; 24 months to September 9, 2026. Some streets cross more than one section.
Punta Gorda Isles sections: where each one is and what is there
The county roll splits Punta Gorda Isles into numbered plat sections. The table gives each in-scope section with its largest streets from the roll, its parcels, its waterfront parcels and the range of years its homes were built. The street keys come from the roll, not from nicknames, and the one local name we use is the Bird Section for Section 14, whose streets are named for birds. Data updated: October 2026.
| Section | Largest streets on the roll | Parcels | Waterfront parcels | Year built |
|---|---|---|---|---|
| 1 | Maria Ct, Donna Ct, W Marion Ave | 36 | 36 | 1959 to 2024 |
| 2 | Hibiscus Dr, Coral Way, Colony Point Dr, Bayshore Ct | 158 | 158 | 1969 to 2025 |
| 3 | Hibiscus Dr, Colony Point Dr, Bay Ct, Rio Ct | 59 | 59 | 1969 to 2021 |
| 4 | Tropicana Dr, Palm Tree Dr, Sabal Dr, Gulfview Rd | 396 | 396 | 1960 to 2026 |
| 5 | Via Esplanade, Bal Harbor Blvd, Belvedere Ct, Capri Isles Ct | 609 | 608 | 1959 to 2025 |
| 6 | Via Veneto, Brazilia Ct, Parisian Ct, Rio Palermo Ct | 401 | 401 | 1971 to 2025 |
| 7 | Via Tunis, Via Tripoli, Santa Margerita Ln, Magdalina Dr | 578 | 554 | 1969 to 2026 |
| 8 | Via Formia, Mineo Dr | 32 | 32 | 1973 to 2014 |
| 9 | Park Beach Cir, W Marion Ave | 4 | 3 | 1987 to 2007 |
| 10 | Jamaica Way | 34 | 34 | 1971 to 2026 |
| 11 | Via Formia, Caicos Dr, Bimini Ln, Eleuthera Dr | 378 | 371 | 1974 to 2026 |
| 12 | Deborah Dr, La Costa Island Ct, Ryan Blvd, Casey Key Dr, Padre Island Dr | 1,120 | 928 | 1981 to 2026 |
| 14 (the Bird Section) | Almar Dr, Whip-Poor-Will Blvd, Pine Siskin Dr, Turtle Dove Blvd | 1,254 | 1,164 | 1970 to 2026 |
| 17 | Don Quixote Dr, La Mancha Ct, Sancho Panza Ct, Via Paloma Dr | 102 | 102 | 1977 to 2025 |
| 17 replat (two parcels) | Don Quixote Dr, Sancho Panza Ct | 2 | 2 | 1980 |
| 24 | Colony Point Dr, North Marion Ct | 38 | 33 | 1974 to 2025 |
| 26 | Aqui Esta Dr, Bal Harbor Blvd, Socorro Dr | 6 | 3 | 1985 to 2024 |
| 27 | Shreve St | 3 | 0 | 1979 to 2005 |
| 9B | Columbian Dr, W Marion Ave, Bal Harbor Blvd | 25 | 18 | 1976 to 2020 |
| 9C | Bal Harbor Ct, Columbian Dr | 5 | 1 | 1979 |
Source: Charlotte County Property Appraiser public roll and recorded sales, local index built November 2, 2026 on the November 3, 2026 roll; 12 months to September 9, 2026. Street keys are the largest streets by parcel count in the roll's section field. Parcel counts are for the whole section on the roll. Section 15 and its replat are Burnt Store Isles and are not in the table.
The City groups the Punta Gorda Isles canals into seawall program zones named for the inlets: Bass in the northeast, Pompano and Sailfish in the northwest, Ponce in the southwest and Bird in the southeast. Where a section sits in those zones is noted below, from the streets the City lists for each zone.
Sections 1 to 4: Hibiscus Dr, Tropicana Dr and Palm Tree Dr
Sections 1 to 4 carry the lowest plat numbers, and Sections 1 and 4 hold some of the oldest homes on the roll, with year built starting in 1959 (Section 1, as in Section 5) and 1960 (Section 4). Section 4 is the largest, with 396 parcels on Tropicana Dr, Palm Tree Dr, Sabal Dr and Gulfview Rd. Section 2 has 158 parcels on Hibiscus Dr, Coral Way, Colony Point Dr and Bayshore Ct, and Section 3 has 59 parcels on Hibiscus Dr, Colony Point Dr, Bay Ct and Rio Ct. Section 1 has 36 parcels on Maria Ct, Donna Ct and W Marion Ave. Every parcel in Sections 1 to 4 is flagged waterfront on the roll. On our parcel trace of Charlotte County's water, road and parcel maps, every single-family canal home in Sections 1 to 4 reaches the harbor with no fixed bridge; our Punta Gorda Isles sailboat water homes for sale page has the method and the street list.
Section 5: Via Esplanade and Bal Harbor Blvd
Section 5 holds 609 parcels, 608 of them flagged waterfront, on Via Esplanade, Bal Harbor Blvd, Belvedere Ct, Capri Isles Ct and El Cerito Ct. Year built runs from 1959 to 2025. The City's seawall program places Bal Harbor Blvd, Via Esplanade and El Cerito Ct in the northwest Sailfish zone. On our parcel trace, all 596 single-family canal homes in Section 5 sit behind the fixed West Marion Ave span over Sail Fish Canal.
Section 6: Via Veneto, Rio and Lido streets
Section 6 has 401 parcels, all flagged waterfront, on Via Veneto, Brazilia Ct, Parisian Ct, Rio Palermo Ct, Rio Tiber Dr and Lido Dr. Year built starts in 1971. The City lists Venezia Ct, Coronado Dr and Parisian Ct in the southwest Ponce zone. On our parcel trace, all 380 single-family canal homes in Section 6 reach the harbor with no fixed bridge.
Section 7: Via Tunis, Via Tripoli and Magdalina Dr
Section 7 has 578 parcels, 554 flagged waterfront, on Via Tunis, Via Tripoli, Santa Margerita Ln, Magdalina Dr, Matares Dr and Pamela Dr. Year built runs from 1969 to 2026. The City lists Via Tripoli, Pamela Dr and Lucia Dr in the northeast Bass zone. On our parcel trace, all 503 single-family canal homes in Section 7 sit behind the fixed West Marion Ave span over Bass Inlet, as do the 32 in Section 8 and the 15 in Section 9B.
Section 11: Via Formia, Caicos Dr and Bimini Ln
Section 11 has 378 parcels, 371 flagged waterfront, and its streets carry Bahamas names: Caicos Dr, Bimini Ln, Eleuthera Dr, Andros Ct, Freeport Ct and Treasure Cay Ct share the section with Via Formia and Magdalina Dr. Year built starts in 1974. The City lists Andros Ct in the northeast Bass zone. On our parcel trace, all 343 single-family canal homes in Section 11 sit behind the Bass Inlet span.
Section 12: Deborah Dr, La Costa Island Ct and Casey Key Dr
Section 12 is the second largest section by parcels, with 1,120 parcels, 928 of them flagged waterfront. Its streets carry island and key names: Deborah Dr, La Costa Island Ct, Ryan Blvd, Casey Key Dr, Padre Island Dr, Suzi St, San Mateo Dr and Antigua Dr. Year built starts in 1981, the latest start of any large section. St. Andrews South Golf Club sits on Deborah Dr. The City lists Ryan Blvd, Trinidad Ct and Casey Key Dr in the southwest Ponce zone. On our parcel trace, 817 single-family homes in Section 12 reach the harbor by canal with no fixed bridge; the other 165 sit on a lake or pond, away from the canals, or off the county water map.
Section 14, the Bird Section
Section 14 is the Bird Section, named for streets such as Almar Dr, Whip-Poor-Will Blvd, Pine Siskin Dr, Turtle Dove Blvd, Sandpiper Dr, Royal Tern Dr, Albatross Dr, Kinglet Dr and Kittiwake Dr. It is the largest section by parcels, with 1,254 parcels, 1,164 of them flagged waterfront, and year built starting in 1970. Aqui Esta Dr, one of the main Punta Gorda Isles roads, also runs through the section. The City lists the bird-named streets, including Kinglet Dr, Almar Dr, Sandpiper Dr and Kittiwake Dr, in the southeast Bird zone. On our parcel trace, 870 single-family homes south of Aqui Esta Dr reach the harbor with no fixed bridge, and 180 north of it sit behind the Bass Inlet span. Drive times from the Bird Section are longer than from the middle of Punta Gorda Isles, and the location section below prints both. For homes in this section, see Bird Section homes for sale.
