Harbour Heights Homes for Sale
Harbour Heights is a platted community of 3,740 parcels in ZIP 33983 on the northwest side of the Peace River, and this page covers Harbour Heights homes for sale using Charlotte County's recorded sales and parcel roll. We define it as every county parcel whose short legal begins with HBH, the Harbour Heights plat, sections 1 to 14. Harbour Heights has a Punta Gorda mailing address, but it is unincorporated Charlotte County, outside the City of Punta Gorda, and we cover it with Port Charlotte. The name is sometimes spelled Harbor Heights, and the county's spelling is Harbour. For the whole market, see our Port Charlotte homes for sale page.
Charlotte County recorded 54 home sales in Harbour Heights at a $341,750 median in the 12 months to September 4, 2026 (county files dated October 28, 2026). Homes with the county's waterfront flag sold at $575,000 across 16 sales, and homes without it at $286,250 across 38. Most parcels are still vacant lots, and 41 lot sales had a $17,900 median in the same window. Live listings are in the search below.
By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.
Key takeaways for Harbour Heights buyers
These are the facts that decide most Harbour Heights purchases. Each bullet carries its footprint and window, and the sections below show the arithmetic.
Data updated: October 2026.
- Footprint: every county parcel with a short legal that begins HBH, 3,740 parcels, 3,697 of them in ZIP 33983, all in tax district 104, in unincorporated Charlotte County.
- Mostly land: 2,373 parcels (63.4 percent) are vacant residential lots and 1,048 are single family homes. The roll shows no condominiums and no manufactured homes.
- Homes: 54 recorded sales at a $341,750 median in the 12 months to September 4, 2026, from $140,000 to $900,000, at $189 a living square foot.
- Water: 16 waterfront-flag sales at $575,000 against 38 others at $286,250, and $311 a square foot against $174.
- Resale and new: 47 resales at $370,000 and 7 builder-direct first sales at $319,000, with 140 homes (13.4 percent) built 2020 or later.
- The river: Peace River Drive has 130 homes, 124 of them waterfront-flagged, with 19 sales in 36 months at a $685,000 median.
- Harbour Oaks: a pocket in Section 14 of 62 homes with its own homeowners association, which owns a common parcel on the county roll.
- Direction: home medians were $178,000 in 2016, $375,000 in 2022 and $349,950 for 2026 through September 4. We do not forecast.
- Lots: 41 recorded lot sales at a $17,900 median in the same 12 months, and 35 dry lots at $15,000 against 6 waterfront lots at $52,500.
- Two county units: the Street and Drainage Unit is $203 per unit and the Waterway Unit is $300 where a parcel is inside it, both for the fiscal year that began October 1, 2026.
- Governance: we found no city, no community development district and no community-wide mandatory HOA, and the civic association is voluntary.
- Name traps: Deep Creek is a separate community in the same ZIP, and some builder and portal pages that say Harbour Heights show homes outside the plat.
| Harbour Heights snapshot (12 months to September 4, 2026) | Sales | Median |
|---|---|---|
| Homes (county single family code) | 54 | $341,750 |
| Homes with the waterfront flag | 16 | $575,000 |
| Homes without the waterfront flag | 38 | $286,250 |
| Vacant lots (sold as vacant) | 41 | $17,900 |
Source: Charlotte County Property Appraiser recorded sales and parcel files dated October 28, 2026, compiled by Domain Realty Group; 3,740 parcels with a short legal that begins HBH.
Where can I see Harbour Heights homes for sale right now?
Harbour Heights homes for sale are on our MLS-fed map, which you can open by keyword, sorted from the highest or the lowest price. Live counts and asking prices appear in the search, not on this page, which adds Charlotte County recorded sales and the cost, flood and governance facts for Harbour Heights.
Data updated: October 2026.
- Harbour Heights homes for sale, highest price first
- Harbour Heights homes for sale, lowest price first
The search matches the name, so check that each listing is in Harbour Heights, 33983 before you rely on it. Other places share the Harbour Heights and Harbor Heights names, and some builder pages use the name for homes in Deep Creek or in ZIP 33955. This page states its boundary in the next section, so every county figure matches the same parcels.
What is Harbour Heights, and where is it?
Harbour Heights is a platted community on the northwest side of the Peace River in Charlotte County, with a Punta Gorda mailing address in ZIP 33983. The county files it as 14 plat sections with 3,740 parcels, of which 1,048 are single family homes and 2,373 are vacant residential lots.
Data updated: October 2026.
We count a parcel as Harbour Heights when its short legal on the county roll begins HBH. That rule gives 3,740 parcels, and 3,697 of them carry ZIP 33983 on the roll while 43 carry no ZIP. All 3,740 are in tax district 104. The community sits on the west bank of the Peace River, upriver of the I-75 bridges. The U.S. Census Bureau counted 3,428 people in the Harbour Heights census-designated place in 2020, and that boundary is not the same as the plat, so we use the county legal for every figure.
Is Harbour Heights in Punta Gorda or Port Charlotte?
Neither city governs it. The mailing address says Punta Gorda, the City of Punta Gorda ends at its own city limits, and Harbour Heights is in the county's unincorporated area, so Charlotte County, not a city, is its local government. Domain Realty Group files the community under Port Charlotte in our site tree, which is why this page sits beside our other Port Charlotte neighborhood pages.
Where are its boundaries?
The plat is the boundary, not a street map. The county roll gives every parcel a short legal such as HBH 004, meaning Harbour Heights Section 4, and the 14 sections run from Section 1 to Section 14. A few parcels carry stray designators such as HBH 01 and HBH 11, and we fold them into Sections 1 and 11. Section 5 is the commercial strip, with 139 vacant commercial parcels along Sulstone Drive, Del Prado Parkway and Cardiff Street, plus warehouses.
How big is it?
Most of the plat is land that has not been built on. The table shows the county land use for all 3,740 parcels.
| County land use | Parcels | Share of parcels | Waterfront flag |
|---|---|---|---|
| Vacant residential | 2,373 | 63.4 percent | 455 |
| Single family homes | 1,048 | 28.0 percent | 382 |
| Vacant commercial | 142 | 3.8 percent | 0 |
| Small multi-family (under 10 units) | 65 | 1.7 percent | 1 |
| Other (government, parks, submerged land, warehousing and more) | 112 | 3.0 percent | 38 |
| All parcels | 3,740 | 100 percent | 876 |
Source: Charlotte County Property Appraiser parcel roll dated October 28, 2026, compiled by Domain Realty Group. The waterfront flag is the county's own and does not say which kind of water.
The 1,048 homes have a median year built of 1990, with the oldest in 1955 and the newest in 2026, and a median of 1,663 living square feet, with the middle half between 1,310 and 2,068. A pool shows on the roll for 496 of the 1,048 homes (47.3 percent). The plat holds no condominiums and no manufactured homes, so the single family count is the home count.
The 14 sections
Sections differ more than the plat's single name suggests. Section 4 holds the most homes, Section 11 holds 764 vacant lots, and Sections 10, 12 and 13 are platted but almost empty. In the table, waterfront lots are vacant lots that carry the county's waterfront flag.
| Section | Parcels | Vacant lots | Waterfront lots | Homes | Median year built | Median living sq ft | Pool share of homes |
|---|---|---|---|---|---|---|---|
| 1 | 454 | 291 | 2 | 143 | 1993 | 1,602 | 36.4 percent |
| 2 | 239 | 67 | 11 | 167 | 1986 | 1,530 | 41.3 percent |
| 3 | 130 | 94 | 36 | 35 | 2000 | 2,222 | 68.6 percent |
| 4 | 419 | 110 | 28 | 294 | 1984 | 1,586 | 48.0 percent |
| 5 | 174 | 1 | 0 | 1 | 1964 | 2,744 | none |
| 6 | 296 | 238 | 0 | 44 | 2003 | 1,779 | 34.1 percent |
| 7 | 223 | 182 | 34 | 34 | 1999 | 1,954 | 52.9 percent |
| 8 | 138 | 41 | 0 | 80 | 1979 | 1,249 | 20.0 percent |
| 9 | 186 | 67 | 36 | 115 | 1989 | 1,704 | 50.4 percent |
| 10 | 169 | 163 | 0 | 5 | 2005 | 1,509 | none |
| 11 | 823 | 764 | 198 | 39 | 2020 | 2,056 | 41.0 percent |
| 12 | 111 | 89 | 66 | 0 | none | none | none |
| 13 | 160 | 149 | 41 | 1 | 2008 | 2,802 | 100 percent |
| 14 | 218 | 117 | 3 | 90 | 2001 | 2,584 | 95.6 percent |
Source: Charlotte County Property Appraiser parcel roll dated October 28, 2026, compiled by Domain Realty Group. Sections 5, 10 and 13 each hold five homes or fewer, so read their medians with the counts.
How did Harbour Heights begin?
The Charlotte County Libraries' History in the Parks series (retrieved October 30, 2026) is the county library history and gives the earliest account we found. An Army Air Service officer named Danforth bought land along the Peace River at Shell Point in 1936 and called it Shell Point Ranch. The library says the land was sold to developers in 1955, who created the subdivision and turned Danforth's home into its clubhouse, which later became part of Harbour Heights Park.
The county roll agrees on the era: the oldest Harbour Heights home was built in 1955, and the oldest small multi-family building in 1956. We did not find the developer's name in a first-party source, so we name none. The recorded plat at the Charlotte County Clerk names the developer and the plat dates for each section.
Is Harbour Heights the same as Deep Creek?
No. Deep Creek is a separate community that shares ZIP 33983 with Harbour Heights and lies to the south and east. The county roll files Deep Creek parcels under different plat designators, so none of the 3,740 parcels here is a Deep Creek parcel. Any figure built on ZIP 33983 alone mixes the two communities, which is why we count by the HBH legal and label every ZIP 33983 figure that we print.
What do Harbour Heights homes sell for?
Harbour Heights homes sold for a $341,750 median across 54 recorded sales in the 12 months to September 4, 2026, with prices from $140,000 to $900,000. Waterfront-flag homes sold at $575,000 and the others at $286,250. These are county recorded sales, not asking prices, and they cover single family homes only.
Data updated: October 2026.
The newest recorded Harbour Heights sale in the county files dated October 28, 2026 is September 4, 2026. We tracked every recorded sale on the HBH parcels in the Charlotte County Property Appraiser downloads and kept qualified improved sales over $1,000, so unqualified deeds and nominal transfers are out. Every window below is counted back from September 4, 2026.
