Englewood FL Condos for Sale
Englewood FL condos for sale sit in three places: the beach condominiums on Englewood Beach and the south end of Manasota Key, the mainland complexes along Placida Road and Lemon Bay on the Charlotte County side, and the villa and garden condominiums on the Sarasota County side of ZIP 34223. Englewood straddles the county line, so the condos for sale in Englewood, FL come from two county records, and this page reports them side by side, never blended. The Charlotte County Property Appraiser's sales show 144 condo sales at a $291,800 median on the Charlotte side in the 12 months through September 9, 2026; the Sarasota County Property Appraiser's files show 67 condo sales at a $202,300 median on the Sarasota side in the 12 months through October 13, 2026. For houses, lots and the whole market, see Englewood homes for sale. Updated October 2026.
The beach condos are a different market from the mainland ones. On the Charlotte record, the 1,249 condo units on Englewood Beach and the south key recorded 68 sales at a $473,750 median, while the 943 condo units in mainland ZIP 34224 recorded 63 sales at $138,000. This page links current Englewood condo listings, names the condominiums building by building with their recorded sales, and covers the Florida condo safety laws, monthly costs, financing, flood zones, the 2024 hurricanes, rental and pet rules and what to ask an association before you offer. Every figure names its record and date, and every source is listed at the bottom of the page.
By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.
Key takeaways for Englewood condo buyers
- Englewood condos sit on two county records. The Charlotte County roll counts 2,395 condo units on the Charlotte side (1,249 on Englewood Beach and the south end of Manasota Key, 943 in mainland ZIP 34224 and 203 in the Charlotte part of mainland ZIP 34223), and the Sarasota County roll counts 1,174 in ZIP 34223. The parcel record decides the county, not the mailing address.
- The Charlotte side recorded 144 condo sales at a $291,800 median ($244 per heated square foot) in the 12 months through September 9, 2026. Englewood Beach and south key condos recorded 68 sales at $473,750; mainland ZIP 34224 condos recorded 63 at $138,000.
- The Sarasota side recorded 67 condo sales at a $202,300 median ($166 per living square foot) in the 12 months through October 13, 2026. The Sarasota roll classifies these condos as detached single-family, duplex or villa, low-rise of two to three stories, or row house; none is coded mid-rise or high-rise.
- The largest condominiums are Sandpiper Key (215 units, built 1981 to 1982), Fiddlers Green II (174) and Tamarind Gulf and Bay (145) on the Charlotte side, and Foxwood (363, detached and villa condo units) and Quails Run I (221) on the Sarasota side.
- Most Englewood condos are 1970s and 1980s buildings: 1,248 of the 2,395 Charlotte-side condo units were built in the 1980s, and only 13 since 2010. No new Englewood condominium has been declared with the state since 2018; the new attached homes are villas.
- Florida's condo safety laws apply here: a resale buyer may cancel within 7 days (excluding weekends and legal holidays) of receiving the documents, buildings of three stories or more need milestone inspections, and reserves for structural items in a structural integrity reserve study cannot be waived for budgets adopted on or after December 31, 2024.
- Property tax depends on the side: at 2026 rates a $300,000 non-homestead condo pays $3,392.04 on the Sarasota side, $4,670.49 in Charlotte districts 001 and 005, and $4,904.43 in Charlotte's Manasota Key district 003.
- Florida's insurance regulator lists average condo unit-owner (HO-6) premiums of $1,759 a year in Sarasota County and $1,394 in Charlotte County, including wind; an average is not a quote.
- HUD's FHA condominium list, read October 30, 2026, shows no approved condo project in ZIP 34223 or 34224, so an FHA buyer needs a single-unit approval.
- Flood maps differ by county (Charlotte effective December 15, 2022; Sarasota March 27, 2024), both counties are Community Rating System Class 5, and Hurricane Milton's surge reached an isolated peak of up to about 10 feet near Manasota Key in October 2024, so ask every association for its flood declarations and storm repair records.
Englewood condos for sale right now
Englewood condos for sale are linked below, filtered to the Englewood MLS city and the condominium property type, sorted by price from the top or from the bottom. The search covers both sides of the county line, ZIP 34223 and ZIP 34224, so check each listing's parcel county before comparing taxes and rules. Data updated: October 2026.
- All Englewood condos for sale, highest price first
- Englewood condos for sale, lowest price first
- Englewood Beach and Manasota Key condos for sale
- All Englewood homes for sale
Listing data refreshes from the MLS throughout the day, and a listing shown may already be under contract. Many beach buildings list under their own condominium name rather than "Englewood Beach", so the all-Englewood condo search is the complete one. Days on market, sale-to-list ratios, active-listing counts and association dues by listing come from the MLS and are being added in our next data refresh; the recorded sales below come from the two county files.
Ready to tour Englewood condos?
Tell us whether you want a Gulf-side condo on Englewood Beach, a bayside or mainland unit, or a villa on the Sarasota side, and your price range, and a Domain Realty Group agent will set up showings, pull the recorded sales for that building, and request the association's budget, milestone and reserve study documents for you. Contact Domain Realty Group, call 239-441-2816, or search all Southwest Florida listings.
Where are the condos in Englewood, and which county is each one in?
Englewood, Florida has condominiums in three places: Englewood Beach and the south end of Manasota Key (Charlotte County), the Charlotte mainland in ZIP 34223 and ZIP 34224, and the Sarasota County side of ZIP 34223. The Charlotte County Property Appraiser roll holds 2,395 condo units and the Sarasota County Property Appraiser roll holds 1,174. Data updated: October 2026.
The two counties never share a roll, a tax bill or a sales file, so this page keeps them apart in every table. Charlotte figures come from the Charlotte County Property Appraiser (12 months through September 9, 2026). Sarasota figures come from the Sarasota County Property Appraiser files dated October 21, 2026 (12 months through October 13, 2026).
What are the three condo areas?
Each area belongs to one county, and the counts below are condominium units on that county's roll (not co-ops, which are listed separately).
| Area | County | Condo units on the county roll |
|---|---|---|
| Englewood Beach and the south Manasota Key (island) | Charlotte | 1,249 |
| Charlotte mainland, ZIP 34223 | Charlotte | 203 |
| Charlotte mainland, ZIP 34224 | Charlotte | 943 |
| All Charlotte side | Charlotte | 2,395 |
| Sarasota side, ZIP 34223 | Sarasota | 1,174 |
Sources: Charlotte County Property Appraiser roll (sales through September 9, 2026); Sarasota County Property Appraiser public data bundle dated October 21, 2026.
The Charlotte rows add up inside Charlotte only: 1,249 plus 203 plus 943 is 2,395. The Sarasota count is a separate roll and is never added to that total.
Which condos are on Englewood Beach and the south end of Manasota Key?
These are the Charlotte County condominiums along Beach Road, North Beach Road and Gulf Boulevard: 1,249 units on the Charlotte County roll. The county's island test, used for this page, counts a parcel as island when its parcel number starts with 4119, or starts with 412007 or 412018 on the south-key streets. Buildings such as Sandpiper Key (1501 Beach Rd), Tamarind Gulf and Bay (2955 N Beach Rd) and the buildings along Gulf Boulevard sit in this part. The building-by-building roster is in the next section of this page, and the Manasota Key page covers the key as a whole (see Manasota Key homes for sale).
The roll does not say whether a building faces the Gulf or Lemon Bay. That detail is in each association's own description and in the unit's survey.
What is on the Charlotte mainland in ZIP 34223 and 34224?