Sections 17 and 24 and the small sections
Section 17 has 102 parcels, all flagged waterfront, on Don Quixote Dr, La Mancha Ct, Sancho Panza Ct and Via Paloma Dr. The City lists Sancho Panza Ct and Don Quixote Dr in the southwest Ponce zone. Section 24 has 38 parcels, 33 of them flagged waterfront, on Colony Point Dr and North Marion Ct. Ask the City whether a Section 24 lot is inside the canal maintenance district before relying on it. On our parcel trace, Section 17's 98 single-family canal homes reach the harbor with no fixed bridge.
Section 10 has 34 parcels on Jamaica Way, all flagged waterfront, and Section 8 has 32 parcels on Via Formia and Mineo Dr. Sections 9, 9B, 9C, 26 and 27 are small plats of 3 to 25 parcels each, and Section 27, on Shreve St, has no parcels flagged waterfront.
Canals and seawalls in Punta Gorda Isles
The canal system is what makes Punta Gorda Isles different from the rest of the city, and it is also the largest cost and rule set that does not appear on a listing. The City of Punta Gorda owns the seawalls along the canals and funds their repair and replacement through a special assessment district. We tracked the City's canal assessment from fiscal 2021 to fiscal 2027 and put it in a table below, because it is a line most buyers meet for the first time on the November tax bill. Data updated: October 2026.
How the canals reach Charlotte Harbor
The City's boating page says Punta Gorda provides access to the Peace River, the Myakka River and the Gulf of Mexico via the Boca Grande Pass, and it calls Charlotte Harbor the second-largest harbor in Florida. The City describes the Punta Gorda Isles canal district as 45 miles of canals and inlets and 91 miles of seawall, established July 3, 1996 by Ordinance 1156-96. The City groups the canals by inlet in its seawall program: Bass, Pompano, Sailfish, Ponce and Bird.
We print no depths and no run times to the Gulf, because no City page gives them. The City says its routine dredging of interior channels and inlet accesses "ensures adequate depth for boating," and an owner may hire the City's marine contractor for dredging at the dock at the owner's own expense. Ask the seller for the depth at low tide at the dock. For waterfront homes across the city, see our Punta Gorda waterfront homes for sale page.
Bridges: none on most canals, fixed spans on the river
The City's boating page says, "Most of the PGI system features deep, wide canals with no fixed bridges." The federal bridge inventory lists fixed road spans inside Punta Gorda Isles only at West Marion Avenue over Tarpon Inlet, Sail Fish Canal and Bass Inlet, and at two Venice Canal crossings on the east edge. It records no clearance for them, so we print none. Only the Bass Inlet and Sail Fish Canal spans stand on the sole route out for any home, 1,670 single-family homes between them. The river has its own: the US 41 bridges over the Peace River are fixed spans with 45 feet of clearance, per the NOAA Coast Pilot. A boat leaving the canals for Charlotte Harbor does not pass under those, and a boat going upriver does. If mast height matters, use the route check above before you buy.
Who owns and repairs the seawall
On the City's Waterfront Living page for Punta Gorda Isles, the district funds repairing and replacing City-owned seawalls that line private canal frontages, routine dredging of interior channels and inlets, and mangrove management in district rights-of-way. The owner keeps the private docks, pilings, boat lifts and davits, dock lights and power and water lines, and any moored vessel.
The owner also keeps the yard level with the top of the seawall cap, and patios, pools, walkways, sprinklers and landscaping must not compromise the wall, its tie-rods or its deadmen. During a replacement the owner moves vessels and clears docks, lifts, walkways, irrigation, fences and vegetation from the work zone. After the work the district places replacement sod only, and the owner restores everything else. The City inspects Punta Gorda Isles seawalls annually in sections.
The canal maintenance assessment, FY2021 to FY2027
The Punta Gorda Isles Canal Maintenance Assessment is a flat charge per subdivided single-family lot, not a charge per foot of frontage, collected as a non-ad valorem line on the November tax bill. The fiscal year runs October 1 to September 30.
| Fiscal year | Per single-family lot | Other property, per sq ft | Change from prior year (single-family lot) |
|---|---|---|---|
| FY2021 | $550 | $0.058 | down $100 from $650 |
| FY2022 | $650 | $0.068 | up $100 |
| FY2023 | $950 | $0.099 | up $300 |
| FY2024 | $1,100 | $0.115 | up $150 |
| FY2025 | $1,200 | $0.125 | up $100 |
| FY2026 | $1,350 | $0.141 | up $150 |
| FY2027 | $1,500 | $0.156 | up $150 |
Source: City of Punta Gorda special assessments page (FY2021 to FY2026) and the City Council minutes of September 9, 2026. The Council adopted the FY2027 amount unanimously that day; confirm the line on the November 2026 tax bill. "Other property" covers land within 120 lineal feet of a dedicated canal, waterway or seawall abutting Charlotte Harbor on parcels not zoned single family.
From FY2021 to FY2027 the single-family charge rose by $950, from $550 to $1,500, an increase of 172.7 percent. The City's hearing slide describes the FY2027 amount as an operating assessment with an "increase for replacement program." Many original seawalls were built between 1965 and 1980, and the City Manager has written that assessments are expected to keep rising as more of them reach the end of their useful lives.
What a replacement wall costs
In a published column, the City Manager wrote that replacing the seawall on a standard lot with about 80 to 85 feet of waterfront "would cost about $54,000 at today's prices." Other published estimates for a private wall of about 80 feet run from $30,000 to $50,000. The same column says the total assessments paid on a typical property since 1980 are about $19,380, and that many Punta Gorda Isles seawalls were built from 1965 to 1980. The $54,000 figure covers the seawall only, not dredging, mangrove trimming or channel markers.
That is why the City funds replacement through the district rather than billing the lot owner directly. A buyer's exposure is the annual assessment, plus the cost of moving and restoring a dock, lift, fence and landscaping when the City replaces the wall in front of the lot.
Hurricane Ian seawall replacement and how to look up a street
After Hurricane Ian the City ran an accelerated replacement program. The City's Punta Gorda Isles Seawall Replacement Schedule PDF lists completed sites by zone (NW1, NW2, NE1, NE2, SW and SE) with completion dates, and shows one site still pending, a Bal Harbor Boulevard worksite scheduled to start in mid-November 2026. A September 2026 City report put the program at about 98 percent complete. The City's budget assumes FEMA and State reimbursement for much of the Ian work, and that reimbursement is an assumption, not a settled amount.
To look up a street, open the schedule, find the address or the street and note the zone and the date the wall was completed or sodded. If the street is not on the completed list, ask the City which year it expects to replace that wall. Our section notes above name the City zone for the streets the City lists in each section.
Docks, lifts and what the City allows
A dock, pier, piling, seawall, boat lift or other structure in a waterway needs a City permit before it goes in (City Code chapter 6, section 2-1). On a single-family lot with less than 85 feet of seawall, the Code allows by right a freestanding concrete dock extending no more than 10 feet waterward and either one boat lift or up to three mooring piles. On a lot with 85 feet or more of seawall, it allows one lift plus up to three piles, up to six piles, or two lifts.
Nothing may be attached to or rest on the seawall or its cap, including cleats, anchors, ladders and handrails, and tie-off anchors must sit 6 feet or more landward. Boat lift covers and canopies are prohibited, and no structure may extend more than 25 feet waterward of the seawall. Anything outside these rules needs a Canal Construction Special Permit, which carries a $450 non-refundable petition fee and a hearing before the Punta Gorda Isles Canal Advisory Committee or City Council. Confirm the current text with the City, which keeps the Code on its website.
Seawall checklist for a Punta Gorda Isles purchase
- Look up the street in the City's Seawall Replacement Schedule PDF and note the zone and the date.
- If the address is not on the completed list, ask the City which year it expects to replace the wall.
- Ask the seller for the dock and lift permit numbers and final inspections, and check nothing is bolted to the seawall cap.
- Confirm there is no lift cover or canopy and that the dock is freestanding.
- Order a boundary survey that shows the cap, the water line and every structure.
- Read the last November tax bill's non-ad valorem lines and compare them with the FY2027 amount of $1,500.
- Ask whether a Canal Construction Special Permit was ever issued for a nonstandard dock or lift.
- Ask about dredging at the dock and the depth at low tide, because the City publishes no depth.
What does it cost to own a home in Punta Gorda Isles?
The monthly cost of a Punta Gorda Isles home has five public parts: property tax, the canal assessment, City utilities, insurance and closing costs. This section prices what can be priced from public sources, using the 2026 final millage and the Punta Gorda Isles median as an illustrative purchase price. None of it is a quote for a specific address. Data updated: October 2026.