Lead window: homes by group
The 12 month window splits cleanly by how the home sold and what it is. The groups overlap, so the rows do not add up to 54.
| Group (12 months to September 4, 2026) | Sales | Median | Lowest | Highest |
|---|---|---|---|---|
| All homes | 54 | $341,750 | $140,000 | $900,000 |
| Resale | 47 | $370,000 | $140,000 | $900,000 |
| First sale of the home, builder-direct | 7 | $319,000 | $255,000 | $349,900 |
| Waterfront flag | 16 | $575,000 | $205,100 | $900,000 |
| No waterfront flag | 38 | $286,250 | $140,000 | $640,000 |
| Pool on the roll | 26 | $445,000 | $242,500 | $900,000 |
| Built 2020 or later | 9 | $290,000 | $255,000 | $349,900 |
| Built before 2000 | 31 | $284,500 | $140,000 | $655,000 |
Source: Charlotte County Property Appraiser recorded sales and parcel files dated October 28, 2026, compiled by Domain Realty Group.
24 and 36 months
Longer windows give more sales to compare. Each cell shows the sales and the median, counted back from September 4, 2026.
| Group | 12 months | 24 months | 36 months |
|---|---|---|---|
| All homes | 54 at $341,750 | 92 at $349,950 | 143 at $343,500 |
| Resale | 47 at $370,000 | 77 at $370,000 | 113 at $370,000 |
| Builder-direct first sale | 7 at $319,000 | 15 at $339,900 | 30 at $310,950 |
| Waterfront flag | 16 at $575,000 | 28 at $565,000 | 45 at $550,000 |
| No waterfront flag | 38 at $286,250 | 64 at $286,250 | 98 at $289,000 |
| Pool on the roll | 26 at $445,000 | 46 at $470,000 | 65 at $482,000 |
| Built 2020 or later | 9 at $290,000 | 19 at $339,900 | 35 at $314,900 |
| Built before 2000 | 31 at $284,500 | 49 at $275,000 | 75 at $284,500 |
Source: Charlotte County Property Appraiser recorded sales and parcel files dated October 28, 2026, compiled by Domain Realty Group. The 24 month window starts after September 3, 2024 and the 36 month window after September 4, 2023.
By calendar year
Home medians rose from $178,000 in 2016 to $375,000 in 2022, then moved between $300,500 and $349,950 from 2023 through September 4, 2026. We report the history and do not forecast.
| Year | Home sales | Median | Range |
|---|---|---|---|
| 2016 | 49 | $178,000 | $60,400 to $470,000 |
| 2017 | 46 | $224,500 | $68,000 to $425,000 |
| 2018 | 43 | $300,000 | $101,600 to $639,000 |
| 2019 | 41 | $229,000 | $8,500 to $713,000 |
| 2020 | 52 | $218,450 | $65,000 to $650,000 |
| 2021 | 76 | $320,350 | $125,000 to $899,900 |
| 2022 | 55 | $375,000 | $103,100 to $1,350,000 |
| 2023 | 44 | $300,500 | $196,300 to $1,165,000 |
| 2024 | 43 | $332,500 | $198,000 to $1,575,000 |
| 2025 | 49 | $343,500 | $140,000 to $1,100,000 |
| 2026 (through September 4) | 36 | $349,950 | $140,000 to $900,000 |
Source: Charlotte County Property Appraiser recorded sales files dated October 28, 2026, compiled by Domain Realty Group; county single family code.
Price per square foot
The median home sold at $189 per living square foot in the 12 months to September 4, 2026, across 54 sales with a living area on the roll. Waterfront-flag homes sold at $311 and the others at $174. Over 24 months the median was $202 on 92 sales ($286 waterfront, $182 not), and over 36 months $212 on 143 sales ($307 waterfront, $188 not). Square footage is the county's heated living area.
Price bands
In the 24 months to September 4, 2026, 38 of the 92 home sales (41.3 percent) were at or below $300,000, and only 5 were above $750,000.
| Home price band (24 months to September 4, 2026) | Sales | Share |
|---|---|---|
| $0 to $300,000 | 38 | 41.3 percent |
| $300,000 to $400,000 | 17 | 18.5 percent |
| $400,000 to $500,000 | 15 | 16.3 percent |
| $500,000 to $750,000 | 17 | 18.5 percent |
| $750,000 to $1,000,000 | 4 | 4.3 percent |
| $1,000,000 and up | 1 | 1.1 percent |
Source: Charlotte County Property Appraiser recorded sales files dated October 28, 2026, compiled by Domain Realty Group.
Section by section
Ten sections recorded home sales in the 24 months to September 4, 2026, and Sections 5, 10, 12 and 13 recorded none. Counts per section are small, so print a median only with its count.
| Section (24 months to September 4, 2026) | Sales | Median | Range |
|---|---|---|---|
| 4 | 23 | $356,000 | $140,000 to $900,000 |
| 1 | 17 | $319,000 | $177,000 to $625,000 |
| 9 | 12 | $481,150 | $185,000 to $1,100,000 |
| 14 | 10 | $483,500 | $370,000 to $710,000 |
| 2 | 8 | $275,000 | $230,000 to $350,000 |
| 8 | 6 | $220,000 | $140,000 to $232,000 |
| 6 | 5 | $329,000 | $247,500 to $372,800 |
| 11 | 4 | $520,000 | $255,000 to $615,000 |
| 3 | 4 | $356,250 | $290,000 to $435,000 |
| 7 | 3 | $408,900 | $274,900 to $445,200 |
Source: Charlotte County Property Appraiser recorded sales and parcel files dated October 28, 2026, compiled by Domain Realty Group.
Peace River Drive
Peace River Drive is the premium street. The county roll shows 144 parcels on it, 130 of them homes, 124 of those homes waterfront-flagged and 86 with a pool, in Sections 2, 4 and 9. In the 36 months to September 4, 2026 it recorded 19 home sales at a $685,000 median, from $205,100 to $1,100,000. In 24 months it recorded 14 sales at a $637,500 median.
The top sale was a 2024 build that sold builder-direct for $1,100,000 on June 25, 2025. Two river lots sold for $299,000 on February 7, 2025 and $300,000 on March 19, 2025. The $205,100 sale on August 17, 2026 is a low outlier, and the roll does not show the home's condition.
Harbour Oaks
Harbour Oaks is a different product inside Section 14. It covers Harbour Oaks Boulevard, Harbour Glen Place, Harbour Cape Place, Harbour Drake Drive and Harbour Wood Drive, with 62 homes built from 1991 to 2020 at a median of 2001. The median home is 2,483 living square feet, 59 of the 62 have a pool, and none carries the waterfront flag. The county recorded 10 sales there in 36 months at a $505,000 median.
Harbour Oaks has its own homeowners association (it owns a common parcel on the county roll); ask for its dues and documents.
How our county numbers differ from other sites
Our hub page prints 53 Harbour Heights sales at $343,500 for October 1, 2025 to September 9, 2026, and our waterfront page prints its own waterfront window. This page prints 54 sales at $341,750 for the 12 months to September 4, 2026. Each figure is right for its dates, so match the window before you compare.
We count homes as the parcels the county codes single family and use the HBH legal, not the ZIP, so Deep Creek sales are out. Sites that count by ZIP, by search radius or by listing status will show different medians, and a listing median is an asking price, not a sale. A county median here should never be compared with a figure built on another definition.
What makes one Harbour Heights home sell for more than another?
Water frontage separates Harbour Heights prices most clearly: 16 waterfront-flag homes sold at a $575,000 median in the 12 months to September 4, 2026, against $286,250 for 38 others. A pool, newer construction and the section also move the median, and the sections below show each split.
Data updated: October 2026.
These splits describe recorded sales and do not prove a cause. Water, pools and location overlap, and the county flag covers several kinds of water.
Water
The county flags water frontage on 382 of 1,048 homes (36.5 percent). In the 12 months to September 4, 2026, flagged homes sold at $575,000 on 16 sales and unflagged homes at $286,250 on 38. Over 24 months it was 28 at $565,000 against 64 at $286,250, and over 36 months 45 at $550,000 against 98 at $289,000. Per living square foot the gap runs $311 against $174 in the lead window.
River frontage
The flag does not say which water, but Peace River Drive is the one street where almost every home is flagged, 124 of 130. It recorded 19 sales at $685,000 in 36 months, well above the $550,000 median for all waterfront-flag homes. In the 24 months to September 4, 2026 the waterfront-flag sections' medians were $575,000 in Section 4 (12 sales), $663,750 in Section 9 (8 sales) and $600,000 in Section 11 (3 sales).
Pools
The roll shows a pool on 496 of 1,048 homes (47.3 percent). Homes with a pool sold at $445,000 on 26 sales in the lead window, $470,000 on 46 sales over 24 months and $482,000 on 65 sales over 36 months, against $341,750 for all homes in the lead window. Pool homes cluster in Harbour Oaks and along the river, so some of the gap is location.
Age
In the lead window, 31 homes built before 2000 sold at $284,500 and 9 built 2020 or later at $290,000. By decade built, the 24 month medians were $190,000 for the 1950s (5 sales), $292,500 for the 1960s (4), $220,000 for the 1970s (9), $275,000 for the 1980s (15), $370,000 for the 1990s (16), $417,000 for the 2000s (14), $607,500 for the 2010s (10) and $339,900 for the 2020s (19). The 2020s sit below the 2000s and 2010s because most new homes are dry lot homes of about 1,860 square feet.
Section
Location inside the plat matters. Section 14, with Harbour Oaks, and Section 9, with canal and river streets, recorded 24 month medians near $483,500 and $481,150. Section 8, the smallest homes at a 1,249 square foot median, recorded $220,000, and Section 2 recorded $275,000. The section table above gives every count and range.
Size
Section medians show how size travels with price. Section 8 has a median home of 1,249 living square feet, Section 2 has 1,530, Section 4 has 1,586, Section 9 has 1,704, Section 14 has 2,584 and Section 3 has 2,222. The middle half of all Harbour Heights homes falls between 1,310 and 2,068 square feet. Price per square foot also splits by water, $311 against $174 in the lead window, so frontage moves price beyond size alone.
What kinds of homes are in Harbour Heights?
Harbour Heights has 1,048 single-family homes on the Charlotte County roll, with a median build year of 1990 and a median of 1,663 square feet. The plat also has 65 small multi-family parcels, mostly duplexes, and no condominiums or manufactured homes. Homes run from 1955 to 2026, and 496 have a pool.
Data updated: October 2026.
The county roll lets us describe the housing stock without guessing, because it records the year built, living area, pool and waterfront flag for every parcel. The 1,048 homes sit among 2,373 vacant residential lots, so the plat is mostly land, and the homes themselves come in four recognizable groups: older canal and interior homes from the 1950s to the 1980s, the 1990s and 2000s pool homes, the Section 14 homes, and a new wave built since 2020.