The Charlotte mainland holds 203 condo units in ZIP 34223 and 943 in ZIP 34224, all on the Charlotte County roll. The larger complexes sit on Placida Road (Fiddlers Green at 6800 Placida Rd, Landings on Lemon Bay at 2424 Placida Rd, Forest Park at 4260 Placida Rd, Palm Manor at 1531 Placida Rd), Gasparilla Pines Boulevard (Village at Wildflower Country Club at 6796, Sanctuary at Cape Haze at 6610, Golden Tee at 6600) and McCall Road (Lemon Bay Breezes at 1401 S Mccall Rd, Oak Shores at Lemon Bay at 1116 S Mccall Rd, Oakwood at 2275 S Mccall Rd).
Redfish Key Villas Condominium (35 units, built 2007) is at 1375 Beach Rd. By the county's island test it falls in the Charlotte mainland ZIP 34223 part, so this page says only that it is on Beach Road and makes no island or bay claim for it.
What is on the Sarasota side of Englewood?
The Sarasota County roll lists 1,174 condo parcels with an Englewood ZIP 34223 location. The larger ones are Foxwood (363 units, 505 Foxwood Blvd as the most common address), Quails Run (221 units, 9 Quails Run Blvd), Pine Hollow (120 units, 113 Pine Hollow Dr), Glens of Park Forest (79 units) and Lakes at Park Forest (56 units), Englewood Isles (55 units, 36 Oakwood Dr), Gasparilla, Marina Isles and the Manasota Beach Gardens buildings on Manasota Beach Rd.
The Sarasota roll gives each condo parcel a type, which the Charlotte roll does not: detached single-family (324 parcels), duplex or villa (362), low-rise of 2 to 3 stories (441) and row house (47). Many Sarasota-side "condos" are therefore houses or one-story villas held in condominium form. The building-by-building facts are in the Sarasota-side section of this page.
Does the Sarasota part of Manasota Key have condos?
Not in the county condo set used here. The Sarasota County roll shows no condo parcels in ZIP 34223 on the Sarasota part of Manasota Key, and the North Beach Road buildings in this range are on the Charlotte side. The state condominium registry lists one resort-style condominium on that stretch, Bow Point on the Beach at 7990 Manasota Key Road (13 hotel-condo units, Sarasota County), which is not in the Englewood ZIP 34223 roster above. Searches for Manasota Key condos (170 monthly searches for "manasota key condos for sale" in Google Ads data pulled October 30, 2026). The condo buildings that carry that name in the county rolls are on the Charlotte side.
How do you tell which county a condo is in?
The parcel decides, not the mailing address, the ZIP or the state registry. A parcel is on one county's roll, and that appraiser, tax collector and flood office apply to it. Three steps settle it:
- Look the street address up on the Charlotte County Property Appraiser site and on the Sarasota County Property Appraiser site. Only one will return the parcel.
- Read the parcel number on that record. Charlotte island parcels in the roster begin 4119 (or 412007 or 412018 on the south-key streets).
- Ignore the county field in the state registry when it disagrees. The Florida Department of Business and Professional Regulation (DBPR) condominium extract shows "Sarasota" for Admiralty Villas, Englewood Beach Condo Villa, Sunburst, Island Breeze of Manasota Key, Anglers Resort and Palm Manor, which are on the Charlotte County roll.
A Venice or Sarasota mailing address on a registry record is the usual cause. The county that taxes the unit is the roll it is on.
Are co-ops, timeshares and park condos counted here?
No. They are different ownership products and are kept out of every condo price on this page.
- Co-ops (Charlotte): 144 co-op parcels carry the county's 05xx use code. In the 12 months through September 9, 2026 there were 10 qualified co-op sales at a median of $201,250. Co-op share sales often carry no deed record, so this undercounts.
- Timeshares (Sarasota): the Sarasota roll codes timeshare units 0430. None are in the Englewood condo set used here.
- Travel-park and mobile-home-park condominiums: Holiday Travel Park, Oyster Creek and Indigo Isles are registered as condominiums with DBPR but are a different product, covered on Englewood homes for sale.
What do Englewood condos sell for?
Englewood condos recorded 144 sales at a median of $291,800 on the Charlotte County side in the 12 months through September 9, 2026, and 67 sales at a median of $202,300 on the Sarasota County side in the 12 months through October 13, 2026. The two medians come from separate county files and are never combined. Data updated: October 2026.
We tracked every qualified condo sale in both county files, covering 2,395 Charlotte-side and 1,174 Sarasota-side condo units, to build the tables below.
What are the sale prices by part of Englewood?
Charlotte side, qualified sales, 12 months through September 9, 2026 (Charlotte County Property Appraiser):
| Charlotte part | Condo units | 12-month sales | 12-month median | Low | High | Median per heated sq ft | 24-month sales | 24-month median | Median year built |
|---|---|---|---|---|---|---|---|---|---|
| Mainland, ZIP 34223 | 203 | 13 | $183,500 | $120,000 | $320,000 | $174 | 24 | $180,500 | 1986 |
| Mainland, ZIP 34224 | 943 | 63 | $138,000 | $43,000 | $710,000 | $136 | 90 | $147,450 | 1990 |
| Englewood Beach and south Manasota Key (island) | 1,249 | 68 | $473,750 | $230,000 | $1,300,000 | $380 | 97 | $485,000 | 1981 |
| All Charlotte condos | 2,395 | 144 | $291,800 | $43,000 | $1,300,000 | $244 | 211 | $295,000 | 1985 |
Sources: Charlotte County Property Appraiser roll and qualified sale file; sales through September 9, 2026. Qualified sale, price over $1,000, duplicates removed.
Sarasota side, qualified sales (code 01 or 02), 12 months through October 13, 2026, by the county's condo type (Sarasota County Property Appraiser files dated October 21, 2026):
| Sarasota condo type (state use code) | Condo parcels | 12-month sales | 12-month median | Low | High | Median per living sq ft | 24-month sales | 24-month median | Median year built |
|---|---|---|---|---|---|---|---|---|---|
| 0401 Detached single family | 324 | 15 | $300,000 | $210,000 | $423,000 | $200 | 42 | $300,000 | 1986 |
| 0402 Duplex or villa | 362 | 26 | $205,000 | $140,000 | $395,000 | $155 | 48 | $211,000 | 1985 |
| 0403 Low-rise, 2 to 3 stories | 441 | 22 | $171,700 | $60,000 | $220,000 | $159 | 50 | $171,700 | 1980 |
| 0407 Row house | 47 | 4 | $191,150 | $170,000 | $220,000 | $149 | 9 | $200,000 | 1983 |
| All Sarasota condos | 1,174 | 67 | $202,300 | $60,000 | $423,000 | $166 | 149 | $210,000 | 1984 |
Sources: Sarasota County Property Appraiser public data bundle dated October 21, 2026; newest qualified condo sale October 13, 2026.
Every median here is paired with its sales count (n). A part with 13 sales (Charlotte mainland 34223) or 4 sales (Sarasota row houses) is a thin sample, and one sale can move its median.
How are the sales spread across price bands?
| 12-month price band | Charlotte side (144 sales, through September 9, 2026) | Sarasota side (67 sales, through October 13, 2026) |
|---|---|---|
| Under $150,000 | 37 | 11 |
| $150,000 to $299,999 | 39 | 46 |
| $300,000 to $499,999 | 32 | 10 |
| $500,000 to $999,999 | 33 | 0 |
| $1,000,000 and up | 3 | 0 |
Sources: Charlotte County Property Appraiser (sales through September 9, 2026); Sarasota County Property Appraiser (files dated October 21, 2026, sales through October 13, 2026).
On the Charlotte side the 144 sales are split across all five bands. On the Sarasota side all 67 sales fall below $500,000, and 46 of them are in the $150,000 to $299,999 band.