Property tax rates in districts 155 and 150
Punta Gorda Isles parcels are in tax districts 155 (4,806 parcels) and 150 (432 parcels) on the county roll, both inside the City of Punta Gorda. The two districts carry the same total, so the arithmetic below applies to both. The 2026 final total is 16.8148 mills, up from 16.6185 in 2025. The City levy is 3.9928 mills in 2026 (3.8686 in 2025). A City bill carries no county Law Enforcement or Lighting levy.
| Millage line, districts 155 and 150 | 2025 final | 2026 final | Change |
|---|---|---|---|
| Charlotte County general fund | 6.0394 | 6.1275 | +0.0881 |
| Environmentally Sensitive Lands | 0.2000 | 0.2000 | 0 |
| City of Punta Gorda | 3.8686 | 3.9928 | +0.1242 |
| West Coast Inland Navigation District | 0.0394 | 0.0394 | 0 |
| Southwest Florida Water Management District | 0.1831 | 0.1831 | 0 |
| Public schools, state law | 3.0400 | 3.0240 | -0.0160 |
| Public schools, local board | 3.2480 | 3.2480 | 0 |
| Total | 16.6185 | 16.8148 | +0.1963 |
Source: Charlotte County Property Appraiser 2025 and 2026 final rate charts, tax districts 155 and 150. No other ad valorem levy appears on these districts.
A worked first-year tax bill at $700,000
The example assumes the sale price becomes the assessed value, which is an upper bound because the county's just value is usually below a recorded sale price. The homestead column shows the following year, if you qualify. With homestead, school levies apply to $675,000 and non-school levies to $648,589, after the $25,000 exemption and the 2026 additional exemption of $26,411.
| 2026 levy | Mills | Homestead tax | Non-homestead tax |
|---|---|---|---|
| County general fund | 6.1275 | $3,974.23 | $4,289.25 |
| Environmentally Sensitive Lands | 0.2000 | $129.72 | $140.00 |
| City of Punta Gorda | 3.9928 | $2,589.69 | $2,794.96 |
| West Coast Inland Navigation | 0.0394 | $25.55 | $27.58 |
| Southwest Florida Water Management | 0.1831 | $118.76 | $128.17 |
| School, state law | 3.0240 | $2,041.20 | $2,116.80 |
| School, local board | 3.2480 | $2,192.40 | $2,273.60 |
| Ad valorem total | 16.8148 | $11,071.54 | $11,770.36 |
| Canal maintenance assessment, FY2027 | flat | $1,500.00 | $1,500.00 |
| Total with the canal assessment | $12,571.54 | $13,270.36 |
Source: Charlotte County Property Appraiser 2026 final rate chart; the City's FY2027 levy resolution. The homestead year lowers the ad valorem figure by $698.82, from $11,770.36 to $11,071.54. Per month, the totals are $1,047.63 with homestead and $1,105.86 without. The bill also carries other lines for a given parcel, so read the Tax Collector's bill for the exact lines.
Homestead and Amendment 3
A sale resets the assessed value to just value as of January 1 of the year after the change of ownership, and the Save Our Homes cap on yearly increases then applies to a homestead going forward. You qualify for homestead only if you hold title and make the home your permanent residence on January 1. Amendment 3 passed on unofficial results as of November 4, 2026: 61.98% yes statewide and 74.06% in Charlotte County, with state certification expected 2026-11-17 (Florida Division of Elections). It replaces today's second exemption. From the January 1, 2027 roll the first $150,000 of assessed value comes off every non-school levy, and from 2028 the first $250,000, while school levies keep only the $25,000 exemption. Holding 2026 rates flat, the $700,000 homestead example above falls from $11,071.54 to $10,032.14 in 2027 and $8,977.86 in 2028. A buyer who was not a Florida resident on December 31, 2026 gets a flat $50,000 non-school exemption until the fifth year of exemption, or $11,086.42 on this example. On a second home, the yearly cap on non-school assessment increases drops from 10 percent to 5 percent from 2027, and school levies still follow market value. Our Punta Gorda Isles cost of ownership guide runs the same math at three prices.
City water, sewer and sanitation
The City of Punta Gorda provides water, wastewater and sanitation inside its service area, and not every 33950 address is inside the City, so confirm the exact lot. City water and wastewater rates effective October 1, 2026 for a residential customer inside the City are a $15.18 water base charge, a $6.60 customer charge, $4.51 per 1,000 gallons for the first 5,000 gallons and $5.20 for 5,000 to 10,000 gallons. Wastewater is a $36.91 base plus $4.66 per 1,000 gallons.
| Monthly use | Water | Wastewater | Total |
|---|---|---|---|
| 5,000 gallons | $44.33 | $60.21 | $104.54 |
| 8,000 gallons | $59.93 | $74.19 | $134.12 |
| 10,000 gallons | $70.33 | $83.51 | $153.84 |
Source: City of Punta Gorda water and wastewater rates page, inside City limits, effective October 1, 2026. The example applies the wastewater use charge to all gallons. Sanitation, which covers refuse, yard waste and recycling, is $380.40 a year ($31.70 a month) in the City's FY2027 budget message and is billed on the City utility account. Confirm whether your street is on City sewer or septic.
Electric
Florida Power and Light serves the City of Punta Gorda. On FPL's residential rate schedule effective October 2026, the base charge is $10.52 a month. Summing the per-kWh lines, we get 12.258 cents per kWh up to 1,000 kWh and 14.258 cents above. That works out to $133.10 at 1,000 kWh and $204.39 at 1,500 kWh, before taxes and franchise fees. Your own bill depends on the home, the pool and the air-conditioning.
Homeowners insurance
Citizens Property Insurance's 2026 recommended rate filing, dated December 10, 2025, shows Charlotte County average premiums of $2,994 for a single-family homeowners (HO-3) policy and $1,460 for a condominium unit-owner (HO-6) policy. These are county averages for Citizens policies, not quotes, and not specific to Punta Gorda Isles. Roof age, year built, coverage amount, wind mitigation and distance to water all move a real premium. Ask for a quote with the roof age and a current wind mitigation inspection.
Flood insurance and the City's CRS discount
The City of Punta Gorda is in FEMA's Community Rating System at Class 5 (community 120062, class effective October 1, 2016, on the FEMA list effective October 1, 2026). Class 5 is a 25 percent discount, applied community-wide to National Flood Insurance Program Regular Program policies. The dollar saving depends on the home's own premium, so we print no ZIP-level premium. Flood insurance is required for a federally backed mortgage on a building in a special flood hazard area; ask for a quote for the exact address.
Monthly cost table
| Line (illustrative $700,000 canal home) | Basis | First year, no homestead | Homestead, following year |
|---|---|---|---|
| Ad valorem tax, 2026 final rates | $11,770.36 and $11,071.54 a year | $980.86 | $922.63 |
| Canal maintenance assessment, FY2027 | $1,500 a year | $125.00 | $125.00 |
| City sanitation, FY2027 | $380.40 a year | $31.70 | $31.70 |
| City water and wastewater | 8,000 gallons a month | $134.12 | $134.12 |
| FPL electric, before taxes | 1,500 kWh a month | $204.39 | $204.39 |
| Homeowners insurance | Citizens HO-3 county average, not a quote | $249.50 | $249.50 |
| Total | $1,725.57 | $1,667.34 |
Source: the lines above. Excluded: principal and interest, flood insurance, condominium or villa association dues, other lines not in the City sources, and maintenance. The two columns differ by $58.23 a month.
Closing costs
The example is a $700,000 purchase with 20 percent down and a $560,000 loan. Deed documentary stamps are customarily the seller's, and the owner's title policy is customarily the seller's in Charlotte County, per contract. Lender-side costs are the buyer's.
| Line | Arithmetic | Amount | Customary payer |
|---|---|---|---|
| Deed documentary stamps | $700,000 / 100 x $0.70 | $4,900.00 | Seller, per contract |
| Mortgage documentary stamps | $560,000 / 100 x $0.35 | $1,960.00 | Buyer |
| Intangible tax on the mortgage | $560,000 x 0.002 | $1,120.00 | Buyer |
| Lender's title policy, simultaneous issue | minimum | $25.00 | Buyer |
| Owner's title policy, original rate | 100 x $5.75 + 600 x $5.00 | $3,575.00 | Seller in Charlotte County by custom |
| Owner's title policy, reissue rate | 100 x $3.30 + 600 x $3.00 | $2,130.00 | Same |
| Recording the deed (2 pages assumed) | $10.00 + $8.50 | $18.50 | Buyer, with the closing agent |
| Recording the mortgage (20 pages assumed) | $10.00 + 19 x $8.50 | $171.50 | Buyer |
| Lender-side costs plus recording | $3,105.00 + $18.50 + $171.50 | $3,295.00 | Buyer |
| If the buyer also pays the owner's policy (original rate) | $3,295.00 + $3,575.00 | $6,870.00 | Only if the contract says so |
Source: Florida Statutes 201.02, 201.08 and 199.133, Florida Administrative Code rule 69O-186.003 and the Charlotte County Clerk's recording fee schedule. The reissue rate applies if the seller's own policy is under 3 years old. Lender fees, appraisal, inspections and survey are extra, and a cash buyer skips the mortgage lines.