Homes by decade built
The table counts the 1,048 homes by the year built on the roll and adds the recorded sales for each decade in the 24 months to September 4, 2026.
| Decade built | Homes | Share of homes | Recorded sales (24 months) | Median price |
|---|---|---|---|---|
| 1950s | 38 | 3.6 percent | 5 | $190,000 |
| 1960s | 112 | 10.7 percent | 4 | $292,500 |
| 1970s | 141 | 13.5 percent | 9 | $220,000 |
| 1980s | 217 | 20.7 percent | 15 | $275,000 |
| 1990s | 151 | 14.4 percent | 16 | $370,000 |
| 2000s | 192 | 18.3 percent | 14 | $417,000 |
| 2010s | 57 | 5.4 percent | 10 | $607,500 |
| 2020s | 140 | 13.4 percent | 19 | $339,900 |
Source: Charlotte County Property Appraiser roll and recorded sales files dated October 28, 2026, compiled by Domain Realty Group; qualified sales through September 4, 2026. Counts per decade are small, so read each median as a window, not a value.
How big are the homes?
The median home has 1,663 square feet of living area, and the middle half of homes runs from 1,310 to 2,068 square feet. Size follows the section. Section 8 has a median of 1,249 square feet and Section 14 has 2,584. The 24-month median sale was $202 a living square foot ($286 waterfront-flagged, $182 other).
How many have a pool?
The roll shows a pool on 496 of the 1,048 homes, or 47.3 percent. The share swings by section: 95.6 percent in Section 14, 68.6 percent in Section 3, 50.4 percent in Section 9, and 20.0 percent in Section 8. Pool homes sold at a $470,000 median in the 24 months to September 4, 2026 (46 sales).
What about duplexes and small multi-family buildings?
The roll codes 65 parcels as small multi-family under 10 units, which in Harbour Heights means duplexes. By decade built they are 3 from the 1950s, 12 from the 1960s, 2 from the 1970s, 14 from the 1980s, 1 from the 1990s, 5 from the 2000s and 28 from 2020 or later.
They cluster on Sunnybrook Rd (16 parcels), Partin Dr (9), Washington St (9) and Adams St (6). We tracked 11 recorded duplex sales in the 36 months to September 4, 2026, at a $403,500 median, from $250,000 to $475,000.
Are there condominiums or manufactured homes in Harbour Heights?
No. The county roll shows 0 parcels coded condominium (04xx), 0 coded co-op (05xx) and 0 coded manufactured home (02xx) in the Harbour Heights plat. Some websites describe condos and townhomes under the Harbour Heights name, and they are using an area wider than the plat. If a listing says condo, check the address against the plat before you rely on it.
What building code era and roof ages should I expect?
The year built is the first clue to the code a home was built under. Florida's 8th Edition (2023) Building Code took effect December 31, 2023, per the Florida Building Commission, so only homes permitted after that follow it, and the roll counts 140 homes built since 2020 in all. A home built in the 1960s to 1980s may need a new roof, new windows or new electrical work, and its permit history shows what was done and when.
How did Hurricane Ian change rebuilding, and what is the 50 percent rule?
New homes per roll year went from 12 in 2022 to 30 in 2023, 26 in 2024 and 27 in 2025. That is timing only, and we do not credit the storm.
The rule that matters for repairs is the FEMA 50 percent rule. Charlotte County states that its Floodplain Management Ordinance limits repairs to a structure below the required flood elevation to 50 percent of the structure's pre-damage market value, land excluded, unless the building is brought up to current elevation standards (county 50 percent rule page). The county says it applies in FEMA high-risk zones (A and V) and does not apply in zones X or D.
Since June 2025, Florida Statute 163.31795 bars a local government in the National Flood Insurance Program from enforcing an ordinance with a cumulative substantial improvement period. On our reading, that means the test is applied to one project and not a running total of past repairs, though we did not read the county ordinance text and a buyer should ask the county.
Before you offer on an older home in a high-risk zone, get the flood zone and base flood elevation, the elevation certificate, the Property Appraiser's building value and a contractor's remodel estimate. A 1950s to 1980s canal home may sit below today's required floor elevation, which decides its repair limits and insurance.
Who builds new homes in Harbour Heights, and what do they cost?
Maronda Homes publishes the only Harbour Heights builder page, with eight one-story plans from the $274s to the $334s as read October 30, 2026. Charlotte County recorded 7 builder-direct first sales in the 12 months to September 4, 2026, at a $319,000 median. Builder asks are marketing, and the recorded price is what closed.
Data updated: October 2026.
Harbour Heights is a scattered-lot market, not a single new-home community, so new homes appear one lot at a time among older streets. That changes what you compare: a builder's plan price covers the house on a lot the buyer or builder already controls, and the recorded sale is the number that closed.
How many new homes have been built?
The roll counts 140 homes built in 2020 or later, 13.4 percent of the 1,048 homes, with a median of 1,870 square feet. Forty-six of them have a pool and 37 carry the waterfront flag.
| Year built | Homes | Waterfront flag | Median living area (sq ft) |
|---|---|---|---|
| 2020 | 15 | 4 | 2,109 |
| 2021 | 12 | 5 | 1,910 |
| 2022 | 12 | 5 | 2,049 |
| 2023 | 30 | 3 | 1,865 |
| 2024 | 26 | 4 | 1,811 |
| 2025 | 27 | 10 | 1,982 |
| 2026 (roll to date) | 18 | 6 | 1,747 |
Source: Charlotte County Property Appraiser roll dated October 28, 2026, compiled by Domain Realty Group. Sulstone Dr (12 homes), View Dr (9) and Peace River Dr (13) lead the streets.
What have builder-direct homes sold for?
We call a sale builder-direct when it is the first qualified sale of a home built in the sale year or the year before. Since 2021 the county has recorded 44, at a $299,100 median and a median of 1,864 square feet. Forty of the 44 are not waterfront-flagged and 6 had a pool, and most are dry-lot homes in Sections 1, 6, 9 and 11.
| Sale year | Builder-direct sales | Median price |
|---|---|---|
| 2021 | 5 | $237,300 |
| 2022 | 1 | $525,000 |
| 2023 | 13 | $269,900 |
| 2024 | 14 | $303,450 |
| 2025 | 9 | $339,900 |
| 2026 (to September 4) | 2 | $311,450 |
Source: Charlotte County recorded sales dated October 28, 2026, compiled by Domain Realty Group. In the 12 months to September 4, 2026 the figure is 7 sales at $319,000, from $255,000 to $349,900. The top builder-direct sale was a 2024 Peace River Drive home with a pool that sold for $1,100,000 on June 25, 2025. The sales file does not name the seller.
What does Maronda Homes publish for Harbour Heights?
Maronda's Harbour Heights community page describes new construction on scattered homesites, completed home pricing from the $299s, "No HOA" and "No CDD." We read the plan pages on October 30, 2026. These are asking figures, not recorded sales.
| Plan | From price | Living area (sq ft) | Garage |
|---|---|---|---|
| Oak | $274s | 1,443 | 2 |
| Mesquite | $284s | 1,867 | 2 |
| Ashton | $299s | 1,760 | 2 (3 optional) |
| Drexel | $299s | 1,988 | 2 |
| Clearwater | $304s | 1,856 | 2 |
| Melody | $304s | 2,066 to 2,068 | 2 |
| Huntington | $329s | 2,286 | 2 |
| Sierra | $334s | 2,427 to 2,435 | 3 |
Source: Maronda Homes plan pages for Harbour Heights, read October 30, 2026 (builder marketing, not recorded sales); each plan has its own page on the builder's site.
The builder's quick move-in list on the same date showed a Clearwater on Broadpoint Dr at $329,900, a Mesquite on Broadpoint Dr at $349,900, and a Drexel on Sulstone Dr at $369,900. The plan floors bracket the county's recorded builder-direct medians of $319,000 (7 sales, 12 months) and $339,900 (9 sales, 2025). Ask what any closing cost incentive requires before you compare two prices.
Which builders hold Harbour Heights lots?
The county roll lists company owners of vacant lots, which shows who is holding land and says nothing about plans or timing. The largest holders are below, and the county itself owns 128 vacant Harbour Heights lots, 73 of them in Section 11.
| Owner on the roll | Vacant Harbour Heights lots |
|---|---|
| Southern Impression Homes LLC | 17 |
| Sunshine Home Designs LLC | 14 |
| KB Home Fort Myers LLC | 13 (all in Section 11) |
| Unlimited Development Holdings LLC | 10 |
Source: Charlotte County Property Appraiser roll dated October 28, 2026. The roll shows who holds land, not who is building, and the permit record for an address names the contractor.
What is the name trap on builder pages?
Builder and portal pages tag some homes as Harbour Heights that are not in the plat. Maronda's sales model, the Melody at Rio De Janeiro Ave, is on a Deep Creek street on the county roll, and one Oak quick move-in listed on its community page is on Brooks Rd in ZIP 33955. A portal home on Oberon Ln is also Deep Creek on the roll. Deep Creek is a separate community that shares ZIP 33983.
Check every address against the plat before you compare a price, because it changes the zone, the water provider and the taxing units.
What should I check on a new home?
- A current survey and the elevation certificate for the finished floor, since the lot decides the flood zone.
- Which windows and doors are impact rated, and the builder's warranty terms, in writing.
What do Harbour Heights lots cost, and what should I check before I buy one?
Harbour Heights lots sold at a $17,900 median in the 12 months to September 4, 2026, across 41 qualified sales: $15,000 for dry lots and $52,500 for waterfront-flagged lots. Before you buy, confirm water and septic, the flood zone and fill, any scrub-jay permit boundary, and the $203 yearly street and drainage unit.
Data updated: October 2026.
Of the 3,740 parcels, 2,373 (63.4 percent) are vacant residential. We count a lot sale as a sale of land that was vacant at the time of sale, qualified by the county, over $1,000, whatever the parcel is today. For the wider land market see our Port Charlotte land for sale page, which uses its own definition and prints 38 sales at $17,450 for its window. Each figure is right for its definition and dates.
What have lots sold for each year?
| Year | Lot sales | Median price |
|---|---|---|
| 2016 | 20 | $5,400 |
| 2017 | 19 | $7,800 |
| 2018 | 33 | $7,200 |
| 2019 | 50 | $6,250 |
| 2020 | 66 | $7,750 |
| 2021 | 146 | $18,000 |
| 2022 | 115 | $21,000 |
| 2023 | 84 | $18,000 |
| 2024 | 71 | $17,500 |
| 2025 | 44 | $17,000 |
| 2026 (to September 4) | 34 | $17,900 |
Source: Charlotte County recorded sales dated October 28, 2026, compiled by Domain Realty Group. Prices more than doubled from 2020 to 2021 and have held near $17,000 to $18,000 since, while volume has fallen every year since 2021.
What is the difference between waterfront and dry lots?
In the 12 months to September 4, 2026, 6 waterfront-flagged lots sold at a $52,500 median and 35 other lots sold at $15,000.
River lots sit well above the canal medians. Peace River Drive lots sold for $299,000 on February 7, 2025 and $300,000 on March 19, 2025. A Harbour Dr canal lot sold for $250,000 on March 31, 2025.