What is the price per square foot?
Each appraiser measures the unit's heated (Charlotte) or living (Sarasota) area, so the figures are per unit, not per building.
| 12-month price per sq ft | Charlotte side (n=144, heated area) | Sarasota side (n=67, living area) |
|---|---|---|
| 10th percentile | $113 | $121 |
| 25th percentile | $141 | $142 |
| Median | $244 | $166 |
| 75th percentile | $377 | $191 |
| 90th percentile | $523 | $212 |
Sources: Charlotte County Property Appraiser (through September 9, 2026); Sarasota County Property Appraiser (through October 13, 2026).
The Charlotte spread runs from $113 to $523 per heated sq ft between the 10th and 90th percentiles. The Sarasota spread runs from $121 to $212 per living sq ft. By part, the Charlotte medians are $136 (mainland 34224), $174 (mainland 34223) and $380 (island). By Sarasota condo type they are $200 (detached), $155 (duplex or villa), $159 (low-rise) and $149 (row house).
How big and how old are the units?
Unit size on the roll covers every condo parcel, not only those that sold. On the Charlotte side (n=2,395 parcels) the median is 1,116 sq ft, with a 10th percentile of 870 and a 90th percentile of 1,913. On the Sarasota side (n=1,174 parcels) the median is 1,243 sq ft, with a 10th percentile of 648 and a 90th percentile of 1,570.
| Decade built | Charlotte side condo parcels | Sarasota side condo parcels |
|---|---|---|
| 1950s | 18 | 9 |
| 1960s | 42 | 4 |
| 1970s | 249 | 263 |
| 1980s | 1,248 | 661 |
| 1990s | 396 | 234 |
| 2000s | 429 | not listed |
| 2010s | 11 | 2 |
| 2020s | 2 | 1 |
Sources: Charlotte County Property Appraiser roll (through September 9, 2026); Sarasota County Property Appraiser files dated October 21, 2026.
The 1980s are the largest decade on both rolls: 1,248 of 2,395 Charlotte condo parcels and 661 of 1,174 Sarasota condo parcels. The Charlotte median year built is 1985 and the Sarasota median is 1984. The Sarasota file lists no 2000s decade row.
How have recorded sales changed from 2019 to 2026?
| Year | Charlotte side sales | Charlotte median | Charlotte median per sq ft | Sarasota side sales | Sarasota median | Sarasota median per sq ft |
|---|---|---|---|---|---|---|
| 2019 | 189 | $221,000 | $174 | 80 | $172,500 | $143 |
| 2020 | 200 | $272,500 | $221 | 73 | $175,000 | $139 |
| 2021 | 244 | $312,000 | $271 | 110 | $199,450 | $172 |
| 2022 | 119 | $415,000 | $367 | 71 | $250,000 | $228 |
| 2023 | 93 | $390,000 | $316 | 76 | $301,000 | $241 |
| 2024 | 69 | $365,000 | $261 | 49 | $280,000 | $216 |
| 2025 | 94 | $300,000 | $277 | 88 | $205,000 | $166 |
| 2026 (Charlotte to September 9, Sarasota to October 13) | 112 | $277,500 | $227 | 52 | $198,650 | $166 |
Sources: Charlotte County Property Appraiser qualified sales through September 9, 2026; Sarasota County Property Appraiser qualified sales through October 13, 2026.
The highest yearly Charlotte median in the table is $415,000 (2022, 119 sales), and the highest Sarasota median is $301,000 (2023, 76 sales). The 2026 rows are partial years. A yearly median also reflects which buildings happened to sell that year: the island, with 68 of the 144 recent Charlotte sales, is priced very differently from the mainland, so a change in the mix moves the median even if no single unit changed in value.
What can the county record not show?
County sale files record a closed deed. They do not publish several facts a buyer weighs, and this page does not guess them:
- List prices and asking-price changes. The county shows the price paid, not the price asked.
- Days on market and sale-to-list ratio. These sit in the listing service (MLS), not the roll.
- Active listings by building. The listings block on this page shows what is for sale now.
- Association dues. The roll carries no dues. Dues come from the association's budget and the estoppel certificate for the unit.
- Gulf-front versus bayfront versus canal. The roll has no waterfront field for a condo. The island part includes buildings on both sides of Beach Road and Gulf Boulevard, so the Charlotte island median of $473,750 (68 sales) is not a Gulf-front median.
- Co-op and unrecorded transfers. Co-op share sales often carry no deed, so they are reported apart (10 qualified sales, median $201,250, Charlotte side) and never inside the condo figures.
Sales by building, with each building's own 12-month and 24-month counts, are in the building sections that follow.
Which condos are on Englewood Beach and Manasota Key?
Englewood Beach and the south end of Manasota Key hold 1,249 condominium units on the Charlotte County roll, in buildings dating from the late 1950s to 2007, and most of them stand on Beach Road, North Beach Road and Gulf Boulevard. Sandpiper Key (215 units), Tamarind Gulf and Bay (145) and Pelican Landing (84) are the largest. Data updated: October 2026.
These are all Charlotte County parcels. The county line runs through Englewood, and the Sarasota part of Manasota Key has no condominium parcels on the Sarasota roll, so every figure in this section is Charlotte County Property Appraiser data and none of it is blended with the Sarasota side. In the 12 months through September 9, 2026, the island recorded 68 condo sales at a $473,750 median, or $380 per heated square foot; in the 24 months it recorded 97 sales at a $485,000 median. For houses and lots on the key, see Manasota Key homes for sale.
What is every island condominium of 8 or more units, and what did each record?
The table lists 38 island condominiums of 8 or more units, largest first, using the county's legal names with the association's own name beside them where the two differ. Units here are county condominium parcels, which can differ from the unit count an association or the state registry records. A building with no recorded sale in a window shows none; that is a statement about the record, not about the building.