Vacant lot costs
A vacant lot carries the canal assessment if it is a subdivided single-family lot in the district, plus the City's lot mowing assessment of $285 per 10,000 square foot unit in FY2026 (confirm the FY2027 rate with the City), which applies to vacant lots only. The City says the mowing assessment funds 16 standard mows a year. Recorded vacant lot sales are in the kinds of homes section above, and our Punta Gorda land for sale page covers lot buying across the city.
Rules for Punta Gorda Isles homes
Punta Gorda Isles is governed mostly by the City of Punta Gorda Code of Ordinances rather than by a master association. The rules below are the ones that most often change a buyer's plans: association status, the City overlay district, the dock and boat rules, rentals and the Florida disclosures. Each is cited to the City, the State or the association's own page, and each should be confirmed for the exact lot. Data updated: October 2026.
Is there an HOA?
Most single-family lots in Punta Gorda Isles are not in a mandatory homeowners association; confirm for the exact lot. The Punta Gorda Isles Civic Association (PGICA), at 2001 Shreve St, is a civic and social association you choose to join, not a mandatory homeowners association. Its membership page showed a one-time $25 administrative fee for new members plus annual dues of $80 on October 29, 2026, and its home page lists more than 40 sanctioned groups.
Condominium buildings on and near the canal streets each have their own association under Chapter 718. Florida's homeowners association disclosure summary (F.S. 720.401) applies where a buyer is obligated to join a homeowners association, so most single-family purchases here do not receive one. Ask your agent to check the recorded documents for the exact lot.
Deed restrictions and the City overlay district
According to the Punta Gorda Isles Civic Association, "the decision was made NOT to renew the deed restrictions" in 1995. PGICA states that Florida deed restrictions expire 30 years after the initial sale unless they are renewed, and that the community then relied on City code. We report that as PGICA's statement, not as our own finding.
The City applies its Special Residential Overlay District to Punta Gorda Isles, Burnt Store Isles and Burnt Store Meadows, according to the City's FAQ. The overlay rules that most often matter, as listed in the City Code copy of chapter 26, section 3.13, include concrete or clay tile or metal roofs, fences of no more than 48 inches in side and rear yards and none in front yards, no boats or empty boat trailers stored in yards, and a 20-foot setback for pools and patios from a waterway. Confirm the current text with the City, because the version in force can change.
The 2025 land development regulation repeal
The City's land development regulations page records that on July 2, 2025 the Punta Gorda City Council repealed its updated land development regulations. The City's current Chapter 26 copy, amended through Ordinance 2038-2026, still contains the Special Residential Overlay in Section 3.13, but confirm which version governs a given project. Before you rely on a setback, a height or a fence number, ask the City for a zoning verification letter for the exact address.
Canal and dock rules
The dock, lift and seawall rules in the canals section above come from City Code chapter 6. Two more rules are worth knowing before you buy. Floating docks are prohibited in residential canals, and nothing but sod may be planted within 6 feet of the seawall. A lift or dock that the Code does not allow by right needs a Canal Construction Special Permit, and the buyer should ask whether the seller's dock was permitted.
Boats, vessel limits and living aboard
Chapter 6 has no fixed vessel length limit. It limits where a vessel may extend: a moored or stored vessel may not extend waterward from the seawall at the end of a canal more than 30 feet in Punta Gorda Isles when the canal is 125 feet wide or narrower, and 35 feet when the canal is wider. Vessels may not protrude beyond the vessel limitation lines or into the navigable channel.
Living aboard a vessel is prohibited in the City outside the Marine Park zoning district or a marina approved by City Council. Boats may be stored only on a lift, on davits or in the water, or inside a garage or carport. Confirm the details with the City for a particular canal.
Vacation rentals
A vacation rental in the City of Punta Gorda needs a City Business Tax Receipt, a current Florida DBPR public lodging license and a City inspection. The City's page cites F.S. 509.241, which requires the license when a dwelling is rented to guests more than three times a year for periods under 30 days. The City states the sales tax rate of 6 percent, the county surtax of 1 percent and the 5 percent Tourist Development Tax. We print no City fee, because the City page publishes none. A condominium's declaration may bar short rentals whatever the City allows.
Buying a condo along the canals
A buyer of a resale condominium has a statutory right to cancel under F.S. 718.503 within 7 days, excluding Saturdays, Sundays and legal holidays, after signing the contract and receiving the required documents, when those documents were not delivered more than 7 such days before signing. The buyer cannot waive the right, and it ends at closing. Buildings of three habitable stories or more also fall under the milestone inspection law (F.S. 553.899) and the structural integrity reserve study requirement (F.S. 718.112). For buildings, fees and reserve studies, see our Punta Gorda condos for sale page.
Florida disclosures for a canal-front purchase
For sales contracts signed on or after October 1, 2025, a Florida seller must give the buyer a flood disclosure at or before the time the contract is signed (F.S. 689.302). The form states that homeowners policies do not cover flood, and asks whether the seller knows of flooding that damaged the property, whether a flood claim was filed, including through the National Flood Insurance Program, and whether the seller received FEMA assistance.
Florida law also requires a seller to disclose known facts that materially affect value and are not readily observable (Johnson v. Davis, 480 So. 2d 625, Fla. 1985), which matters for seawall condition and past storm repairs. A radon notice appears in the contract under F.S. 404.056. Ask for the seawall status, the dock and lift permits and any elevation certificate early.
Is Punta Gorda Isles in a flood zone?
Almost certainly. Every Punta Gorda Isles address we tested on FEMA's flood layer, 25 of 25, waterfront and interior, returned Zone AE, a special flood hazard area. The FEMA flood maps that govern Punta Gorda Isles took effect on December 15, 2022 and include a Coastal A Zone, shown by a line called the LiMWA. Flood zone, elevation and the evacuation zone are three different questions, and each is answered by address. The county roll we used does not carry a flood zone, so this page prints no zone for any section. Data updated: October 2026.
How to check an address
Look up the exact address on FEMA's Map Service Center and on the City of Punta Gorda's flood readiness pages, which also list the 13 map panels that cover the City. A home mapped in a special flood hazard area needs flood insurance for a federally backed mortgage. A home in zone X is outside it, but zone X homes do flood. Never read a lender's lack of a requirement as a statement that a home will not flood. The MLS has a flood zone field that listing agents fill in. Ask the listing agent for the completed field and the elevation certificate.
The 50 percent rule in the City
The City applies a substantial improvement rule. If the cost of proposed improvements or repairs equals or exceeds 50 percent of the structure's market value, excluding land, the building must be brought into compliance with local floodplain rules and the Florida Building Code. For A zones the City sets the finished floor at the base flood elevation plus 1 foot. The City counts all proposed work, including owner labor, demolition and elevation costs, and it accepts four methods of valuing the building. Florida law since 2025 (section 163.31795, Florida Statutes) bars a city in the National Flood Insurance Program from adopting or enforcing a cumulative look-back period, so earlier permits are not added to a new project; confirm with the City's Floodplain Administrator before you plan the work. Ask before you plan a large remodel.
Elevation certificates
An elevation certificate records a building's elevations against the base flood elevation, and it is prepared by a licensed surveyor or engineer. The City hosts certificates it holds in an online viewer linked from its flood readiness page, and Charlotte County has its own tool for county records. Ask the seller first, then check the City's viewer. A certificate describes one building on one date and is not a statement about a section.
Charley, Ian and Milton
The National Hurricane Center's reports record three storms near Punta Gorda in 20 years. Hurricane Charley's eye passed over Punta Gorda at about 2045 UTC on August 13, 2004. Hurricane Ian's eye made another landfall near Punta Gorda at about 2035 UTC on September 28, 2022, and the Punta Gorda ASOS recorded a peak gust of 117 knots before it stopped reporting. The NHC says at least 200 homes were destroyed in Charlotte County. Hurricane Milton in October 2024 produced storm surge of 5 to 8 feet above ground level in the northern part of Charlotte Harbor and along the Peace River.
The NHC reports do not give a surge height at Punta Gorda Isles itself, so we print none. The City of Punta Gorda publishes no City-only count of damaged homes that we could find. Ask the seller and the City about the specific lot's storm history, and read the flood disclosure.
Evacuation zones
Evacuation zones are not flood zones. Charlotte County maps five evacuation zones, and the County states that zones are not based solely on the elevation of a residence. The County's evacuation layer returned Zone A at every one of 26 Punta Gorda Isles addresses we tested on September 25, 2026, but zones are assigned by address. Use the County's Know Your Zone lookup with the exact address, and read the County's evacuation guidance before hurricane season.
Canal water quality and red tide
The State lists the Punta Gorda Isles canal water bodies as impaired for mercury in fish tissue only, with the cleanup plan complete, according to the Charlotte Harbor National Estuary Program's Water Atlas. The Atlas's nutrient samples for these canals run through 2020, so it is a record rather than a current reading. We use no adjectives for the water. The Florida Fish and Wildlife Conservation Commission publishes weekly red tide status reports, and a canal grid is a different system from the offshore sampling, so check the FWC page before a boat day.