How many lots are in each section?
| Section | Vacant lots | Waterfront lots |
|---|---|---|
| 1 | 291 | 2 |
| 2 | 67 | 11 |
| 3 | 94 | 36 |
| 4 | 110 | 28 |
| 5 | 1 | 0 |
| 6 | 238 | 0 |
| 7 | 182 | 34 |
| 8 | 41 | 0 |
| 9 | 67 | 36 |
| 10 | 163 | 0 |
| 11 | 764 | 198 |
| 12 | 89 | 66 |
| 13 | 149 | 41 |
| 14 | 117 | 3 |
Source: Charlotte County Property Appraiser roll dated October 28, 2026, vacant residential parcels (land use 00xx), compiled by Domain Realty Group; waterfront lots use the county waterfront flag. The columns total 2,373 and 455.
Charlotte County owns 128 vacant lots and builders and land companies hold most of the rest in blocks, so not every lot is on the market.
Will a lot have water, sewer or septic?
Water is the easier question. The Charlotte Harbor Water Association, a member-owned nonprofit, serves Harbour Heights from its own wells with reverse osmosis treatment. Its posted new-service costs, effective January 1, 2023, are a $4,100 capacity fee, a $2,000 to $2,500 service line and a $500 meter, plus a $100 deposit, so $6,600 to $7,100 before the deposit. Confirm the posted figures before you build. Check one lot at a time on the association's water availability page.
Sewer is the other side. We found no central sewer and no active county sewer project in Harbour Heights, and most Harbour Heights homes use septic, so confirm that for the parcel. Charlotte County code requires an engineer-designed system for new construction, permitted through the Florida Department of Health in Charlotte County (new septic installation). The installed cost is not published, so get quotes before you close.
A lot using both a private drinking-water well and septic must be at least half an acre, with an exemption for lots platted before 1972 (Florida Statute 381.0065). The state's August 2026 nitrogen-reducing septic table does not name Charlotte County.
What are the flood zone and fill questions?
The lot decides the flood zone, and we print no single zone for the plat. FEMA's maps show AE with a base flood elevation of 10 and 11 feet, VE at 13 feet at the river edge, and shaded X on interior lots, and the point at 26.9914, -82.0057 reads AE at 10 feet in the NAVD88 datum (carried from a FEMA National Flood Hazard Layer check on October 28, 2026). The county's flood map took effect December 15, 2022.
Look up the panel and the zone for the exact address on the FEMA Flood Map Service Center. In an AE zone the lowest floor must reach the required elevation, which can mean fill or a raised slab, so ask the county for the figure that applies.
What are the scrub-jay and environmental checks?
The county's GIS permit boundary layer flags about 126 acres across the Harbour Heights plats. The largest areas are Section 9 Part 1 (29.0 acres) and Section 14 (21.3). A lot inside the boundary owes a habitat fee at permit, and clearing is restricted March 1 to June 30.
What permits, impact fees and connection fees apply?
| Item | Amount | Date or basis |
|---|---|---|
| County impact fee, single-family detached | $7,804 | schedule effective October 12, 2022 |
| 2026 impact fee study (not adopted) | $27,685 with sales tax credit, or $30,982 | board returns November 24 and December 8, 2026 |
| Building permit example | about $1,880 | $300,000 valuation, county fee schedule dated October 27, 2026 |
| Water from Charlotte Harbor Water Association | $6,600 to $7,100, plus $100 deposit | posted rates effective January 1, 2023 |
| Scrub-jay habitat fee, only inside the boundary | $2,031, $4,063 or $10,005 | 2026 tiers by lot size |
| Septic design and installation | not published | engineer-designed, quote-based |
Source: Charlotte County impact fee schedule and county single-family permit page, compiled by Domain Realty Group; Charlotte Harbor Water Association rates page. The impact fee, water costs and permit example total $16,284 to $16,784 before septic, survey, clearing, fill and construction (arithmetic, not a quote).
What does it cost each year to hold a lot?
At the $17,900 median lot, the property tax is $275.13 at the 15.3705 mills for tax district 104 (2026 final), with no homestead on vacant land. The price is an illustrative taxable value.
| Line | Amount per year | Basis |
|---|---|---|
| Property tax on a $17,900 lot | $275.13 | 15.3705 mills, district 104 |
| Harbour Heights Street and Drainage Unit | $203 | per unit, FY2027 adopted (maximum $408.80) |
| Subtotal | $478.13 | |
| Harbour Heights Waterway Unit, inside the unit | $300 | FY2027 adopted (maximum $400) |
| Total inside the waterway unit | $778.13 |
Source: Charlotte County Property Appraiser 2026 final rate chart and county fiscal year 2027 adopted assessment sheets, compiled by Domain Realty Group. The street and drainage rate was $355 in FY2025. The waterway unit covers 385.8 units against 876 waterfront-flagged parcels, so confirm on the tax bill whether a parcel is inside it. Read the seller's actual bill for the county's flat lines.
The waterway line may rise. The canals were last dredged in 2017 and the county CIP carries $1.418 million for a dredge in FY2028, and the rate increase proposed to pay for it was not approved in July 2025. A future increase is possible.
Can I keep a boat in Harbour Heights, and how do I reach the Gulf?
Yes, on the canal and river lots, and the route to the Gulf runs down the Peace River under two sets of fixed highway bridges, each charted at 45 feet of clearance. Harbour Heights is on the northwest bank, upriver of the I-75 bridges, so every boat leaving for Charlotte Harbor passes both.
Data updated: October 2026.
The canals feed the Peace River, and the river feeds Charlotte Harbor, so what a boat can do depends on its height, its draft and the lot's canal. For canal homes across the rest of the area see our Port Charlotte waterfront homes for sale page.
What is the canal system like?
Waterfront lots and homes concentrate in Sections 4, 9 and 11, with Peace River frontage on Peace River Drive, and the waterfront flag does not say whether the water is a canal or the river. The roll flags 124 of Peace River Drive's 130 homes as waterfront.
We found no bridge inside the Harbour Heights canals in any source, but we could not confirm it. Canal depth is not published, so check it before you plan a boat.
How does the Peace River lead to Charlotte Harbor?
The Peace River empties into the head of Charlotte Harbor, and Punta Gorda sits on the south side of the river, 4 miles above the entrance, per the NOAA Coast Pilot 5 (edition footer October 25, 2026). From the harbor, boats run out through Boca Grande Pass to the Gulf. The straight line from Harbour Heights Park to Port Boca Grande Light is 21.7 nautical miles; the boat route is longer.
What are the bridges and the clearance?
| Leg | Fixed overhead limit | Depth note |
|---|---|---|
| Harbour Heights to the I-75 bridges | none found | upper river channel |
| I-75 twin fixed bridges | 45 feet | same |
| 2.1 miles down to the U.S. 41 bridge | two fixed spans, 45 feet each | about 3 feet controlling depth above Punta Gorda, reported in 1982 |
| U.S. 41 to the river entrance, 4 miles | none | marked channel |
| River entrance to Port Boca Grande | none | 9 feet controlling depth (1982); federal channel 32 feet deep from deep water to Port Boca Grande |
Source: NOAA Coast Pilot 5, Chapter 4, as read October 30, 2026. The Coast Pilot says local knowledge is required in the upper river, and its depth figures are from 1982.
Some listings advertise sailboat access with no bridges. NOAA's charted clearances say otherwise, and a mast taller than 45 feet at the tide of the day cannot pass the fixed bridges. We print the clearance and leave the decision to you.
What are the manatee and speed zones?
Florida's manatee rule, 68C-22.015, names a zone for this reach: "Peace River, I-75 Bridge to Harbor Heights Area," Slow Speed all year outside the main marked channel. The main marked channel east of I-75 to Channel Marker 24 is 25 mph all year, and from the U.S. 41 bridge to the I-75 bridge the rule is Slow Speed within 1,000 feet of shore. The rule lists no separate zone for the Harbour Heights canals, and posted signs control on the water.
Where are the ramps and parks?
Harbour Heights Park at 27420 Voyageur Dr. is the public water front door. The Florida Fish and Wildlife Conservation Commission boating guide lists a paved ramp, docks and restrooms, with pay-to-park from 6 AM to 10 PM and a yearly pass, from a survey dated August 2011. The county's disaster-recovery page showed the Ian repairs complete when updated May 7, 2026. The fishing piers closed September 23, 2024 for seawall work, and we could not confirm they have reopened.
What does the waterway unit pay for, and what does it not?
The Harbour Heights Waterway Maintenance District pays for dredging, clearing, navigation marking and safety devices in the Harbour Heights waterway system, and by its own text it does not maintain seawalls. The rate is $300 for FY2027, with a $400 maximum. The canals were last dredged in 2017, the county CIP carries $1.418 million for a dredge in FY2028, and the rate increase proposed to fund it was not approved in July 2025.
Who pays for the dock and seawall?
The owner pays for the seawall, not the unit, and the county's one seawall help program, a reimbursement for damage from Ian or Nicole, closed May 31, 2025 with no successor found. Under county code Section 3-9-65, a dock, lift, ramp or piling needs a building permit, and on a manmade canal a dock may extend no farther than 25 percent of the open water span or 25 feet from the seawall, whichever is less. Ask for the dock and seawall permits and an engineer's seawall inspection.
Boats and trailers also have parking rules. County code Sec. 3-9-79.1 generally requires a boat or trailer on a developed residential lot to be parked behind the front of the house or on a paved driveway, and it bars storing one on a vacant lot, so a lot next door does not become a trailer yard.
What does it cost to own a Harbour Heights home each year?
At the $341,750 county median sale, a homesteaded Harbour Heights owner's 2026 property tax works out to $4,628.31 before the county's flat lines, and the two Harbour Heights county units add $203 or $503 more. Without a homestead the tax is $5,252.87. These are illustrative figures, not a tax bill.
Data updated: October 2026.
The yearly bill has four parts: property tax, two county assessment units found only here, utilities, and insurance. The only way to know one house's bill is to read the seller's actual tax bill on the Tax Collector's parcel lookup.
What is the property tax in Harbour Heights?
Every Harbour Heights parcel is in tax district 104, which the Charlotte County Property Appraiser's 2026 final rate chart sets at 15.3705 mills (retrieved October 28, 2026): 6.2720 for schools and 9.0985 for everything else. A mill is $1 per $1,000 of taxable value.
A homestead takes $25,000 off every levy and $51,411 off non-school levies in 2026, because the second exemption is indexed by the Florida Department of Revenue to $26,411 (DOR chart, F.S. 196.031). We use price as taxable value for scale only, since assessed value resets on the January 1 after a sale and just value usually sits below price.
| Illustrative price (12 months to September 4, 2026) | Homestead tax | Non-homestead tax |
|---|---|---|
| $286,250 (median, not waterfront flag) | $3,775.24 | $4,399.81 |
| $341,750 (median, all homes) | $4,628.31 | $5,252.87 |
| $575,000 (median, waterfront flag) | $8,213.47 | $8,838.04 |
Source: Charlotte County Property Appraiser 2026 final rate chart; Florida DOR exemption chart; county recorded sales dated October 28, 2026; arithmetic by Domain Realty Group.