| Condominium | Address (most common) | Units | Built | Median size (sq ft) | 12-month sales (n) / median | 24-month sales (n) / median |
|---|---|---|---|---|---|---|
| Sandpiper Key | 1501 Beach Rd | 215 | 1981 to 1982 | 1,070 | 15 / $310,000 | 23 / $330,000 |
| Tamarind Gulf and Bay (county name: Tamarind Gulf & Bay) | 2955 N Beach Rd | 145 | 1980 to 1982 | 1,237 | 7 / $516,800 | 11 / $520,000 |
| Englewood Beach Condo Villa | 1977 Beach Rd | 99 | 1969 to 1974 | 1,188 | 1 / $335,000 | 1 / $335,000 |
| Pelican Landing (county name: Pelican Landing Bldg B) | 2700 N Beach Rd | 84 | 1981 to 1987 | 1,292 | 2 / $625,000 | 2 / $625,000 |
| La Coquina Beach (county name: La Coquina Beach Bldg A) | 2800 N Beach Rd | 48 | 1980 | 1,031 | 2 / $843,250 | 2 / $843,250 |
| Castaways | 2240 N Beach Rd | 41 | 1969 to 1980 | 762 | 0 / none | 0 / none |
| Admiralty Villas | 2985 N Beach Rd | 39 | 1961 to 1972 | 1,056 | 1 / $315,000 | 1 / $315,000 |
| Tiki Apts | 5055 N Beach Rd | 32 | 1971 to 1973 | 567 | 3 / $250,000 | 3 / $250,000 |
| Surf Club On The Gulf | 2380 N Beach Rd | 31 | 1995 | 1,274 | 4 / $642,500 | 5 / $675,000 |
| Sunburst | 2450 N Beach Rd | 30 | 1980 | 821 | 1 / $320,000 | 3 / $320,000 |
| Fantasy Island (county name: Fantasy Island Bldg A) | 2773 N Beach Rd | 28 | 1982 to 1992 | 1,200 | 1 / $419,900 | 1 / $419,900 |
| El Galeon South | 1765 Gulf Blvd | 24 | 1981 | 630 | 1 / $350,000 | 2 / $325,000 |
| Sunrise Pointe (county name: Sunrise Pointe Condominium) | 2225 N Beach Rd | 24 | 2006 | 1,959 | 1 / $727,000 | 1 / $727,000 |
| Live Oak Landings | 2255 N Beach Rd | 23 | 1997 to 2001 | 1,357 | 5 / $499,000 | 5 / $499,000 |
| Harbourview (county name: Harbourview Condominium) | 1420 Beach Rd | 22 | 2007 | 1,614 | 0 / none | 0 / none |
| Englewood Beach Place | 1480 Gulf Blvd | 21 | 1981 | 1,062 | 0 / none | 0 / none |
| Island Breeze Of Manasota Key | 2405 N Beach Rd | 21 | 1959 to 2016 | 777 | 1 / $530,000 | 1 / $530,000 |
| Boulder Pointe (county name: Boulder Pointe Condominium) | 5060 N Beach Rd | 19 | 2007 | 2,639 | 1 / $1,300,000 | 1 / $1,300,000 |
| El Galeon By The Sea | 1760 Gulf Blvd | 19 | 1984 | 1,018 | 1 / $587,000 | 1 / $587,000 |
| Oakwater Cove | 6005 N Beach Rd | 18 | 1974 | 1,188 | 3 / $500,000 | 3 / $500,000 |
| The Boardwalk of Manasota Key (county name: Boardwalk Of Manasota Key) | 2400 N Beach Rd | 17 | 1984 | 1,187 | 0 / none | 2 / $765,000 |
| Anglers Resort | 1385 Gulf Blvd | 16 | 1958 to 1959 | 572 | 1 / $290,000 | 1 / $290,000 |
| Barefoot Beach Of Manasota Key | 1700 Gulf Blvd | 14 | 2005 | 1,768 | 0 / none | 1 / $1,225,000 |
| El Galeon East (county name: El Galleon East) | 1775 Gulf Blvd | 14 | 1977 | 608 | 1 / $395,000 | 1 / $395,000 |
| Sandpiper Cove | 1745 Gulf Blvd | 14 | 1990 | 1,270 | 0 / none | 0 / none |
| Manasota Shores | 5031 N Beach Rd | 13 | 1988 to 1992 | 1,046 | 2 / $345,000 | 3 / $355,000 |
| El Galeon | 1770 Gulf Blvd | 12 | 1969 to 1979 | 620 | 0 / none | 0 / none |
| Gulf Sands Of Manasota Key | 1460 Gulf Blvd | 12 | 1991 to 1993 | 1,317 | 0 / none | 0 / none |
| Mariner Village | 1380 Beach Rd | 12 | 1993 to 1995 | 1,450 | 4 / $482,500 | 5 / $525,000 |
| The Palms Of Manasota Key | 50 Meredith Dr | 12 | 2007 | 2,042 | 0 / none | 1 / $900,000 |
| Gulf Island Strand (county name: Gulf Island Strand Condominium) | 2770 N Beach Rd | 11 | 2006 | 2,101 | 1 / $1,114,000 | 1 / $1,114,000 |
| Ko-Ko-Kai | 5040 N Beach Rd | 11 | 1962 to 1967 | 646 | 0 / none | 0 / none |
| The Villas II | 5010 N Beach Rd | 11 | 1983 | 1,260 | 1 / $625,000 | 2 / $650,000 |
| Sea Oats By The Bay | 2635 N Beach Rd | 9 | 1982 | 687 | 0 / none | 0 / none |
| Devine's Turtle Bay | 2375 N Beach Rd | 8 | 1984 to 2024 | 880 | 1 / $467,500 | 1 / $467,500 |
| Holiday Condo | 1285 Gulf Blvd | 8 | 1981 | 754 | 0 / none | 2 / $272,500 |
| Lemon Bayview Villas | 5095 N Beach Rd | 8 | 1987 to 1988 | 1,472 | 1 / $549,000 | 1 / $549,000 |
| Spinnaker Bay (county name: Spinnaker Bay Bldg A) | 5053 N Beach Rd | 8 | 1987 | 798 | 0 / none | 0 / none |
Sources: Charlotte County Property Appraiser roll and qualified sale file; condominiums of 8 or more units; units are condominium parcels on the county roll; 12 months means September 9, 2025 to September 9, 2026 and 24 months means September 9, 2024 to September 9, 2026; where n is 1 the median is that one recorded sale; none means no qualified sale in the window. Where an address differs from the state registry, the county's most common parcel address is shown.
Which island condos are the older, smaller buildings from the 1950s to the 1970s?
The county's built-year ranges place Anglers Resort (1958 to 1959, 16 units, 572 median sq ft), Admiralty Villas (1961 to 1972, 39 units), Ko-Ko-Kai (1962 to 1967, 11 units), the Englewood Beach Condo Villa (1969 to 1974, 99 units), Castaways (1969 to 1980, 41 units), El Galeon (1969 to 1979, 12 units), Tiki Apts (1971 to 1973, 32 units), Oakwater Cove (1974, 18 units) and El Galeon East (1977, 14 units) in this group. Their median unit sizes run from 567 sq ft at Tiki Apts to 1,188 sq ft at the Englewood Beach Condo Villa and Oakwater Cove, and sales are thin: in the 24 months through September 9, 2026 the county shows 3 at Tiki Apts ($250,000 median), 3 at Oakwater Cove ($500,000) and one each at Anglers Resort ($290,000), Admiralty Villas ($315,000), the Englewood Beach Condo Villa ($335,000) and El Galeon East ($395,000).
Admiralty Villas is the one building in this group whose association says where it sits. Its own website describes 39 residences with "private access to both the beach and the bay" and calls it the first condominium complex built on Manasota Key. The state registry (DBPR) records its declaration in 1968 and shows Sarasota in its county field, but the Charlotte County roll carries the parcels, and the roll decides the county. The Englewood Beach Condo Villa is listed on the roll as 99 units at 1977 Beach Rd; the state registry has no row under that name, and the closest row, "Englewood Beach" (99 units, recorded 1968), was not confirmed as the same association, so read the recorded declaration before relying on either record.
Castaways (2240 N Beach Rd, 41 units on the roll, declaration recorded 1977) has a public website, but it belongs to a vacation-rental operator, not the association, so this page takes no position or rule from it. Anglers Resort, Sunburst and Island Breeze of Manasota Key also carry a Sarasota county field in the state registry while the Charlotte roll holds their parcels. Island Breeze's roll range, 1959 to 2016, and the registry's 2018 declaration recording point to a rebuilt or converted property, and Devine's Turtle Bay shows a similar 1984 to 2024 range; the declaration's legal description is the document that explains either one.
Which island condos are the 1980s and 1990s complexes?
Most of the larger island buildings fall here. The county's built years are 1981 to 1982 for Sandpiper Key, 1980 to 1982 for Tamarind Gulf and Bay, 1981 to 1987 for Pelican Landing, 1980 for La Coquina Beach and Sunburst, 1982 to 1992 for Fantasy Island, 1995 for Surf Club on the Gulf, and 1997 to 2001 for Live Oak Landings. Smaller buildings in the same decades include El Galeon South and El Galeon by the Sea on Gulf Boulevard, Englewood Beach Place, Holiday Condo, Sea Oats by the Bay, The Villas II, Lemon Bayview Villas, Spinnaker Bay, The Boardwalk of Manasota Key, Manasota Shores, Mariner Village, Sandpiper Cove and Gulf Sands of Manasota Key.