Manatee zones
Charlotte County has state manatee protection zones under Florida Administrative Code rule 68C-22.015, and FWC publishes a map for the county. Posted signs govern, and we make no claim about speed limits inside any named canal. If a boat-dependent purchase matters to you, open FWC's Charlotte County map and check the route from the dock to open water.
Parks, clubs and boating in and near Punta Gorda Isles
Punta Gorda Isles has a City nature park at its center, a public boat ramp at its western edge, two private clubs and a civic association. The City's downtown waterfront, marina and trail system are a short drive or bike ride away. This section lists what each place is and what its own first-party page says. Clubs are private and have applications; we make no statement about who any place suits. Data updated: October 2026.
Nature Park
Nature Park is a 21-acre City park at 1555 Aqui Esta Dr that the City describes as in the center of the Punta Gorda Isles neighborhood. The City's facility directory lists pine palmetto forest and salt and high marsh habitat, a multi-use recreational trail, an observation deck, birding, a fishing pier, picnic tables and benches. The park is maintained with a volunteer group, the Punta Gorda Isles Green Thumbs. The City page does not print hours or trail length.
Ponce de Leon Park and the public ramp
Ponce de Leon Park, at 3400 Ponce de Leon Pkwy, is the City's public boat ramp park on the western edge of the city. The City's boating page describes a public ramp with dedicated trailer parking and calls the park the gateway to the Punta Gorda Isles canal system and Charlotte Harbor. The park also has fishing piers, a mangrove boardwalk and a small beach. The Peace River Wildlife Center keeps its education center at the park, while its wildlife hospital is now downtown, and its own site, prwildlife.org, lists its education center and gift shop as open daily from 11 a.m. to 4 p.m.
St. Andrews South Golf Club
St. Andrews South Golf Club, at 1901 Deborah Dr, is a private, member-owned 18-hole club in the middle of Punta Gorda Isles, on a Section 12 street. The club's own history says it was established in December 1980 and that Hurricane Charley closed it for 14 months after August 13, 2004. Dues and the initiation fee are not published on the club's site, so ask the club.
Isles Yacht Club
Isles Yacht Club is a private dining, yacht and social club on Charlotte Harbor. Its site lists a 45-slip marina and fuel dock, lighted tennis courts, bocce, a heated pool and a fitness center. The club says it was founded in 1976 and opened a new clubhouse in November 2006 after Hurricane Charley damaged the old one. Membership is by application with an initiation fee, monthly dues and a food minimum, and the club does not print the dollar amounts.
Punta Gorda Isles Civic Association
PGICA, at 2001 Shreve St, is a social and civic association whose own site lists more than 40 sanctioned groups, from boating and paddling to fishing and tennis. It publishes a monthly magazine, The Commentator, and holds an annual membership meeting. Membership is limited to residents and owners in the area its bylaws define, at a one-time $25 administrative fee for new members plus $80 a year as shown October 29, 2026. It is a voluntary association and does not hold the deed restrictions today.
Laishley Park Municipal Marina
The City's Laishley Park Municipal Marina, at 120 Laishley Court, sits downtown on the harbor and is not a Punta Gorda Isles marina. The City lists slips, commercial slips and moorings, and says its docking structures sit on land leased from the Board of Trustees. The City's rates as retrieved October 29, 2026 are below; they are subject to 7 percent sales tax, the 6 percent state rate plus the 1 percent county surtax.
| Rental | Slips, per foot | Commercial slips, per foot | Moorings, flat |
|---|---|---|---|
| Daily | $2.50 | not listed | $20.00 |
| Weekly | $11.00 | not listed | $100.00 |
| Monthly | $17.00 | $27.00 | $250.00 |
| Live-aboard add-on, per month | $100.00 | $100.00 | $100.00 |
Source: City of Punta Gorda municipal marina page, retrieved October 29, 2026. The City also lists semi-annual and annual rates, electric charges and minimums. Live-aboard use is a separate question from the City Code, which prohibits living aboard outside approved locations.
Fishermen's Village, Harborwalk, Linear Park and the Pathways
Fishermen's Village, at 1200 W Retta Esplanade, lists 29 businesses on its own site and a marina with more than one hundred slips for vessels up to 60 feet and 7-foot draft. The City describes the Harborwalk, Linear Park and shared use paths as segments of its Pathways system of approximately 18 miles of bicycle and pedestrian trails. Linear Park follows a tidal canal from the south end of the city center to Fishermen's Village. Gilchrist Park is about twelve acres of Charlotte Harbor waterfront just west of US 41. The City's own pages give trail lengths and hours only for some segments, so check them before a trip.
Where is Punta Gorda Isles, and what is nearby?
Punta Gorda Isles is in the City of Punta Gorda, Charlotte County, ZIP 33950, on a canal grid with a limited number of arterial exits: Aqui Esta Dr, Bal Harbor Blvd and the US 41 corridor. Downtown Punta Gorda and Fishermen's Village are a few minutes by car, Punta Gorda Airport is the airport that matters, and the closest emergency rooms are in Port Charlotte. Data updated: October 2026.
Drive times
Origin A is the intersection of Bal Harbor Blvd and Aqui Esta Dr, in the middle of Punta Gorda Isles. Origin B is Whip Poor Will Blvd in the Bird Section. Times are free-flow routing model results from two engines, OSRM and Valhalla, measured October 29, 2026. Each range spans the two engines.
| Destination | Origin A, road miles | Origin A, minutes | Origin B, road miles | Origin B, minutes |
|---|---|---|---|---|
| Punta Gorda Airport (PGD) | about 5 | 12 to 13 | about 6.5 | 18 to 19 |
| Downtown, Herald Court | about 2.6 | 6 to 7 | about 4 | 12 |
| Laishley Park | about 3 | 8 to 9 | about 4.5 | 14 |
| Fishermen's Village | about 1.8 | 5 | about 3.2 | 11 |
| Publix at Punta Gorda Crossing | about 2.5 | 5 to 6 | about 4 | 11 |
| AdventHealth Port Charlotte | about 7.6 | 14 to 16 | about 9 | 20 to 22 |
| HCA Florida Fawcett Hospital | about 7.8 | 14 to 17 | about 9.2 | 21 to 22 |
| Cape Coral Hospital | about 24.5 | 37 to 39 | about 26 | 42 to 45 |
| Port Charlotte Town Center | about 11 | 20 to 22 | about 12.4 | 26 to 27 |
| Englewood Beach | about 28.5 | 47 to 49 | about 30 | 53 to 54 |
| Fort Myers, downtown | about 24 to 30 | 35 to 37 | about 25 to 32 | 40 to 43 |
| Southwest Florida International (RSW) | about 40 | 41 to 50 | about 41 | 47 to 56 |
| Sarasota, downtown | about 57 | 62 to 72 | about 58 | 68 to 78 |
| Sarasota Bradenton International (SRQ) | about 62 | 67 to 78 | about 63 | 73 to 84 |
| Naples City Hall | about 67 | 72 to 82 | about 68 | 78 to 88 |
| Tampa International (TPA) | about 110 | 106 to 131 | about 112 | 113 to 136 |
| Babcock Ranch Founders Square | about 31 | 36 to 42 | about 33 | 43 to 48 |
| I-75 at Jones Loop Rd, Exit 161 (approximate) | about 6 | 10 to 12 | about 7 | 17 |
Source: routes computed October 29, 2026 with two free-flow routing engines (OSRM and Valhalla). No live or seasonal traffic is modeled, and winter traffic on US 41 and Taylor Rd will add time. The Exit 161 row is measured to a point on the Jones Loop Rd corridor, not the ramp, so it is approximate.
Bird Section addresses add about 5 to 7 minutes to every trip in the table, local and regional, because of canal routing. For Babcock Ranch, see our Babcock Ranch homes for sale page.
Walking and biking
These are model times, walking at about 3 miles an hour and biking at about 10. We call no route walkable; the minutes are the answer.
| From | To | Walk, miles and minutes | Bike, miles and minutes |
|---|---|---|---|
| Origin A | Fishermen's Village | 1.7 miles, 32 minutes | 1.8 miles, 10 minutes |
| Origin A | Downtown, Herald Court | 2.6 miles, 50 minutes | 3.1 miles, 18 minutes |
| Origin A | Laishley Park | 2.9 miles, 54 minutes | 3.6 miles, 21 minutes |
| Origin B | Fishermen's Village | 3.1 miles, 59 minutes | 3.2 miles, 18 minutes |
| Origin B | Downtown, Herald Court | 4.0 miles, 76 minutes | 4.5 miles, 26 minutes |
| Origin B | Laishley Park | 4.2 miles, 81 minutes | 5.0 miles, 29 minutes |
Source: Valhalla pedestrian and bicycle routing, measured October 29, 2026. Whether a route uses a path, sidewalk or road shoulder was not read from a City map.