Amendment 3 (HJR 1F) is on the November 3, 2026 ballot and would raise the non-school homestead exemption if 60 percent approve (House analysis). These figures use current law.
What does the Street and Drainage Unit charge?
The Harbour Heights Street and Drainage Unit bills every parcel in the unit, vacant or built, $203 per unit for fiscal year 2027 (October 1, 2026 to September 30, 2027), the same as 2026, with a maximum of $408.80 (county FY27 sheet). It was $355 in fiscal year 2025, and the sheet gives no reason for the cut.
It pays for platted street and drainage maintenance, lists "future paving 2037," and does not pay for dredging or seawalls. It stays with the property at sale. The advisory board's next listed meeting is November 5, 2026 (county event page).
What does the Waterway Unit charge?
The Harbour Heights Waterway Maintenance District charges $300 per unit for fiscal years 2026 and 2027, with a $400 maximum. It pays for canal dredging, clearing and navigation marking, and its ordinance says it "shall not include the maintenance of seawalls," so the owner maintains the seawall (county FY27 sheet).
Not every waterfront parcel is in it: the sheet counts 385.8 units while the county roll flags 876 parcels as waterfront. The dredge is deferred, not cancelled. The canals were last dredged in 2017, the county capital plan carries $1.418 million for FY2028, and the recommended rate increase was not approved in July 2025 (FY25 summary). A future increase is possible. We do not forecast.
What do both units add for a median home or lot?
With both units, the median home carries $5,131.31 a year with a homestead or $5,755.87 without, before the county's solid waste, fire and stormwater lines, which you read on the seller's actual bill.
| Illustrative median home, $341,750 | Homestead | Non-homestead |
|---|---|---|
| District 104 tax | $4,628.31 | $5,252.87 |
| Street and Drainage Unit, FY2027 | $203.00 | $203.00 |
| Waterway Unit, FY2027, if in the unit | $300.00 | $300.00 |
| Total with both units | $5,131.31 | $5,755.87 |
Source: Charlotte County Property Appraiser 2026 rate chart; county FY2027 adopted assessment sheets; arithmetic by Domain Realty Group.
A lot at the $17,900 median pays $275.13 in tax (no homestead on vacant land), so $478.13 with the street and drainage line, or $778.13 inside the waterway unit.
What do utilities cost each month?
Water comes from Charlotte Harbor Water Association, and most homes use septic, so there is usually no sewer bill. The association's posted schedule (effective January 1, 2023) charges a $25.06 monthly base plus $6.16 per 1,000 gallons up to 2,000, $8.65 for 3,000 to 6,000, $10.64 for 7,000 to 12,000 and $12.65 from 13,000 (rates page).
That works out to about $54.68 at 4,000 gallons and $71.98 at 6,000, our arithmetic assuming the base includes no gallons. Septic pumping and repair are quote based. FPL's typical 1,000 kilowatt hour residential bill is $136.64 in 2026 under the state-approved settlement.
What does insurance add?
The detail is in the flood section below. Citizens' December 2025 rate kit lists Charlotte County averages of $2,994 for a standard homeowners policy and $5,202 for wind-only, before later cuts. In ZIP 33983 (Harbour Heights plus Deep Creek and nearby areas), flood premiums averaged $2,383 in Zone AE and $794 in Zone X. Quote the exact address.
Does Harbour Oaks charge association dues?
Harbour Oaks has its own homeowners association (it owns a common parcel on the county roll); ask for its dues and documents, and for the estoppel certificate, before you make an offer. We print no dues figure because the only amounts we saw were in listing remarks.
What is a yearly cost checklist?
Ask for each line before you compare two houses: the district 104 tax; the $203 street and drainage line; the $300 waterway line, only if the parcel is inside the unit; the county solid waste, fire and stormwater lines; water, and septic upkeep; electric and internet; homeowners and wind insurance; flood insurance; Harbour Oaks dues, if any; and seawall and dock upkeep, which is the owner's cost.
What are the one-time costs at closing?
They are your lender's and title company's charges, the survey, inspections (including wind mitigation and a four point inspection on older roofs and systems), the flood determination, and prorated taxes and assessments, all on the closing statement. We print no figure because they depend on your loan and contract. Building costs on a lot are in the lots section above.
Does Harbour Heights have an HOA or deed restrictions?
Most of Harbour Heights has no city government, no community development district and no community-wide mandatory homeowners association that we found. The Harbour Oaks pocket in Section 14 has its own association. Deed restrictions may exist for a section or lot, and the title search for the address shows them.
Data updated: October 2026.
Harbour Heights is unincorporated Charlotte County, so the county handles zoning, permits and code compliance. We read no recorded declaration for the Harbour Heights plats, so we say what public sources show and where the rest is found.
Is there a community-wide HOA in Harbour Heights?
We found none, and no community development district. The roll shows no condominium parcels, so there are no condominium associations. Maronda Homes' page for its Harbour Heights lots says "No HOA, No CDD," which is the builder describing its own lots, not a finding for every street.
Ask your title company to run the recorded plat and any declarations for the lot. The Charlotte County Clerk's Official Records hold them.
What is the Harbour Heights Civic Association?
The Harbour Heights Civic Association, at 2530 Harbour Drive, is a voluntary organization with a community center it offers for rent. Its own site says its mission is to "enhance and preserve the quality of life." We found no published dues, membership rule or restriction text, so we print none. Membership is a choice, not a condition of ownership.
What is the Harbour Oaks association?
Harbour Oaks (Section 14: Harbour Oaks Blvd, Harbour Glen Pl, Harbour Cape Pl, Harbour Drake Dr and Harbour Wood Dr) has its own homeowners association, which owns a common parcel on the county roll under the name Harbour Oaks Community Assoc. The roll shows 62 homes there, built 1991 to 2020.
Ask for its dues, what they cover, leasing and pet limits, any buyer approval requirement, and the estoppel certificate. We found no separate association record for Harbour Glen Pl, so confirm which documents apply to that street.
What do deed restrictions mean for a lot?
A section or lot may carry plat-era restrictions recorded when the plat was filed. We have not read the recorded plats, so we cannot say which sections have them or what they say. A listing remark such as "non-deed restricted" is not a recorded document.
The title search shows what is recorded. Read setbacks, fence rules, minimum size, rental and parking language, and any approval process. County zoning applies either way.
Can I park a boat, RV or trailer at my home?
County code Sec. 3-9-79.1 generally requires that a boat, recreational vehicle or trailer on a developed residential lot belongs to a resident or guest, is operable and registered, and is parked behind the leading edge of the principal building or on a paved driveway. It may not be used for living or business.
The code also generally bars storing them on a right-of-way or vacant property, with an exception for an undeveloped lot abutting a developed lot with the same owner. We read it on a code mirror, so confirm the current text with the county. The county FAQ adds that a seawall, dock or fence may be built on a vacant lot before a house, but nothing may be stored there (county FAQ).
Can I rent a Harbour Heights home short term?
Under F.S. 509.032(7), a local government may not prohibit vacation rentals or regulate their duration or frequency, with a June 1, 2011 grandfathering date for older local laws. We did not find a Charlotte County vacation rental registration ordinance, and have not confirmed that none exists in 2026.
Rentals of six months or less carry a state sales tax registration, a Florida Department of Business and Professional Regulation license, a county local business tax receipt and the county's 5 percent tourist development tax. A recorded association declaration, such as Harbour Oaks', could add leasing rules. Read the statute's current text, since the legislature has considered changes.
Is Harbour Heights in a flood zone, and what does insurance cost?
Parts of Harbour Heights are in FEMA's high-risk zones and parts are not, so the lot decides. A FEMA map point at Harbour Heights reads Zone AE with a base flood elevation of 10 feet NAVD88, with Zone VE at the river edge and shaded Zone X on interior samples. Flood premiums in ZIP 33983 average $1,545.
Data updated: October 2026.
Zone samples are from our October 28, 2026 FEMA map checks, and premium and claim figures are from FEMA's OpenFEMA files as of September 8, 2026. We did not confirm a FIRM panel number or an evacuation zone, so look both up for the exact address. Nothing here is a quote or a flood determination.
What FEMA flood zones and elevations are in Harbour Heights?
The Harbour Heights point at 26.9914, -82.0057 reads Zone AE, base flood elevation 10 feet NAVD88. Samples about 440 meters east and west also read AE 10, and north and south read shaded Zone X. In a 0.02 degree box FEMA's map holds AE at 10 and 11 feet, VE at 13 feet, Zone A and 73 Zone X areas.
Riverfront and canal lots are the most likely to be in a Special Flood Hazard Area, but no one zone covers the plat. Charlotte County's flood maps took effect December 15, 2022 on 118 of 123 panels. Charlotte County says NAVD88 averages 1.15 feet lower than NGVD29, so convert older surveys. Look up the panel by address on the FEMA Flood Map Service Center.
What is the evacuation zone?
We did not confirm a zone letter for Harbour Heights, and an evacuation zone is not a FEMA flood zone. Charlotte County uses five zones, A through E, from National Hurricane Center surge data, elevation and routes (county page). For Milton in 2024, the National Weather Service reports a mandatory evacuation of Zones A and B and of mobile and manufactured homes. Look up the exact address.
What did Charley, Ian, Helene and Milton do here?
Charley in 2004 struck Punta Gorda and Port Charlotte at Category 4 with catastrophic wind damage in Charlotte County (NHC). Ian in 2022 made a second landfall near Punta Gorda at an estimated 125 knots, destroying at least 200 Charlotte County homes, while Port Charlotte surge sensors stayed dry (NHC).
Helene in 2024 brought 3 to 5 feet of surge to Charlotte Harbor; Charlotte County had 8 structures destroyed, 1,900 with major damage and 750 with minor or moderate damage (NHC). Milton brought 5 to 8 feet of surge "in the northern portion of Charlotte Harbor and along the Peace River" (NHC). We found no published flood depth for any Harbour Heights street.
| ZIP 33983 (Harbour Heights plus Deep Creek and nearby areas) | Claims | Paid | Net paid |
|---|---|---|---|
| Hurricane Ian, 2022 | 36 | 12 | $481,320 |
| Hurricane Helene, 2024 | 32 | 28 | $2,774,039 |
| Hurricane Milton, 2024 | 74 | 67 | $4,934,995 |
Source: FEMA OpenFEMA NFIP claims, as of September 8, 2026, carried from our October 28, 2026 pull. The ZIP also holds Deep Creek.
What do flood premiums cost in ZIP 33983?
FEMA's file shows 950 single family policies in ZIP 33983 with terms effective on or after September 1, 2025. This is a ZIP average that includes Deep Creek, not a Harbour Heights average, and never a quote.
| ZIP 33983 (Harbour Heights plus Deep Creek and nearby areas) | Result |
|---|---|
| Mean premium | $1,545 |
| Median premium | $1,012 |
| Middle half of premiums | $749 to $2,062 |
| Zone AE mean (442 policies) | $2,383 |
| Zone X mean (442 policies) | $794 |
| Mean all-in cost with fees | $1,917 |
Source: FEMA OpenFEMA NFIP policies, as of September 8, 2026, carried from our October 28, 2026 pull.