Sandpiper Key is the largest island condominium: 215 units on the roll, 12-month sales of 15 at a $310,000 median and 24-month sales of 23 at $330,000 (a 24-month median of $308 per heated square foot). The state registry records its declaration in 1981 at 1601 Beach Rd; the county's most common parcel address is 1501 Beach Rd. The association's TownSq page did not load when read on October 30, 2026, so this page states no rule, amenity or fee for it; the combined condominium documents are the place to look.
Tamarind Gulf and Bay (2955 N Beach Rd) publishes the most of any island association. Its website lists 145 units in buildings A1 to A5, B3 to B8, C1, D1 and E1, a clubhouse, a swimming pool, boat docks with 26 slips under a submerged-land lease, elevators, laundry rooms and charcoal grills. The site does not say whether the property fronts the Gulf or the bay, so this page makes no claim either way. It posts a Karins Engineering milestone inspection report dated June 27, 2023, whose phase one found no substantial structural deterioration, and a 2025 structural integrity reserve study (SIRS) by Dreux Isaac and Associates, run May 24, 2024, which lists 80 reserve components with a current component cost of $6,411,912 and a "fully funded" figure of 9 percent as posted by the association. Dues for 2026 are posted as $3,775 a quarter, which is about $1,258 a month ($3,775 divided by 3). Its rules, revised November 21, 2024, set a two-week minimum rental with management approval and allow pets for owners only, two at most. Read the current documents at the association's website, tamarindgulfandbaycondo.com. The county shows 7 sales at a $516,800 median in the 12 months and 11 at $520,000 in 24 months.
Pelican Landing (2700 N Beach Rd, 84 units; the county lists it as Pelican Landing Bldg B) posts its rules and forms at mypelicanlandingcoa.com. The October 2025 rules describe a pool and spa, clubhouse, dock and decks, a tennis court, elevators and boat slips run by a boat committee. Leases may not be shorter than 30 consecutive days or longer than one year and need Board approval; owners may keep one dog of 30 pounds or less. The forms page states dues of $3,005 a quarter without naming a year, so ask for the current budget. The county shows 2 sales in both windows, at a $625,000 median.
Other facts come from the state registry only. Surf Club on the Gulf and La Coquina Beach (48 units, declaration recorded 1979) have no association website that this page could read, so a buyer should request each one's declaration, budget and any SIRS or milestone report. Surf Club on the Gulf is a building name and the page does not read it as a description of its position.
Which island condos were built from 2005 to 2007?
Six island buildings carry 2005 to 2007 built years on the county roll: Barefoot Beach of Manasota Key (2005, 14 units, 1,768 median sq ft), Sunrise Pointe (2006, 24 units, 1,959), Gulf Island Strand (2006, 11 units, 2,101), Harbourview (2007, 22 units, 1,614), Boulder Pointe (2007, 19 units, 2,639) and The Palms of Manasota Key (2007, 12 units, 2,042). Their median unit sizes are larger than the 1,116 sq ft median for all Charlotte condo parcels, and their recorded sales are few: Boulder Pointe 1 sale at $1,300,000, Barefoot Beach 1 at $1,225,000 in 24 months, Gulf Island Strand 1 at $1,114,000, The Palms of Manasota Key 1 at $900,000 in 24 months, Sunrise Pointe 1 at $727,000 and Harbourview none in either window.
The state registry records each of these declarations between 2005 and 2007 and lists no association website for any of them that this page could read. Newer construction is not a safety statement, and Florida's milestone inspection rule applies to buildings of three or more stories at 30 years; the documents to request are the association's SIRS, budget and any milestone report.
Are timeshare and resort units part of this roster?
No. Timeshare weeks and resort-program units are a different product from whole ownership, and the roster and prices above are condominium parcels on the county roll, not timeshare weeks. Some island condominiums are used for vacation rentals, which affects how a building is used and what its rules allow; the rental and pet rules are in a separate section of this page, and only two island associations post them (Tamarind Gulf and Bay and Pelican Landing).
Whether a building sits on the Gulf, on Lemon Bay or on a canal is something the county record cannot show. Ask the association or the title company for the legal description, and read Englewood homes for sale for the wider market.
Which Englewood condos are on the mainland on the Charlotte side?
The Charlotte side of Englewood has 203 condominium units on the mainland in ZIP 34223 and 943 in ZIP 34224, along Placida Road, Gasparilla Pines Boulevard, McCall Road and Lemon Bay, and the 12 months through September 9, 2026 recorded 63 sales at a $138,000 median in 34224 and 13 at $183,500 in 34223. Data updated: October 2026.
Every parcel below is on the Charlotte County roll. The 24-month medians are $147,450 for 90 sales in ZIP 34224 and $180,500 for 24 sales in the Charlotte part of ZIP 34223. The median built year is 1990 in 34224 and 1986 in 34223. Redfish Key Villas, at 1375 Beach Road, is counted in the mainland 34223 part by the county's island test, so this page makes no island or bay claim about it. The Sarasota side of ZIP 34223 is covered in the next section. For nearby Charlotte County areas, see Rotonda West homes for sale.
What is every mainland Charlotte condominium of 8 or more units, and what did each record?
The table lists 20 condominiums of 8 or more units, largest first. The part column shows which Charlotte mainland group each belongs to. Unit counts are county condominium parcels and sometimes differ from the state registry, as the notes below point out.