Hospitals and emergency care
Punta Gorda has no open hospital. ShorePoint Health Punta Gorda closed, and AdventHealth's purchase of the site closed March 1, 2025. AdventHealth announced plans for emergency care in Punta Gorda on September 5, 2025 and has published no opening date. Of the hospitals we measured, AdventHealth Port Charlotte at 2500 Harbor Blvd is the nearest with an open emergency room. HCA Florida Tamiami Trail Emergency, a freestanding emergency room at 150 Tamiami Trl in Port Charlotte, is also open; we did not measure a drive time to it.: about 7.6 road miles and 14 to 16 minutes from Origin A. HCA Florida Fawcett Hospital is about 7.8 miles and 14 to 17 minutes. For a medical emergency, call 911.
Groceries
Of the Publix stores we measured, the Publix at Punta Gorda Crossing, 2310 Tamiami Trl, is the nearest: about 2.5 road miles and 5 to 6 minutes from Origin A, and about 4 miles and 11 minutes from Origin B. The Publix at Burnt Store Marketplace, 3941 Tamiami Trl, is about 3.5 miles and 7 minutes from Origin A.
Who provides services
| Service | Provider |
|---|---|
| Local government | City of Punta Gorda |
| Police | Punta Gorda Police Department, 1410 Tamiami Trl |
| Fire | City of Punta Gorda Fire Department; Station 3 is at 1623 Aqui Esta Dr, inside Punta Gorda Isles; Station 1 is at 1410 Tamiami Trl |
| Library | Punta Gorda Charlotte Library, 424 W Henry St, the nearest library found, about 2.1 road miles and 4 to 5 minutes from Origin A |
| Water, sewer and sanitation | City of Punta Gorda Utilities and Sanitation (confirm the exact lot) |
| Electric | Florida Power and Light |
| Canal and seawall district | Punta Gorda Isles Canal Maintenance Assessment District |
| Schools | Charlotte County Public Schools, assigned by address |
| Punta Gorda, ZIP 33950 |
Source: City of Punta Gorda police, fire and utility pages, Charlotte County documents and FPL, retrieved October 29, 2026. The City's pages say which stations exist, not which station is first to respond to a given street, and we print no response times.
Schools
Charlotte County Public Schools assigns schools by address. Use the district's boundary locator at yourcharlotteschools.net/73177_3 with the exact address, and confirm with the district before you rely on an assignment. We print no school names or ratings, because zones can be redrawn.
History of Punta Gorda Isles
Published accounts, including the Punta Gorda Isles Civic Association's own history page, trace the community to Punta Gorda Isles Inc., led by Al Johns and Bud Cole with partners. The company took title to the first 550 acres on the last day of 1957, and the first model homes were built in 1958. The canals were dredged from what PGICA describes as a mangrove swamp, and the area was later annexed into the City of Punta Gorda. The City created its canal maintenance assessment district for Punta Gorda Isles on July 3, 1996, by Ordinance 1156-96. Hurricane Charley struck in 2004 and Hurricane Ian in 2022, and both appear in the flood section above.
Buying in Punta Gorda Isles 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 Charlotte County record used on this page for the exact street you are considering and show you what the neighbors paid. Data updated: October 2026.
Domain Realty Group is led by Jesse McGreevy and Marc Comisar and carries more than $2.5 billion in team sales. On a Punta Gorda Isles canal home that means reading the City's seawall status and replacement schedule, the dock and lift permits, the flood disclosure and the elevation certificate before you are committed, then pricing your offer against recorded sales, not list prices.
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Meet the team on our agents page, read our client reviews or learn more about Domain Realty Group.
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Offices in Bonita Springs, Naples and Fort Myers:
- Bonita Springs: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
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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 Isles homes?
Tell us your price range, the kind of home and the section or street you are drawn to, and a Domain Realty Group agent will line up showings in one trip. Start with the Punta Gorda Isles 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 Punta Gorda Isles?
If you own here and are weighing a sale, our seller guide for Punta Gorda Isles from Jesse and Marc's McGreevy and Comisar team shows where your home stands against these recorded sales. Seller preparation is mostly paperwork: gather the dock and lift permits, the City's seawall status for your street, any elevation certificate and the last November tax bill, because every serious buyer will ask for them.
Frequently asked questions about Punta Gorda Isles homes for sale
These answers cover boundary, inventory, recorded prices, the canal assessment, seawalls, rules, taxes, insurance, flood, location and services in Punta Gorda Isles. Every figure comes from the Charlotte County files, the City of Punta Gorda, the State, FEMA, the National Hurricane Center or the club or association named, with its source in the list at the end. Data updated: October 2026.
Does Punta Gorda Isles have an HOA?
Most single-family lots in Punta Gorda Isles are not in a mandatory homeowners association; confirm for the exact lot. The Punta Gorda Isles Civic Association is voluntary, with a one-time $25 fee and $80 a year as shown October 29, 2026. Condominium buildings each have their own association under Chapter 718, and the City's overlay district rules apply to single-family lots.
Is Punta Gorda Isles deed restricted?
According to the Punta Gorda Isles Civic Association, the original deed restrictions were not renewed. The association says "the decision was made NOT to renew the deed restrictions" in 1995, and we report that as its statement. The City applies its Special Residential Overlay District to Punta Gorda Isles instead, so confirm the recorded documents for the exact lot.
What ZIP code is Punta Gorda Isles in?
Punta Gorda Isles is in ZIP code 33950. That is the ZIP for the plats this page covers: Sections 1 to 12, 14, 17, 24, 26 and 27, and 9B and 9C. Other plats that carry the Punta Gorda Isles name sit in ZIP 33955 (Burnt Store Village, Burnt Store Meadows and Burnt Store Lakes) and ZIP 33983 (Deep Creek), and they are separate pages.
Is Punta Gorda Isles inside the City of Punta Gorda?
Yes, Punta Gorda Isles is inside the City of Punta Gorda. City police, fire, water, sewer and sanitation serve it, the City levy of 3.9928 mills for 2026 appears on the tax bill, and the City's canal district maintains the seawalls. Not every address with a 33950 ZIP is in the City, so confirm the exact lot.
How many homes sold in Punta Gorda Isles in the last 12 months?
Charlotte County recorded 343 qualified Punta Gorda Isles sales in the 12 months from September 10, 2025 through September 9, 2026. The median was $700,000, or $317 per living square foot, from $186,000 to $2,850,000. Over 24 months the county recorded 582 sales at $707,500. Active listings and days on market come from the MLS.
What is the median home price in Punta Gorda Isles?
The median recorded sale price over the last 12 months was $700,000. Over 24 months it was $707,500, over 36 months $731,000 and over 60 months $750,000. Waterfront-flagged homes recorded a $710,000 median, and the 14 dry-lot homes recorded $487,500. These are recorded sales, not asking prices.
What is the lowest recorded waterfront sale?
The lowest waterfront-flagged sale in the last 12 months was $303,500, and the low over 24 months was $275,000. The lowest sale of any kind over 12 months was $186,000, on a parcel without the waterfront flag. Waterfront homes without a pool recorded a $458,000 median across 24 sales.
Are there Punta Gorda Isles pool homes for sale?
Yes, Punta Gorda Isles pool homes for sale are common. The county roll flags a pool on 4,370 of 5,240 parcels. In the last 12 months waterfront homes with a pool recorded 305 sales at a $725,000 median, and waterfront homes without one recorded 24 sales at $458,000. Use the search on this page for current listings.
Which Punta Gorda Isles sections are the lowest and highest priced?
This page prints recorded prices for Punta Gorda Isles as a whole: 343 qualified sales in the last 12 months at a $700,000 median and 582 over 24 months at $707,500, with the waterfront and pool splits in the key takeaways above. The section table gives each section's streets, parcels, waterfront parcels and year built, so you can match a section to the home you want. Recorded prices section by section are in McGreevy and Comisar's Punta Gorda Isles sections guide.
What is the Bird Section?
The Bird Section is Section 14 of Punta Gorda Isles, named for streets such as Almar Dr, Whip-Poor-Will Blvd, Pine Siskin Dr and Kittiwake Dr. It has 1,254 parcels, 1,164 of them flagged waterfront, and year built starting in 1970. We apply the name to Section 14 only.
Is Burnt Store Isles part of Punta Gorda Isles?
No, Burnt Store Isles is a separate community, although its plats began as Punta Gorda Isles Section 15 and the Section 15 Replat. The Burnt Store Isles Association's recorded declaration covers those two plats, so this page leaves them out and counts Sections 1 to 12, 14, 17, 24, 26, 27 and 9B and 9C.
Who owns the seawall in Punta Gorda Isles?