Federal coverage on a single family home caps at $250,000, so a river home near the $575,000 waterfront median may need excess or private flood. The program's authority is reported to run through December 11, 2026, so ask whether the seller's policy can be assigned.
How do elevation certificates and the 50 percent rule work?
An elevation certificate, completed by a Florida licensed surveyor, records the lowest floor against the base flood elevation, sets the premium and supports a Letter of Map Amendment if the structure sits above it. Whether a lot qualifies depends on a surveyor's measurement.
In a high-risk zone, a building below today's elevation standard must be brought up to code if work costs more than 50 percent of its market value, land excluded. Since 2025, F.S. 163.31795 bars a cumulative lookback period. Ask for the building value and a contractor estimate before inspection ends.
What is the Community Rating System discount?
The county reports a Community Rating System Class 5 rating, a 25 percent discount on National Flood Insurance Program premiums, and is working toward Class 4 (county release, September 2025). Harbour Heights gets the county's class, not the City of Punta Gorda's. A private flood policy does not carry this discount.
What should I know about wind insurance?
Roof age and year built drive the wind quote. The roll shows 508 of 1,048 homes built before 1990 and 192 built 2000 to 2009. Citizens announced an average 8.8 percent homeowners decrease and about 5.1 to 5.5 percent for wind-only, effective July 1, 2026 (Citizens).
Citizens also phases in a flood requirement: homes in a Special Flood Hazard Area now, homes outside it at a dwelling value of $400,000 or more from January 1, 2026, and most remaining wind-covered policies by January 1, 2027 (Citizens). As a scale only, using the averages above, an interior Zone X home runs roughly $3,800 a year and a riverfront Zone AE home roughly $5,900 to $8,200, not quotes.
What does Florida's flood disclosure law require?
Under F.S. 689.302, effective October 1, 2024 and amended in 2025, the seller must give a flood disclosure at or before signing, covering knowledge of flood damage, flood insurance claims and federal flood assistance. Ask whether the home was raised, rebuilt or substantially damaged after Helene or Milton, and request the permits.
What utilities and services does Harbour Heights have?
Harbour Heights gets its drinking water from Charlotte Harbor Water Association, a member-owned nonprofit on Highlands Road, and not from Charlotte County Utilities. The association supplies water only. We found no central sewer and no active county sewer project, so most homes use septic systems; confirm both for the parcel.
Data updated: October 2026.
Electric service is from Florida Power and Light, trash is county curbside collection, and fire and emergency medical service come from Charlotte County Fire and EMS. Utilities follow the parcel, not the plat name.
Who supplies water in Harbour Heights?
Charlotte Harbor Water Association, Inc. is a nonprofit under Chapter 617, Florida Statutes, serving its members, with its plant at 2515 Highlands Road. A 1995 Public Service Commission order exempted it from regulation and records that it provides water only (PSC order). Its project maps cover Harbour Heights (project site).
Some sites name Charlotte County Utilities as the provider, which conflicts with the association's documents. Confirm a lot with the association's one-lot availability form.
What does a new water connection cost?
The association's schedule, effective January 1, 2023, is posted below; confirm before you build, since fees may have moved.
| Item | Posted amount (effective January 1, 2023) |
|---|---|
| System capacity fee | $4,100 |
| Service installation | $2,000 short side, $2,500 long side (up to 75 feet) |
| Meter installation | $500 |
| Residential deposit | $100 |
| Total for a connection to an existing main | $6,600 to $7,100, plus the deposit |
Source: Charlotte Harbor Water Association rates and fees page, retrieved October 30, 2026; total by Domain Realty Group.
A lot without a main adds an extension at contractor quote plus 10 percent, or a permitted well.
What is the water quality, and what was rebuilt?
The association's 2024 report says its water is groundwater from the Floridan Aquifer, treated by reverse osmosis and disinfection, with no maximum contaminant level violation in the 2024 table (report). A mains project replaced more than 18 miles of pipe and added more than 80 hydrants, from south of Sunnybrook Road to Neaptide Drive, starting in 2020; no current status is posted.
The state's notice list shows a systemwide boil water notice after Milton, listed October 10 and rescinded October 13, 2024 (state list).
Does Harbour Heights have sewer, or is it septic?
We found no central sewer provider and no active county sewer project as of October 2026. The county has named Harbour Heights only as a past priority area. Most homes use septic, and a few parcels may differ, so confirm. If a county line later reaches a street, connection can be required (F.S. 381.00655), by fee or tax bill assessment. Nothing is scheduled.
What are the septic and well rules?
The Florida Department of Health in Charlotte County says county code requires every new construction septic permit to be engineer-designed (new septic page). The design and installation cost is quote based and not published. An addition or extra bedroom on an existing system needs an approval with a pump-out and evaluation (existing system page). Put a septic inspection in your contract.
A lot using both a private well and septic must be at least one half acre unless platted before 1972 (F.S. 381.0065). We did not confirm plat dates for Sections 10 to 14. The state's August 2026 nutrient-reducing table does not name Charlotte County (DEP table); recheck before you build.
Who provides electric and internet?
Florida Power and Light serves Charlotte County, and no source we found places Harbour Heights elsewhere, so confirm at hookup. Provider listing sites show cable reaching most streets, fiber partly and satellite everywhere, and conflict on fiber. Check the address on the FCC National Broadband Map, which we did not query.
How are trash, fire and mail handled?
Charlotte County Solid Waste runs weekly curbside garbage and recycling through its hauler, Waste Management, billed as a solid waste line on the tax bill. Charlotte County Fire and EMS provides fire and emergency medical service; the national fire records system lists Station 11 on Rushmore Avenue and Station 12 on Luther Road with 33983 addresses. We could not confirm which is first due, or find a published fire protection class. Mail uses ZIP 33983 with a Punta Gorda name, though Harbour Heights is not in the City of Punta Gorda.
What should I confirm for one parcel?
- Get the short legal description from the Property Appraiser record.
- Water: submit the association's availability form and ask about the main, service length and current fees.
- Sewer: assume septic; if a listing says public sewer, request a Charlotte County Utilities availability answer.
- Existing septic: get the Department of Health permit, last pump-out receipt and repairs, then inspect with pump-out.
- Additions or a pool: plan for the existing system approval.
- Vacant lot: confirm it can take an engineer-designed system and get quotes.
- Well: only if no main serves the lot.
- Tax bill: look for sewer assessments and the county's flat lines.
- Confirm the electric provider and run the address on the FCC map.
- Add a utility availability and septic feasibility contingency to the offer.
Where is Harbour Heights, and how long are the drives?
Harbour Heights is in unincorporated Charlotte County on the northwest bank of the Peace River, upriver of the I-75 bridges, with a Punta Gorda 33983 mailing address. Typical non-rush estimates from Harbour Heights Park are 15 minutes to downtown Punta Gorda, 17 to Punta Gorda Airport, 27 to Port Charlotte Town Center and 53 to RSW.
Data updated: October 2026.
These are estimates. We routed each trip from Harbour Heights Park, 27420 Voyageur Dr., on October 30, 2026 with OpenStreetMap roads at free-flow speeds and no live traffic, so real trips run longer at rush hour and in season.
Which roads connect Harbour Heights to the rest of the county?
Harbor View Road (CR 776) runs from U.S. 41 to I-75 exit 167, and Kings Highway (CR 769) is exit 170. Florida Department of Transportation project 434965-2 would widen Harborview Road from Melbourne Street to I-75, 2.3 miles, to four lanes. Its page, updated September 3, 2026, shows final design running to mid-2027.
How long are the drives?
| Destination | Road miles | Minutes |
|---|---|---|
| Deep Creek Elementary building, 26900 Harbor View Rd. | 1.5 | 5 |
| Deep Creek Golf Club | 3.3 | 10 |
| Walmart Supercenter at I-75 exit 170 | 5.8 | 12 |
| Downtown Punta Gorda (Laishley Park) | 7.5 | 15 |
| Punta Gorda Airport (PGD) | 8.6 | 17 |
| AdventHealth Port Charlotte | 8.3 | 18 |
| HCA Florida Fawcett Hospital | 8.3 | 18 |
| Port Charlotte Town Center | 13.6 | 27 |
| Downtown Fort Myers (City Hall) | 29.7 | 42 |
| Southwest Florida International (RSW) | 41.5 | 53 |
| Downtown Sarasota (City Hall) | 51.3 | 64 |
| Sarasota Bradenton International (SRQ) | 57.0 | 73 |
Source: Domain Realty Group, October 30, 2026; typical non-rush estimates (OpenStreetMap routing, free flow).
Where are the hospitals, shopping and airports?
AdventHealth Port Charlotte (2500 Harbor Blvd.) and HCA Florida Fawcett Hospital (21298 Olean Blvd.) are both about 18 minutes away. Everyday shopping clusters on Kings Highway at I-75 exit 170.
Which schools serve a Harbour Heights address?
The district's address lookup decides, not a ZIP code or a listing. Use the Charlotte County Public Schools boundary locator and confirm with the school. The nearest public elementary school building is Deep Creek Elementary, 26900 Harbor View Rd.; that is distance, not zoning. The district earned an A grade for 2025 to 2026.
What is nearby for boating, fishing and golf?
Harbour Heights Park is the public water front door. The Florida Fish and Wildlife Conservation Commission (FWC) boating guide lists a paved ramp, docks, restrooms and pay-to-park from 6 AM to 10 PM (survey August 2011), so confirm today's fee. The park's fishing piers closed September 23, 2024 for seawall work, and we found no reopening date.
Kingsway is now Aileron Golf Club, open to Sunseeker Resort guests and members. The nearest daily-fee course is Deep Creek Golf Club.
What should I check before I make an offer in Harbour Heights?
Harbour Heights buyers should check fourteen things before an offer: the county tax lines, water and septic status, the flood zone and elevation certificate, roof and wind items, permit history, plat restrictions, boat and rental rules, and for a lot, the build costs and scrub-jay boundary.
Data updated: October 2026.
- Compute first-year tax from the sale price, then add the Street and Drainage Unit ($203, FY2027) and, if the parcel is inside it, the Waterway Unit ($300).
- Confirm the water provider with Charlotte Harbor Water Association's one-lot availability form: main, service line and current fees.
- Assume septic. Ask for the Department of Health permit, the last pump-out receipt and a septic inspection.
- Read the FEMA zone, base flood elevation and panel for the exact address, ask for the elevation certificate and get a flood quote early.
- Look up the evacuation zone for the exact address on the county's Know Your Zone page.
- Date the roof from the permit record and order a wind mitigation inspection.
- Pull the permit history in Citizen Access, and ask how the 50 percent rule would apply to your plans.