| Condominium | Part of the county roll | Address (most common) | Units | Built | Median size (sq ft) | 12-month sales (n) / median | 24-month sales (n) / median |
|---|---|---|---|---|---|---|---|
| Fiddler's Green II | Mainland, ZIP 34224 | 6800 Placida Rd | 174 | 1986 to 1992 | 1,092 | 12 / $103,750 | 14 / $103,750 |
| The Hammocks Preserve (county name: The Hammocks- Preserve) | Mainland, ZIP 34224 | 8541 Amberjack Cir | 134 | 2006 to 2007 | 1,999 | 11 / $259,000 | 13 / $293,600 |
| Village At Wildflower Country Club | Mainland, ZIP 34224 | 6796 Gasparilla Pines Blvd | 110 | 1980 to 1990 | 933 | 13 / $125,000 | 15 / $124,900 |
| Palm Manor | Mainland, ZIP 34223 | 1531 Placida Rd | 76 | 1981 to 1986 | 1,056 | 7 / $180,000 | 15 / $175,000 |
| Fiddler's Green | Mainland, ZIP 34224 | 6800 Placida Rd | 72 | 1984 to 1986 | 1,092 | 3 / $122,000 | 6 / $125,000 |
| Sanctuary At Cape Haze | Mainland, ZIP 34224 | 6610 Gasparilla Pines Blvd | 72 | 1994 to 1997 | 1,230 | 7 / $179,000 | 8 / $180,750 |
| Forest Park | Mainland, ZIP 34224 | 4260 Placida Rd | 68 | 1982 to 1998 | 1,022 | 3 / $125,000 | 8 / $137,500 |
| Gulfwind Villas | Mainland, ZIP 34224 | 6456 Hamlet Dr | 68 | 1987 to 1997 | 1,170 | 1 / $210,000 | 2 / $229,750 |
| Grande Preserve On Lemon Bay | Mainland, ZIP 34224 | 9203 Griggs Rd | 48 | 2003 to 2005 | 1,970 | 4 / $612,500 | 7 / $650,000 |
| Lemon Bay Breezes | Mainland, ZIP 34223 | 1401 S McCall Rd | 48 | 1986 to 1991 | 1,093 | 5 / $260,000 | 7 / $269,000 |
| Redfish Key Villas (county name: Redfish Key Villas Condominium) | Mainland, ZIP 34223 | 1375 Beach Rd | 35 | 2007 | 1,760 | 0 / none | 1 / $725,000 |
| Golden Tee | Mainland, ZIP 34224 | 6600 Gasparilla Pines Blvd | 32 | 1991 to 1993 | 933 | 3 / $136,000 | 6 / $142,500 |
| Water's Edge of Englewood (county name: Waters Edge) | Mainland, ZIP 34224 | 6699 San Casa Dr | 32 | 1982 to 1985 | 1,143 | 2 / $147,500 | 3 / $149,900 |
| The Hammocks Villas (county name: The Hammocks- Villas Condominium) | Mainland, ZIP 34224 | 10600 Lemon Creek Loop | 28 | 2006 to 2007 | 2,347 | 1 / $371,900 | 1 / $371,900 |
| Village At Oyster Creek | Mainland, ZIP 34224 | 1960 Oregon Trl | 27 | 2002 to 2003 | 1,397 | 0 / none | 1 / $393,000 |
| Landings On Lemon Bay | Mainland, ZIP 34224 | 2424 Placida Rd | 24 | 1985 | 1,303 | 2 / $485,000 | 2 / $485,000 |
| Bayview East | Mainland, ZIP 34223 | 53 W Bay Heights Ave | 20 | 1981 | 1,116 | 1 / $290,000 | 1 / $290,000 |
| Oak Shores at Lemon Bay | Mainland, ZIP 34223 | 1116 S McCall Rd | 20 | 2004 to 2005 | 1,894 | 0 / none | 0 / none |
| Stump Pass Condominium (county name: Stump Pass Condominium Bldg B) | Mainland, ZIP 34224 | 3001 Bourbon St | 16 | 1974 | 863 | 0 / none | 3 / $204,000 |
| Oakwood | Mainland, ZIP 34224 | 2275 S McCall Rd | 12 | 1987 | 1,050 | 1 / $160,000 | 1 / $160,000 |
Sources: Charlotte County Property Appraiser roll and qualified sale file; condominiums of 8 or more units; units are condominium parcels on the county roll; 12 months means September 9, 2025 to September 9, 2026 and 24 months means September 9, 2024 to September 9, 2026; where n is 1 the median is that one recorded sale; none means no qualified sale in the window.
What are the buildings on Placida Road?
Fiddler's Green and Fiddler's Green II share the address 6800 Placida Rd. The county shows 72 units (built 1984 to 1986) and 174 units (1986 to 1992), with a 1,092 sq ft median size in both. The state registry lists two separate associations, one of 72 units recorded in 1985 and one of 175 units recorded in 1986. They are not Fiddler's Green Lakeside or Riverview in Rotonda West, which are separate associations. Fiddler's Green II recorded 12 sales at a $103,750 median in the 12 months and 14 at $103,750 in 24 months; Fiddler's Green recorded 3 at $122,000 and 6 at $125,000. No association website was found for either.
Palm Manor (1531 Placida Rd, 76 units, built 1981 to 1986) is in the Charlotte part of ZIP 34223 on the county roll, although the state registry's county field says Sarasota; the parcel decides. It recorded 7 sales at $180,000 in the 12 months and 15 at $175,000 in 24 months. Forest Park (4260 Placida Rd) is listed by the county at 68 units built 1982 to 1998, while the registry records 76 units with a declaration in 1983; it recorded 3 sales at $125,000 in the 12 months and 8 at $137,500 in 24 months. Landings on Lemon Bay (2424 Placida Rd, 24 units, 1985) recorded 2 sales at $485,000 in both windows. The registry names its association Landings on Lemon Bay Property Owners' Association, so check which document governs the unit.
What are the buildings on Gasparilla Pines Boulevard and McCall Road?
Village at Wildflower Country Club (6796 Gasparilla Pines Blvd) is the largest condominium of this group at 110 units, built 1980 to 1990, with a 933 sq ft median size. The state registry holds the same 110 units as two filings (86 and 24) of one association, with declarations recorded in 1981. It recorded 13 sales at $125,000 in the 12 months and 15 at $124,900 in 24 months. Sanctuary at Cape Haze (6610 Gasparilla Pines Blvd, 72 units, 1994 to 1997) recorded 7 sales at $179,000 and 8 at $180,750. The registry lists a 72-unit Sanctuary at Golden Tee, recorded in 1994, at 6800 Placida Road; the records read do not confirm that it is the same property as the county's Sanctuary at Cape Haze. Golden Tee (6600 Gasparilla Pines Blvd, 32 units, 1991 to 1993) recorded 3 sales at $136,000 and 6 at $142,500.
Lemon Bay Breezes (1401 S McCall Rd, 48 units, built 1986 to 1991, 1,093 sq ft median size) recorded 5 sales at $260,000 in the 12 months and 7 at $269,000 in 24 months. A rules document for the association, revised April 27, 2010, describes a pool and spa, a tennis court and one garage space per unit; it requires a rental application 30 days before occupancy and written Board approval, and it allows no pets other than domestic indoor cats with Board permission. That document is 16 years old, so ask for the current rules. Oakwood (2275 S McCall Rd, 12 units, 1987) recorded 1 sale at $160,000. Oak Shores at Lemon Bay (1116 S McCall Rd, 2004 to 2005, 1,894 sq ft median) is a case of two records disagreeing: the county roll lists 20 condominium parcels on the Charlotte side, while the state registry records 40 units, a 2004 declaration and a Sarasota county field. It had no recorded sale in either window. Check each unit's parcel to see which county it is in.
What are the buildings near Lemon Bay, Griggs Road and Oyster Creek?
Grande Preserve on Lemon Bay (9203 Griggs Rd, 48 units, built 2003 to 2005, 1,970 sq ft median size) recorded 4 sales at a $612,500 median in the 12 months and 7 at $650,000 in 24 months, (a 24-month median of $321 per heated square foot). Village at Oyster Creek (1960 Oregon Trl, 27 units on the roll, 2002 to 2003) recorded 1 sale at $393,000 in 24 months; the registry records 38 units and a 2002 declaration. Bayview East (53 W Bay Heights Ave, 20 units, 1981) recorded 1 sale at $290,000; the registry names it Lemon Bay View East. Water's Edge of Englewood (6699 San Casa Dr, 32 units, 1982 to 1985) recorded 2 sales at $147,500 in the 12 months and 3 at $149,900 in 24 months. Gulfwind Villas (6456 Hamlet Dr, 68 units on the roll, 72 in the registry) recorded 1 sale at $210,000 and 2 at $229,750. Stump Pass Condominium (3001 Bourbon St, 16 units, 1974) had 3 sales at a $204,000 median in 24 months and none in the 12 months.
None of these has an association website that this page could read. Lemon Bay, Oyster Creek and Stump Pass appear in building and street names, but a name is not a water-access claim: the declaration and the legal description say whether a unit has frontage, a dock right or only a view.
What are the Hammocks at Cape Haze and Redfish Key Villas?
The Hammocks Preserve (8541 Amberjack Cir, 134 units, built 2006 to 2007, 1,999 sq ft median size) and The Hammocks Villas (10600 Lemon Creek Loop, 28 units, 2,347 sq ft median) are separate condominium associations in the same community, each with its own state registry file (declarations recorded in 2006). The Preserve recorded 11 sales at a $259,000 median in the 12 months and 13 at $293,600 in 24 months, (a 24-month median of $147 per heated square foot); the Villas recorded 1 sale at $371,900. Its pet and leasing rules could not be read from the association's own site for this page; read the recorded declaration and current rules. A TownSq site with a similar name belongs to a different community in Sarasota and is not this one.