The City of Punta Gorda owns the seawalls along the canal frontages, and the Punta Gorda Isles Canal Maintenance Assessment District repairs and replaces them. The owner owns and maintains the docks, lifts and davits, keeps the yard level with the top of the seawall cap, and clears docks, lifts and vessels from the work zone for replacement work. The district places replacement sod only.
What is the canal maintenance assessment?
The canal maintenance assessment is a flat charge per single-family lot: $1,350 in FY2026 and $1,500 for FY2027, adopted by the City Council September 9, 2026. It was $550 in FY2021. It appears as a non-ad valorem line on the November tax bill, so confirm the line on the November 2026 bill.
How much does a seawall replacement cost?
The City Manager has written that replacing the seawall on a standard lot with about 80 to 85 feet of waterfront would cost about $54,000 at today's prices. The same column puts total assessments paid on a typical property since 1980 at about $19,380. The district, not the lot owner, pays for the wall, but the owner moves and restores docks and landscaping.
Do Punta Gorda Isles canals have bridges?
Most Punta Gorda Isles canals have no fixed bridges. The City's boating page says, "Most of the PGI system features deep, wide canals with no fixed bridges." The federal bridge inventory lists fixed road spans at West Marion Avenue over Tarpon Inlet, Sail Fish Canal and Bass Inlet, with no clearance on record, so trace the route from the exact dock for your boat.
Is Punta Gorda Isles sailboat water?
Most of Punta Gorda Isles is, by the City's own wording, but not every canal. The City says most of the system has no fixed bridges and offers sailboat access to the harbor. Canals that reach the harbor only through Tarpon Inlet, Sail Fish Canal or Bass Inlet pass under a fixed West Marion Avenue span, so check the exact address.
Does Punta Gorda Isles have a lock?
No lock stands on the Punta Gorda Isles routes to the harbor. Buckley's Pass, opened April 3, 2020, is a dredged cut into Alligator Creek, not a lock. The only lock in the City's canal system is at Burnt Store Isles, a separate subdivision, where widening to a 40-foot travel lane began in January 2025.
How much more does a waterfront home cost than an off-water home?
Over the 36 months to September 9, 2026, waterfront-flagged single-family homes in Punta Gorda Isles recorded a $740,000 median on 764 sales, and off-water homes recorded $600,000 on 31. Per living square foot that was $346 against $281. The two groups differ in house size and age, so treat the gap as a range, not a premium.
How many miles of canals does Punta Gorda Isles have?
The City describes the Punta Gorda Isles canal district as 45 miles of canals and inlets and 91 miles of seawall. Those are the City's figures for the district, established July 3, 1996 by Ordinance 1156-96. Other sources print larger numbers that measure different things, so we use the City's.
Can I put two boat lifts on my lot?
By right, only on a lot with 85 feet or more of seawall. City Code chapter 6 allows by right either one lift or up to three mooring piles on a single-family lot with less than 85 feet of seawall, and two lifts are among the options on 85 feet or more. Lift covers and canopies are prohibited. Anything else needs a special permit.
Can I live on my boat in Punta Gorda Isles?
No, living aboard a vessel is prohibited in the City of Punta Gorda outside the Marine Park zoning district or a marina approved by City Council. City Code chapter 6, section 1-4 states the rule. Boats may be stored on a lift, on davits or in the water, or in a garage.
Can I rent my Punta Gorda Isles home as a vacation rental?
Possibly, but you need a City Business Tax Receipt, a current DBPR public lodging license and a City inspection first. The City page also lists 6 percent state sales tax, 1 percent county surtax and 5 percent Tourist Development Tax. We print no City fee because the City page publishes none, and a condominium's declaration may bar short rentals.
What are the property taxes on a $700,000 home in Punta Gorda Isles?
At the 2026 final rate of 16.8148 mills, first-year ad valorem tax on a $700,000 purchase with no exemption is $11,770.36. With the FY2027 canal assessment of $1,500 the bill is $13,270.36. With homestead, if you qualify the following year, it is $11,071.54 plus $1,500, or $12,571.54. The county assesses after the sale.
Is Punta Gorda Isles in a flood zone?
Almost certainly: all 25 Punta Gorda Isles addresses we tested returned Zone AE, but look up the exact address. The FEMA maps effective December 15, 2022 include a Coastal A Zone, and flood zone, elevation and evacuation zone are three different questions. Use FEMA's Map Service Center and the City's flood readiness pages, ask for the elevation certificate, and read the seller's flood disclosure.
What is the City of Punta Gorda's CRS class?
The City of Punta Gorda is a Community Rating System Class 5 community, which carries a 25 percent discount on National Flood Insurance Program Regular Program policies. FEMA's list effective October 1, 2026 shows community 120062 with the class effective October 1, 2016. The dollar saving depends on the home's own premium, so we print no ZIP premium.
Did Hurricane Ian damage Punta Gorda Isles?
The National Hurricane Center says Hurricane Ian's eye made another landfall near Punta Gorda at about 2035 UTC on September 28, 2022, and at least 200 homes were destroyed in Charlotte County. The NHC gives no surge height at Punta Gorda Isles. The City's seawall schedule lists completed replacement sites by zone, so look up the street.
How far is the beach from Punta Gorda Isles?
Punta Gorda Isles is not on the Gulf. Englewood Beach is about 28.5 road miles and 47 to 49 minutes from the middle of Punta Gorda Isles, and about 30 miles and 53 to 54 minutes from the Bird Section, in free-flow routing. The canals lead to Charlotte Harbor, which the City says reaches the Gulf via Boca Grande Pass.
How far is the airport from Punta Gorda Isles?
Punta Gorda Airport is about 5 road miles and 12 to 13 minutes from the middle of Punta Gorda Isles, and about 6.5 miles and 18 to 19 minutes from the Bird Section. Southwest Florida International is about 40 miles and 41 to 50 minutes. These are free-flow routing models measured October 29, 2026, without traffic.
Where is the nearest hospital to Punta Gorda Isles?
The nearest open emergency room we measured is AdventHealth Port Charlotte, about 7.6 road miles and 14 to 16 minutes from the middle of Punta Gorda Isles. HCA Florida Fawcett Hospital is about 7.8 miles and 14 to 17 minutes. Punta Gorda has no open hospital, and in an emergency you should call 911.
Are there vacant lots for sale in Punta Gorda Isles?
Yes. The county roll shows 411 vacant residential parcels, 325 of them waterfront-flagged. Qualified vacant sales were 14 in the last 12 months at a $362,500 median and 28 over 24 months at $330,000, with 22 waterfront at $340,000 and 6 dry at $82,500. A lot may carry the canal assessment and a $285 mowing unit.
Are there condos in Punta Gorda Isles?
Yes, condominiums stand along the canals, but each is its own regime with its own Chapter 718 association, and they are not in the PGI figures on this page. The City's ZIP 33950 condominium regimes show 428 sales over 24 months at a $291,150 median. See our Punta Gorda condos for sale page.
How old are the homes in Punta Gorda Isles?
Parcels in scope have years built from 1959 to 2026 on the county roll. The 24-month sales by era run from a $485,000 median for homes built before 1970 to $1,087,500 for the 2010s and $1,100,000 for 2020 and later. The roll shows 192 parcels built in 2023 or later. Ask for an inspection, because age affects the roof, wiring and elevation.
What is the Punta Gorda Isles Civic Association?
The Punta Gorda Isles Civic Association is a voluntary social and civic association at 2001 Shreve St. Its site lists more than 40 sanctioned groups, and its membership page showed a one-time $25 fee for new members plus $80 annual dues on October 29, 2026. It is not described as a mandatory homeowners association on its membership page.
Is St. Andrews South Golf Club public?
No, St. Andrews South Golf Club is a private, member-owned club. It has 18 holes at 1901 Deborah Dr, was established in December 1980, and closed for 14 months after Hurricane Charley, according to the club. Dues and the initiation fee are not published on its site, so ask the club about membership.
How long do Punta Gorda Isles homes take to sell?
The county files do not record days on market, so this page does not state how long homes take to sell. That figure comes from the MLS, not the county record, so this page prints none. The county does show volume: 343 recorded sales in 12 months, 107 in the second quarter of 2026 and 62 in the third through September 9.
What is Punta Gorda Isles known for?
Punta Gorda Isles is known for its canal grid inside the City of Punta Gorda, with a City seawall district, a central Nature Park, a civic association and two private clubs. The City describes most of the system as deep, wide canals with no fixed bridges. These are facts from City, club and association pages, not a judgment of fit.
How do I look up a home's permits in Punta Gorda Isles?
Ask the seller for permit numbers, then ask the City of Punta Gorda Building Division, which handles building, dock and lift permits inside the City. Request the final inspections for any dock, lift, roof or pool, and the elevation certificate. A permit history matters for the 50 percent rule, which counts all proposed work against the building's market value.