- Order the title search and read any plat-era restrictions for the section.
- For Harbour Oaks, ask for the association's dues, documents and estoppel.
- For waterfront, check the seawall (the owner maintains it, not the unit), dock permits and your boat against two 45 foot fixed bridges.
- For new construction, confirm the address is in the HBH plat and not Deep Creek, and ask for the survey, elevation certificate and warranty.
- For a lot, check the scrub-jay boundary, the 75 foot well and septic setbacks, an engineer's septic quote and the water service fees.
- Read the county code on boat, RV and trailer parking, and the rental rules if you plan to rent.
- Run the school lookup for the address and collect wind and flood quotes before you remove contingencies.
Which contingencies fit a Harbour Heights offer?
Ask for time for utility and septic feasibility on a lot, a septic inspection with pump-out on a home, a flood quote and elevation certificate, and the title search. The water association and the Department of Health answer on their own schedules.
Harbour Heights compared with Kings Gate, Riverwood and Port Charlotte
Harbour Heights homes sold at a $341,750 median on 54 recorded sales in the 12 months to September 4, 2026, against Kings Gate's $295,000 on 59, Riverwood's $371,000 on 90 and the six-ZIP Port Charlotte single family median of $301,400 on 2,636. Harbour Heights has no community district and a river and canal waterfront.
Data updated: October 2026.
How do the recorded numbers compare?
| Measure | Harbour Heights | Kings Gate | Riverwood | Port Charlotte, six ZIPs |
|---|---|---|---|---|
| Footprint | 3,740 HBH parcels, ZIP 33983 | 1,034 KGG parcels, ZIP 33980 | 1,321 parcels, ZIP 33953 | ZIPs 33948, 33952, 33953, 33954, 33980 and 33981 |
| Recorded home sales | 54 | 59 | 90 homes | 2,636 single family |
| Median | $341,750 | $295,000 | $371,000 | $301,400 |
| Per living square foot | $189 | $194 | $199 | not shown |
| Builder-direct sales | 7 at $319,000 | 5 at $270,000 (estimate) | 0 | 584 at $315,000 |
| Median year built | 1990 | 2006 | 2003 | varies |
| Water or frontage flag | 16 sales at $575,000 (river, canal) | 26 at $309,550 (lake, pond) | 40 at $395,000 (lake, pond, river) | varies |
| Pool on the roll | 496 of 1,048 homes | 11 of 951 homes | 657 of 1,015 homes | varies |
Source: Charlotte County Property Appraiser files dated October 28, 2026, compiled by Domain Realty Group. Windows: Harbour Heights September 5, 2025 through September 4, 2026; Kings Gate October 1, 2025 through August 31, 2026; Riverwood October 1, 2025 through September 4, 2026; six ZIPs October 1, 2025 through September 9, 2026.
How do governance and costs compare?
| Measure | Harbour Heights | Kings Gate | Riverwood | Port Charlotte, six ZIPs |
|---|---|---|---|---|
| Tax district, 2026 | 104, 15.3705 mills | 104, 15.3705 mills | 109, 15.3705 mills | Several; 104 is the county's largest |
| Community district | None found | None found | Yes, $1,620.15 for FY2027 | Varies |
| Association | None community-wide; Harbour Oaks has its own | Mandatory homeowners association | Mandatory community association | Varies |
| County assessment lines | Street and Drainage $203; Waterway $300 inside the unit (FY2027) | See its page | See its page | Varies |
| Gate | None community-wide found | Gated | Gated, staffed main gate | Varies |
| Golf | None on site | 18-hole executive course | 18-hole course, optional membership | Varies |
Source: county 2026 millage chart and FY2027 assessment sheets, and each community's own documents as printed on its page, October 2026.
Which page should I read next?
The tables compare recorded prices, not value, and the windows end on different dates. The six-ZIP number covers the whole market, so it is a benchmark, not a peer group. For golf and a mandatory association inside a gate, read Kings Gate. For a community district and a staffed gate, read Riverwood.
Your Harbour Heights agents at Domain Realty Group
Domain Realty Group is a team of about 40 agents founded in 2008 and led by Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671), who bring over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar. Domain Realty Group, the #1 team in Southwest Florida since 2012, has $2.5 billion in team production and 4,000+ transactions. RealTrends 2026: #5 in Florida. For this page we tracked the county sales file, the county's assessment units, the water association's posted fees and the flood and permit rules so an offer on a Harbour Heights home is written on current facts.
Data updated: October 2026.
The agents below can help with Harbour Heights searches, from river and canal homes to dry-lot homes, duplexes, new construction and lots. Each line comes from the agent's own bio page. Meet the full roster on our agents page or learn more about Domain Realty Group.
- Jesse McGreevy: Co-Founder and REALTOR.
- Marc Comisar: Co-Founder and Broker Associate.
- Lindsey Moffat-Ridge: Realtor and Babcock Ranch Specialist.
- Jordan Ridge: Realtor and Babcock Ranch Specialist.
- Jason Peterson: Realtor, serving Southwest Florida since 2003.
- Christina Walsh Peterson: Realtor for over 20 years, J and C Home Team.
- Jake Comisar: Realtor and Resort and Golf Community Specialist.
What clients say about working with our agents:
★★★★★ "Christina and Jason are rock stars! If you are looking for agents that know the market, are giving of their time, work hard but aren't pushy, are well connected, and care about YOU, then you found your agent!" Verified Google review. Joe Kurnos, on working with Christina Walsh Peterson and Jason Peterson of Domain Realty Group.
★★★★★ "Jesse McGreevy is a Guru, and his staff won't disappoint either. They found my perfect forever home, and it came with a cottage they are helping me rent. If I ever decide to move again, I'm using Domain Realty." Verified Google review. Ideas Boutique, on working with Jesse McGreevy of Domain Realty Group.
Read more on our client reviews page.
Ready to tour Harbour Heights homes?
Call Domain Realty Group, the #1 team in Southwest Florida since 2012, at 239-441-2816 or use our contact page. We have three offices: Bonita Springs at 24031 S Tamiami Trl #101, FL 34134; Naples at 9180 Galleria Ct #200, FL 34109; and Fort Myers at 8290 College Parkway, Unit 201, FL 33919. We do not have a Port Charlotte office. Brokered by Domain Realty, a licensed Florida real estate brokerage.
Tell us the section, the street or the lot, the budget and the questions from the checklist above, and we will set up a saved search and help you pull the county records, the water association and flood facts and the permit history for the homes you like.
Selling a Harbour Heights home?
If you already own a home here or nearby, selling may be part of your plan. If you want to talk about selling, Jesse McGreevy and Marc Comisar's McGreevy and Comisar team can show you how to sell a home in Port Charlotte or Harbour Heights. If you own from out of state, keep your mailing address current with the Property Appraiser so tax notices reach you, and consider the Clerk's free Property Fraud Alert, which watches your name in county records.
Frequently Asked Questions about Harbour Heights homes for sale
These are the questions Harbour Heights buyers ask most, answered from the records on this page. Sales figures cover the 3,740 parcels whose short legal begins HBH, recorded in the 12 months to September 4, 2026 (county files dated October 28, 2026), unless an answer says otherwise.
Data updated: October 2026.
Is Harbour Heights in Punta Gorda or Port Charlotte?
Harbour Heights has a Punta Gorda mailing address and ZIP 33983, but it is unincorporated Charlotte County, outside the City of Punta Gorda, and we cover it with Port Charlotte. The county governs zoning, permits and taxes, and every parcel is in tax district 104.
Is Harbour Heights part of the City of Punta Gorda?
No. Harbour Heights is a platted community in unincorporated Charlotte County, so it pays no city tax and follows county code. Downtown Punta Gorda is about 15 minutes away from Harbour Heights Park, a typical non-rush estimate from OpenStreetMap routing on October 30, 2026.
Is Harbour Heights the same as Deep Creek?
No. Deep Creek is a separate community, also ZIP 33983, to the south and east. Some builder and portal pages tag Deep Creek addresses as Harbour Heights, so we count only parcels whose county short legal begins HBH. Confirm the plat on the county record.
Is it spelled Harbour Heights or Harbor Heights?
The county spells it Harbour Heights for the park, the assessment units and the plat, and that is our spelling. It is sometimes spelled Harbor Heights, and the state's manatee zone rule uses that form. Both names point to the same place, so search with either.
What ZIP code is Harbour Heights in?
Harbour Heights is in ZIP 33983, a Punta Gorda postal ZIP shared with Deep Creek. On the county roll dated October 28, 2026, 3,697 of the 3,740 parcels in the plat carry 33983, and the other 43, mostly vacant or common land, show no ZIP.
What is the median home price in Harbour Heights?
The county recorded 54 home sales at a $341,750 median, from $140,000 to $900,000, or $189 per living square foot. Over 24 months the median was $349,950 on 92 sales, and over 36 months $343,500 on 143. These are recorded prices, not asking prices.
How many homes sold in Harbour Heights in the last 12 months?
The county recorded 54 qualified home sales: 47 resales at a $370,000 median and 7 builder-direct first sales at $319,000. Over 24 months it recorded 92 sales, and over 36 months 143. Live inventory counts come from the MLS search, not from county files.
How much more do waterfront homes in Harbour Heights sell for?
Homes with the county's waterfront flag sold at a $575,000 median on 16 sales, against $286,250 on 38 sales without it. Per living square foot that is $311 against $174. The flag covers river and canal frontage, and Peace River Drive sits at the top.
What is the cheapest section of Harbour Heights, and the most expensive?
Over 24 months to September 4, 2026, Section 8 had the lowest median at $220,000 on 6 sales. Section 11 had the highest at $520,000, but on only 4 sales. Among sections with 10 or more sales, Section 14 reached $483,500 and Section 9 reached $481,150.
How old are the homes in Harbour Heights?
The county roll shows a median year built of 1990 across 1,048 single family homes, the oldest from 1955 and the newest from 2026. A total of 140 homes (13.4 percent) were built in 2020 or later. Homes built before 2000 sold at a $284,500 median in the 12 month window.
How many Harbour Heights homes have a pool?
The county roll shows a pool on 496 of 1,048 single family homes (47.3 percent). The 26 recorded sales of pool homes had a $445,000 median. Pool homes also tend to be larger, so the gap is not a cause on its own.
Who is building new homes in Harbour Heights, and at what price?
Maronda Homes publishes the only Harbour Heights builder page we found: eight one-story plans from the $274s to the $334s, and quick move-in homes at $329,900 to $369,900 as read October 30, 2026. Those are builder asks, not recorded prices. The county recorded 7 builder-direct sales at $319,000.
Do new Harbour Heights homes have an HOA or CDD fee?
Maronda's page says no HOA and no CDD, and we found no community development district in the plat. New homes still carry county lines: the Street and Drainage Unit at $203 for FY2027, plus the $300 Waterway Unit if the parcel is inside it. Harbour Oaks has its own association.
How many vacant lots are in Harbour Heights?