Redfish Key Villas (1375 Beach Rd, 35 units, built 2007, 1,760 sq ft median size) had no recorded sale in the 12 months and 1 sale at $725,000 in 24 months. The page makes no island or bay claim for it; the county places it in the mainland 34223 part.
For all mainland buildings, request the declaration, current rules, budget, SIRS and any milestone report from the association before an offer. See Englewood homes for sale for the wider market.
Which Englewood condos are on the Sarasota side?
The Sarasota side of Englewood has 1,174 condominium parcels in ZIP 34223, led by Foxwood (363 units), Quail's Run (221), Pine Hollow (120), Glens of Park Forest (79) and Lakes at Park Forest (56), and the Sarasota County Property Appraiser recorded 67 condo sales at a $202,300 median in the 12 months through October 13, 2026. Data updated: October 2026.
Many of these are not stacked apartments. The Sarasota roll codes each condominium parcel by subtype: 324 are detached single-family, 362 are duplex or villa, 441 are low-rise buildings of 2 to 3 stories and 47 are row houses. All figures below are Sarasota County data and are never blended with the Charlotte side. In the 24 months through October 13, 2026 the Sarasota side recorded 149 condo sales at a $210,000 median.
What do the Sarasota roll condo subtypes mean?
| Roll code and subtype | Condo parcels | 12-month sales (n) / median | 24-month sales (n) / median | Median year built |
|---|---|---|---|---|
| 0401 detached single-family | 324 | 15 / $300,000 | 42 / $300,000 | 1986 |
| 0402 duplex or villa | 362 | 26 / $205,000 | 48 / $211,000 | 1985 |
| 0403 low-rise, 2 to 3 stories | 441 | 22 / $171,700 | 50 / $171,700 | 1980 |
| 0407 row house | 47 | 4 / $191,150 | 9 / $200,000 | 1983 |
| All condominiums | 1,174 | 67 / $202,300 | 149 / $210,000 | 1984 |
Sources: Sarasota County Property Appraiser public data bundle dated October 21, 2026, ZIP 34223, state use codes 0401, 0402, 0403 and 0407; 12 months means October 13, 2025 to October 13, 2026 and 24 months means October 13, 2024 to October 13, 2026.
A detached house can be a condominium in Florida. Chapter 718 lets a declaration define a unit as a building, land, or both together, and the owner holds the unit plus an undivided share of the common elements. The association, not the owner, maintains the common elements and insures the condominium property as originally installed, and a resale buyer of a condominium may cancel within 7 days (excluding Saturdays, Sundays and legal holidays) after receiving the documents. A villa in a homeowners' association is different: it is not a condominium and Chapter 718 does not apply. The declaration, not how a house looks, says which one a buyer is getting. The new attached product in Englewood is villas in gated communities, not condominiums.
What is every Sarasota-side condominium of 8 or more units, and what did each record?
The table lists 20 condominiums of 8 or more units, largest first, with the roll's subtype. The county's roll names are shown where they differ from the association's name.
| Condominium | County condo type | Address (most common) | Units | Built | Median size (sq ft) | 12-month sales (n) / median | 24-month sales (n) / median |
|---|---|---|---|---|---|---|---|
| Foxwood | Det Single Family, Duplex or Villa | 505 Foxwood Blvd | 363 | 1984 to 1987 | 1,383 | 21 / $205,000 | 49 / $230,000 |
| Quails Run I | Low-Rise 2-3 Stories | 9 Quails Run Blvd | 221 | 1977 to 1984 | 648 | 10 / $95,500 | 20 / $106,500 |
| Pine Hollow | Low-Rise 2-3 Stories | 113 Pine Hollow Dr | 120 | 1989 to 1996 | 1,148 | 7 / $190,000 | 13 / $188,000 |
| Glens of Park Forest | Det Single Family | 381 Blue Springs Ct | 79 | 1989 to 2021 | 1,588 | 4 / $273,500 | 6 / $279,950 |
| Lakes at Park Forest | Det Single Family | 501 Wekiva River Ct | 56 | 1990 to 1997 | 1,334 | 4 / $289,500 | 9 / $300,000 |
| Englewood Isles | Det Single Family, Duplex or Villa, Row House | 36 Oakwood Dr | 55 | 1970 | 1,428 | 2 / $423,000 | 3 / $423,000 |
| Gasparilla Phase 2 (county name: Gasparilla Ph 2) | Duplex or Villa, Row House | 121 Jose Gaspar Dr | 45 | 1983 | 1,280 | 3 / $180,000 | 8 / $210,000 |
| Marina Isles | Low-Rise 2-3 Stories | 150 Englewood Isles Pkwy | 40 | 1980 | 1,075 | 4 / $181,500 | 7 / $180,500 |
| Highpoint Estates II (county name: High Point Est II) | Duplex or Villa | 207 High Point Dr | 18 | 1980 | 1,138 | 2 / $172,500 | 4 / $178,000 |
| Manasota Beach Gardens III (county name: Manasota Beach Grds IIi) | Low-Rise 2-3 Stories | 1730 Manasota Beach Rd | 16 | 1976 | 1,062 | 0 / none | 0 / none |
| Highpoint Estates III (county name: High Point Est IIi) | Duplex or Villa | 220 High Point Dr | 14 | 1980 | 1,677 | 0 / none | 0 / none |
| Gasparilla Phase 1 (county name: Gasparilla Ph 1) | Duplex or Villa, Row House | 102 Jose Gaspar Dr | 14 | 1981 | 1,138 | 1 / $202,300 | 2 / $196,150 |
| Tiki On The Bay | Det Single Family, Duplex or Villa | 470 McCall Rd S | 13 | 1952 to 1969 | 455 | 1 / $212,500 | 2 / $156,250 |
| Manasota Beach Gardens II | Low-Rise 2-3 Stories | 1730 Manasota Beach Rd | 12 | 1976 | 1,062 | 1 / $215,000 | 3 / $195,000 |
| Marina Isles Phase 2 (county name: Marina Isles Ph 2) | Low-Rise 2-3 Stories | 149 Englewood Isles Pkwy | 12 | 1982 | 1,075 | 0 / none | 4 / $147,750 |
| Casa Rio I | Low-Rise 2-3 Stories | 250 Englewood Isles Pkwy | 12 | 1975 | 925 | 0 / none | 0 / none |
| Highpoint Estates (county name: High Point Est) | Duplex or Villa | 214 High Point Dr | 12 | 1981 | 1,082 | 1 / $150,000 | 2 / $170,000 |
| Englewood Golf Villas 04 | Det Single Family | 1 Bermuda Cir | 10 | 1973 | 2,066 | 2 / $392,500 | 5 / $375,000 |
| Englewood Golf Villas 01 | Det Single Family | 5 Antigua Cir | 10 | 1972 | 1,692 | 0 / none | 2 / $302,500 |
| Manasota Beach Gardens | Low-Rise 2-3 Stories | 1730 Manasota Beach Rd | 8 | 1976 | 962 | 0 / none | 3 / $197,000 |
Sources: Sarasota County Property Appraiser public data bundle dated October 21, 2026; condominiums of 8 or more units; units are condominium parcels on the county roll; 12 months means October 13, 2025 to October 13, 2026 and 24 months means October 13, 2024 to October 13, 2026; where n is 1 the median is that one recorded sale; none means no qualified sale in the window.
What are Foxwood and Quail's Run?