Is it a good time to buy in Punta Gorda Isles?
We do not forecast prices, so we show the record. The calendar-year median was $850,000 in 2023, $775,000 in 2024 and $700,000 in 2025 and 2026 through September 9. Quarterly medians in 2026 were $666,250, $699,000 and, through September 9, $742,000. Recorded sales are history, so read the MLS for current list prices.
Is there a minimum wake zone near Punta Gorda Isles?
Manatee protection zones apply on Charlotte County waters, and the Florida Fish and Wildlife Conservation Commission publishes the Charlotte County zone maps. Speed limits vary by waterway and season, so we print no speed figure here. Check the FWC map for the canal or channel you plan to run, and ask the seller about the route from the dock.
Where are the Punta Gorda Isles sections on a map?
Punta Gorda Isles has numbered plat sections, and the section table on this page gives each one's largest streets from the county roll. Section 5 runs along Via Esplanade and Bal Harbor Blvd, Section 12 along Deborah Dr and Casey Key Dr, and Section 14, the Bird Section, along Almar Dr and Whip-Poor-Will Blvd. The City's seawall zones are Bass, Pompano, Sailfish, Ponce and Bird.
What are the monthly costs of owning in Punta Gorda Isles?
On an illustrative $700,000 canal home, our monthly table totals $1,725.57 in the first year without homestead and $1,667.34 the following year with it. That includes property tax, the $1,500 canal assessment, City sanitation, water and wastewater at 8,000 gallons, electric at 1,500 kWh and a Citizens county-average insurance figure. It excludes the mortgage and flood insurance.
What are closing costs on a Punta Gorda Isles purchase?
On a $700,000 purchase with a $560,000 loan, lender-side costs plus recording are $3,295.00 for the buyer. Deed stamps of $4,900.00 are customarily the seller's, and so is the owner's title policy in Charlotte County, per contract. If the buyer pays the owner's policy at the original rate, the total is $6,870.00. Lender fees and inspections are extra.
Do I get a flood disclosure when buying in Punta Gorda Isles?
Yes, a Florida seller must give the buyer a flood disclosure at or before signing for contracts signed on or after October 1, 2025 (F.S. 689.302). It states that homeowners policies do not cover flood and asks about past flood damage, flood claims and FEMA assistance. Ask for it early, and read it with the elevation certificate.
Do I need flood insurance in Punta Gorda Isles?
A federally backed mortgage requires flood insurance when a home is in a special flood hazard area, and a lender may not require it in zone X, though zone X homes can still flood. The City's Class 5 rating gives a 25 percent discount on National Flood Insurance Program policies. Get a quote for the exact address.
Sources
- Charlotte County Property Appraiser, parcel roll and recorded sales, local index built November 2, 2026 on the November 3, 2026 roll (newest sale September 9, 2026). Source of every recorded price, count and parcel figure on this page.
- Charlotte County Property Appraiser, downloads.
- Charlotte County Property Appraiser, 2026 Final Rate Chart, accessed October 2026.
- Charlotte County Property Appraiser, Final Rate Proof 2026, accessed October 2026.
- Charlotte County Property Appraiser, 2025 Final Rate Chart, accessed October 2026.
- Charlotte County Property Appraiser, 2025 TRIM Rates, accessed October 2026.
- Charlotte County Tax Collector, property tax, accessed October 2026.
- Charlotte County Clerk of the Circuit Court, recording fees, accessed October 2026.
- Charlotte County Clerk of the Circuit Court, recording FAQ, accessed October 2026.
- Florida Department of Revenue, property tax oversight, accessed October 2026.
- Florida Department of Revenue, taxpayer exemptions, accessed October 2026.
- City of Punta Gorda, canals, accessed October 2026.
- City of Punta Gorda, canal maintenance program, accessed October 2026.
- City of Punta Gorda, canal maintenance, Punta Gorda Isles, accessed October 2026.
- City of Punta Gorda, canal maintenance, accessed October 2026.
- City of Punta Gorda, special assessments, accessed October 2026.
- City of Punta Gorda, upcoming budget process, accessed October 2026.
- City of Punta Gorda, Punta Gorda Isles budget presentation to City Council, June 17, 2026.
- City of Punta Gorda, City Council meeting minutes, accessed October 2026.
- City of Punta Gorda, City Council meeting video record, accessed October 2026.
- City of Punta Gorda Code, Chapter 6, Vessels, Docks and Waterways, accessed October 2026.
- City of Punta Gorda, water and wastewater rates, accessed October 2026.
- City of Punta Gorda, land development regulations, accessed October 2026.
- City of Punta Gorda, building division, accessed October 2026.
- City of Punta Gorda, flood readiness, accessed October 2026.
- City of Punta Gorda, 50 percent FEMA rule, accessed October 2026.
- City of Punta Gorda, Punta Gorda Isles Seawall Replacement Schedule (PDF), accessed October 2026.
- City of Punta Gorda, municipal marina, accessed October 2026.
- City of Punta Gorda, city facilities, accessed October 2026.
- City of Punta Gorda, fire department, accessed October 2026.
- City of Punta Gorda, fire station locations, accessed October 2026.
- City of Punta Gorda, police department, accessed October 2026.
- Charlotte County, 50 percent FEMA rule, accessed October 2026.
- Charlotte County, residential dock permits, accessed October 2026.
- Charlotte County, flood protection, accessed October 2026.
- Charlotte County, know your zone, accessed October 2026.
- Charlotte County, evacuation zones, accessed October 2026.
- Charlotte County, Punta Gorda Isles canals and blueway trails, February 7, 2024.
- Charlotte County, Hurricane Ian report, accessed October 2026.
- Federal Emergency Management Agency, FEMA Map Service Center, accessed October 2026.
- Federal Emergency Management Agency, Community Rating System, accessed October 2026.
- Federal Emergency Management Agency, CRS eligible communities, effective October 1, 2026.
- Federal Emergency Management Agency, elevation certificate, accessed October 2026.
- National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (AL092022).
- National Hurricane Center, Tropical Cyclone Report, Hurricane Charley (AL032004).
- Florida Statutes 2025, section 689.302, flood disclosure.
- Florida Statutes 2025, section 193.155, homestead assessments.
- Florida Statutes 2025, section 196.031, homestead exemption.
- Florida Statutes 2025, section 201.02, documentary stamp tax on deeds.
- Florida Statutes 2025, section 718.112, condominium bylaws.
- Florida Statutes 2025, section 718.503, condominium disclosures.
- Florida Statutes 2025, section 720.401, homeowners association disclosure.
- Florida Statutes 2025, section 316.212, golf cart operation.
- Florida Statutes 2025, section 404.056, radon.
- Florida Department of Business and Professional Regulation, condominium SIRS reporting, accessed October 2026.
- Florida Fish and Wildlife Conservation Commission, red tide, accessed October 2026.
- Florida Fish and Wildlife Conservation Commission, Charlotte County manatee protection zones, accessed October 2026.
- Charlotte Harbor National Estuary Program Water Atlas, Punta Gorda Isles waterbody page, accessed October 2026.
- Citizens Property Insurance, 2026 recommended rate filing, December 2025.
- Florida Power and Light, residential rate schedule effective January 2026.
- Punta Gorda Isles Civic Association, membership and about pages, accessed October 29, 2026.
- St. Andrews South Golf Club, about, accessed October 2026.
- Isles Yacht Club, about and membership, accessed October 2026.
- Fishermen's Village, history and marina, accessed October 2026.
- Peace River Wildlife Center, accessed October 2026.
- Charlotte County Public Schools, attendance boundary locator, accessed October 2026.
- AdventHealth Port Charlotte, accessed October 2026.
- HCA Florida Fawcett Hospital, accessed October 2026.
- Punta Gorda Airport, accessed October 2026.
- Federal Highway Administration, National Bridge Inventory, 2024 Florida file, structures 015004, 015005, 015006, 014133 and 010052, accessed November 2026.
- NOAA, U.S. Coast Pilot 5, Chapter 4, edition of November 1, 2026.
- NOAA Tides and Currents, station 8725744 Punta Gorda datums, accessed November 2026.
- Charlotte County, Alligator Creek Maintenance Dredge project page, updated November 3, 2026.
- WGCU, Burnt Store Isles lock widening started, January 22, 2025.
- Buckley's Pass length, width and April 3, 2020 opening: Charlotte Sun coverage of the opening, 2020 and 2021, plain-text source with no link.
- City of Punta Gorda, City Council budget meeting minutes, September 9, 2026.
- Drive times: OSRM and Valhalla free-flow routing models, measured October 29, 2026 from Bal Harbor Blvd at Aqui Esta Dr and Whip Poor Will Blvd, plain-text source with no link.
- Closing cost figures: compiled closing cost worksheet dated October 2026 using the Charlotte County Clerk recording fees and Florida documentary stamp rates cited above, plain-text source with no link.