The county roll shows 2,373 vacant residential parcels, 63.4 percent of the 3,740 in the plat, and 455 of them carry the waterfront flag. There are also 142 vacant commercial parcels. Sections 10 to 13 are almost entirely vacant, and Charlotte County itself owns 128 lots.
What do Harbour Heights lots sell for?
The county recorded 41 lot sales at a $17,900 median. Waterfront-flag lots sold at $52,500 on 6 sales and the others at $15,000 on 35. Two river lots sold for $299,000 and $300,000 in 2025. These are parcels recorded as sold vacant.
Do Harbour Heights lots have city water and sewer, or septic?
Water comes from Charlotte Harbor Water Association, a member-owned nonprofit that supplies water only. There is no central sewer and we found no active county sewer project, so most homes use septic; confirm each parcel. New construction needs an engineer-designed septic system under county code, permitted through the Florida Department of Health in Charlotte County.
Are Harbour Heights lots in a flood zone?
The lot decides. Our FEMA map checks of October 28, 2026 read zone AE with a base flood elevation of 10 feet at the plat's center point, zone VE at the river edge and shaded zone X on some interior lots. Look up the exact address on FEMA's Flood Map Service Center.
Does Harbour Heights have an HOA or deed restrictions?
We found no community-wide mandatory HOA. Harbour Oaks, in Section 14, has its own homeowners association, which owns a common parcel on the county roll, so ask for its dues and documents. Plat-era deed restrictions may exist for a section, and the title search shows them.
What is the Harbour Heights Civic Association?
It is a voluntary civic association at 2530 Harbour Drive that rents out a community center. Membership is a choice, and owning a home does not require it. We found no published dues and no deed restriction text from it, so we print no fee.
What is the Harbour Heights waterway assessment, and what does it pay for?
The Harbour Heights Waterway Maintenance District charges $300 per unit for FY2027 (maximum $400) on parcels inside the unit. It pays for dredging, maintenance and navigation markers in the waterway system. By the county's description it does not cover seawalls, which the owner maintains.
What is the Harbour Heights street and drainage assessment?
The county's Harbour Heights Street and Drainage Unit charged $203 per unit for FY2027, the same as FY2026 and down from $355 in FY2025, with a maximum of $408.80. It is a non-ad valorem line on the property tax bill and applies to vacant lots as well as homes.
When were the Harbour Heights canals last dredged, and is a dredge planned?
County records show the canals were last dredged in 2017. The advisory board's recommended rate increase for the next dredge was not approved at the July 2025 hearing, and the county capital plan carries $1.418 million for FY2028. A future increase is possible, so read the current rate.
Can sailboats get from Harbour Heights to Charlotte Harbor?
Only if the mast clears 45 feet at the tide of the day. Boats from Harbour Heights pass under the I-75 and U.S. 41 fixed bridges, each charted at 45 feet of vertical clearance by NOAA. Claims of bridge-free access are wrong, and depth upriver is also limited.
Do Harbour Heights boats pass under any bridges?
Yes, two crossings. NOAA's Coast Pilot lists the I-75 twin fixed bridges at 45 feet, about 2.1 miles above the U.S. 41 bridge, which has two fixed spans of 45 feet each. Harbour Heights sits upriver of I-75, so every trip to Charlotte Harbor passes both.
Where is the Harbour Heights boat ramp, and does it charge for parking?
Harbour Heights Park, 27420 Voyageur Dr., has a paved ramp, docks and restrooms in the FWC boating guide, which says all vehicles pay to park from 6 AM to 10 PM and lists a yearly pass. That survey dates from August 2011, so confirm the current fee with Charlotte County.
Is Harbour Heights saltwater or freshwater?
We found no published salinity reading for the Harbour Heights canals. The Peace River here is tidal and runs to Charlotte Harbor, so conditions can change with tide and rain. Ask a dock owner or marine contractor, and check FWC fishing license rules before you fish.
What flood zone is Harbour Heights in?
No single zone covers the plat. Our October 28, 2026 FEMA samples read AE at 10 and 11 feet, VE at 13 feet at the river edge and shaded X inland. The county's flood map took effect December 15, 2022 on 118 of 123 panels, and we did not confirm this plat's panel.
How much is flood insurance in Harbour Heights?
For ZIP 33983 (Harbour Heights plus Deep Creek and nearby areas), FEMA's policy file shows 950 single family NFIP policies with a $1,545 mean premium and a $1,012 median. Zone AE policies averaged $2,383 and zone X $794. These are ZIP averages, not a quote.
How far is Harbour Heights from I-75, downtown Punta Gorda and Punta Gorda Airport?
Harbor View Road (CR 776) reaches I-75 at exit 167. From Harbour Heights Park, typical non-rush estimates are 15 minutes to downtown Punta Gorda (7.5 road miles) and 17 minutes to Punta Gorda Airport (8.6 miles), by OpenStreetMap routing on October 30, 2026.
Which public schools are zoned for a Harbour Heights address?
We name none, because zoning is set by address and a listing is not the record. The Charlotte County Public Schools boundary locator decides, and the school confirms. The district earned an A grade for 2025 to 2026. Deep Creek Elementary is the nearest public elementary school building.
Sources and data for Harbour Heights
Every source below was read, located or carried between October 28 and October 30, 2026. Sales, prices and parcel counts come from the Charlotte County Property Appraiser's roll and sales files dated October 28, 2026. "Carried" means an earlier county research pass read it on October 28, 2026, and "listed" means we found or named it and did not open it. All other entries were read October 30, 2026.
County records and data
- Parcel roll and recorded sales downloads, Charlotte County Property Appraiser, files dated 2026-10-28
- 2026 Final Millage Rates by Tax District, Charlotte County Property Appraiser, carried 2026-10-28
- Harbour Heights sales and parcel tables, compiled by Domain Realty Group from the 2026-10-28 files, compiled 2026-10-30
- Property tax, Charlotte County Tax Collector, carried 2026-10-28
- Plats and official records search, Charlotte County Clerk of the Circuit Court, listed 2026-10-30
- Citizen Access permit search, Charlotte County, listed 2026-10-30
- History in the Parks, Charlotte County Libraries, 2026-10-30
County assessment units, permits and services
- Harbour Heights Street and Drainage Unit, Charlotte County, carried 2026-10-28
- Harbour Heights Waterway Maintenance District, Charlotte County, carried 2026-10-28
- Waterway FY2027 adopted sheet, Charlotte County, carried 2026-10-28
- Waterway FY2025 executive summary, Charlotte County, carried 2026-10-28
- Street and Drainage FY2027 adopted sheet, Charlotte County, carried 2026-10-28
- Street and Drainage FY2026 adopted sheet, Charlotte County, carried 2026-10-28
- MSBU workshop, August 19, 2025, Charlotte County, carried 2026-10-28
- Street and Drainage advisory board event, Charlotte County, carried 2026-10-28
- Impact fees, Charlotte County, carried 2026-10-28
- Scrub-jay habitat plan fees 2026, Charlotte County, carried 2026-10-28
- Residential single family permits, Charlotte County, carried 2026-10-28
- 50 percent FEMA rule, Charlotte County, carried 2026-10-28
- Permit FAQ, Charlotte County, carried 2026-10-28
- Florida Building Code effective dates, Florida Building Commission, listed 2026-10-30
- Harbour Heights Park fishing piers closed, Charlotte County, listed 2026-10-30
- Know Your Zone, Charlotte County Emergency Management, carried 2026-10-28
- Class 5 CRS rating, Charlotte County, listed 2026-10-30
Water, septic and utilities
- Charlotte Harbor Water Association home, Charlotte Harbor Water Association, 2026-10-30
- Rates and fees, Charlotte Harbor Water Association, 2026-10-30
- Water availability form, Charlotte Harbor Water Association, 2026-10-30
- 2024 drinking water quality report, Charlotte Harbor Water Association, 2026-10-30
- Distribution system project, Charlotte Harbor Water Association, 2026-10-30
- Order PSC-95-0639-FOF-WS, Florida Public Service Commission, 2026-10-30
- New septic system installation, Florida Department of Health in Charlotte County, 2026-10-30
- Existing system approval, Florida Department of Health in Charlotte County, 2026-10-30
- Boil water notices, Florida Department of Health, listed 2026-10-30
- Nutrient-reducing septic tables, August 2026, Florida Department of Environmental Protection, 2026-10-30
Taxes and state law
- CPI-indexed homestead exemption, Florida Department of Revenue, 2026-10-30
- Section 196.031, Florida Statutes, Florida Senate, listed 2026-10-30
- Section 509.032, Florida Statutes, Florida Senate, listed 2026-10-30
- Section 163.31795, Florida Statutes, Florida Senate, 2026-10-30
- Section 689.302, Florida Statutes, Florida Senate, 2026-10-30
- Section 381.0065, Florida Statutes, Florida Senate, listed 2026-10-30
- Section 381.00655, Florida Statutes, Florida Senate, listed 2026-10-30
- HJR 1F House analysis, Florida Senate, carried 2026-10-28
Flood, storms and insurance
- Flood Map Service Center, Federal Emergency Management Agency, carried 2026-10-28
- NFIP redacted policies, OpenFEMA, carried 2026-10-28
- NFIP redacted claims, OpenFEMA, 2026-10-30
- Hurricane Charley report, National Hurricane Center, 2026-10-30
- Hurricane Ian report, National Hurricane Center, 2026-10-30
- Hurricane Helene report, National Hurricane Center, 2026-10-30
- Hurricane Milton report, National Hurricane Center, 2026-10-30
- Citizens flood coverage, Citizens Property Insurance Corporation, carried 2026-10-28
- Citizens 2026 rate release, Citizens Property Insurance Corporation, 2026-10-30
Place, water and amenities
- Coast Pilot 5, Chapter 4, National Oceanic and Atmospheric Administration, 2026-10-30
- Harbour Heights boat ramp, Florida Fish and Wildlife Conservation Commission, 2026-10-30
- Charlotte Harbor manatee zones, Florida Fish and Wildlife Conservation Commission, carried 2026-10-28
- Harborview Road widening, project 434965-2, Florida Department of Transportation, 2026-10-30
- Boundary locator, Charlotte County Public Schools, 2026-10-30
- District grade for 2025 to 2026, Charlotte County Public Schools, carried 2026-10-28
- Deep Creek Golf Club, Deep Creek Golf Club, 2026-10-30
- Golf, Sunseeker Resort, 2026-10-30
- Hospital announcement, AdventHealth, carried 2026-10-28
Builder and sibling pages
- Harbour Heights new homes, Maronda Homes, 2026-10-30
- Harbour Heights Civic Association, Harbour Heights Civic Association, 2026-10-30
- Port Charlotte homes for sale, Domain Realty Group, vault copy read 2026-10-30
- Kings Gate homes for sale, Domain Realty Group, vault copy read 2026-10-30
- Riverwood homes for sale, Domain Realty Group, vault copy read 2026-10-30