Foxwood (505 Foxwood Blvd area, 363 units, built 1984 to 1987, 1,383 sq ft median size) is a condominium on the Sarasota roll: the county classifies its parcels as detached single-family and duplex or villa condominium types. The state registry records the declaration on March 23, 1984 with 363 units and a status of Approved and Recorded. It recorded 21 sales at a $205,000 median in the 12 months and 49 at $230,000 in 24 months, (a 24-month median of $166 per living square foot). No Foxwood association website was found; two sites with the same name belong to other places in New York and Apopka, Florida. Because the association has 25 or more units, Florida law expects it to post its governing documents and latest SIRS online, so a buyer can ask where they are posted.
Quail's Run (9 Quails Run Blvd, 221 units on the roll, built 1977 to 1984) is a low-rise group with a 648 sq ft median unit size. The state registry lists it as 25 phase filings, Phase I to Phase XXVI, recorded 1975 to 1984, totaling 222 units. It recorded 10 sales at a $95,500 median in the 12 months and 20 at $106,500 in 24 months, (a 24-month median of $147 per living square foot). No association website was found. Milestone inspections apply to buildings of three or more stories, and the roll codes the buildings as 2 to 3 stories, so which buildings are subject depends on the actual story count in the association's records.
What are Pine Hollow and the Park Forest condominiums?
Pine Hollow (113 Pine Hollow Dr, 120 units, built 1989 to 1996, 1,148 sq ft median size) is coded low-rise on the roll. The registry records its declaration on November 14, 1988 and lists Capstone Association Management as its route. It recorded 7 sales at a $190,000 median in the 12 months and 13 at $188,000 in 24 months. No association website was found.
Glens of Park Forest (381 Blue Springs Ct, 79 units, roll built range 1989 to 2021, 1,588 sq ft median) and Lakes at Park Forest (501 Wekiva River Ct, 56 units, 1990 to 1997, 1,334 sq ft median) are two DBPR condominiums with declarations recorded December 4, 1989 and November 14, 1988 (the registry spells the second Lakes of Park Forest). Together they hold 135 condominium parcels in the larger Park Forest community, which also has single-family homes outside these condominiums. The county codes both as detached single-family condominium parcels. Glens recorded 4 sales at a $273,500 median in the 12 months and 6 at $279,950 in 24 months; Lakes recorded 4 at $289,500 and 9 at $300,000.
What are the Englewood Isles, Gasparilla and High Point condominiums?
Englewood Isles (36 Oakwood Dr, 55 units, built 1970, 1,428 sq ft median) is a condominium group of detached, villa and row house types; the registry's Englewood Isles Condo I has 55 units and a declaration on July 2, 1974. It recorded 2 sales at $423,000 in the 12 months and 3 at $423,000 in 24 months. Marina Isles (150 Englewood Isles Pkwy, 40 units, 1980) recorded 4 sales at $181,500 and 7 at $180,500; its Phase 2 (12 units, 1982) had none in the 12 months and 4 at $147,750 in 24 months, and the registry records 52 units for Marina Isles, declared in 1980. Casa Rio I (250 Englewood Isles Pkwy, 12 units, 1975) had no recorded sale in either window; its declaration was recorded April 27, 1973.
The docks in this part of Englewood are separate from the condominiums. The Isles Marina Association is a cooperative under Chapter 719 that describes 44 docks, each held by a certificate holder, and states that its eligible areas include Englewood Isles 1 through 6 and Marina Isles condos. A condo owner does not automatically own a dock, and dock rights depend on the certificate and the proprietary lease. The cooperative's own FAQ text is dated December 1997, so confirm the current terms.
Gasparilla (Jose Gaspar Dr) is two phases: Phase 1 (14 units, 1981) with 1 sale at $202,300 in the 12 months, and Phase 2 (45 units, 1983) with 3 sales at $180,000 in the 12 months and 8 at $210,000 in 24 months. The registry lists Gasparilla, a Condo as 59 units recorded December 8, 1980. Highpoint Estates is three roll groups on High Point Dr (Highpoint Estates, 12 units; II, 18; III, 14); the registry records one 44-unit condominium declared in 1980. Highpoint Estates II recorded 2 sales at $172,500 in the 12 months and 4 at $178,000 in 24 months.
What are Manasota Beach Gardens, Tiki on the Bay and Englewood Golf Villas?
Manasota Beach Gardens (1730 Manasota Beach Rd) appears on the roll as three condominiums of 8, 12 and 16 units, built 1976, all coded low-rise. The registry lists Bldg I as 36 units, recorded January 1, 1977. The roll shows 1 sale at $215,000 in the 12 months (Gardens II); in 24 months Gardens II recorded 3 sales at a $195,000 median, the 8-unit Manasota Beach Gardens 3 at $197,000, and Gardens III none. No association website was found. Tiki on the Bay (470 McCall Rd S, 13 units) shows a roll built range of 1952 to 1969 and a 455 sq ft median size; the registry records its declaration on May 17, 2004 under the name Tiki on the Bay Resort Condos. It recorded 1 sale at $212,500 in the 12 months and 2 at $156,250 in 24 months. Whether the older built years reflect converted cottages is something the declaration would show.
Englewood Golf Villas (1 Bermuda Cir and nearby) sits next to Boca Royale; the roll shows two detached-type condominiums of 10 units each (04 and 01), built 1972 and 1973, while the registry lists Englewood Golf Condo Villas I to XI as 46 units declared August 2, 1972. Villas 04 recorded 2 sales at a $392,500 median in the 12 months and 5 at $375,000 in 24 months. Boca Royale's own site describes a private gated community and does not mention the villas, so a buyer should ask which club memberships and fees, if any, come with a villa. See Boca Royale homes for sale for the community around it.
What about Tangerine Woods and other Sarasota-side condominiums?
Tangerine Woods is registered with the state as Tangerine Woods Condo, Sec One: 366 units, declaration recorded August 23, 1983. The Sarasota County Property Appraiser codes all 366 of its parcels as mobile homes (use code 0200), not condominiums, so it is a manufactured-home condominium: its sales are counted with Englewood's mobile homes on the Englewood homes for sale page, not in the condo figures here. Its own website, tangerinewoods.com, lists an 8,300 sq ft clubhouse, a pool and hot tub, an exercise room, tennis, pickleball, shuffleboard and bocce courts, storage for RVs, boats and trailers, and a kayak club, and says the clubhouse was dedicated April 12, 1984. Its leasing, pet and fee rules are on owner-only pages and are not public.
Timeshare units are coded 0430 on the Sarasota roll, and none appear in the Englewood condo set used here. Travel park and mobile home park condominiums (Holiday Travel Park, Oyster Creek and Indigo Isles, per the state registry) are a different product, covered on Englewood homes for sale.
Is it a condo, a villa, a co-op or a timeshare?
A home sold as an Englewood condo can be a stacked apartment, a duplex villa, a detached house on a condominium parcel, or, on the Charlotte County side, a cooperative share, and the county roll's use code says which one the county records. The Charlotte County side carries 2,395 condominium parcels and 144 cooperative parcels, and the Sarasota County side carries 1,174 condominium parcels in four subtypes. Data updated: October 2026.
The two counties code the same word differently, so this section keeps them apart. Charlotte figures run through September 9, 2026 (Charlotte County Property Appraiser). Sarasota figures run through October 13, 2026 (Sarasota County Property Appraiser files dated October 21, 2026).
What does the Charlotte County roll call a condo, and what does it call a co-op?
The Charlotte County roll uses the state land use family 04xx for condominiums and 05xx for cooperatives. It does not carry a subtype, so the roll cannot say whether a Charlotte-side condominium is a high-rise, a low-rise or a villa. Building height and form come from the association's documents.
| Charlotte County side, ZIP 34223 (Charlotte part) and ZIP 34224 | Parcels | Qualified sales, 12 months through September 9, 2026 | Median |
|---|---|---|---|
| Condominium parcels (use code 04xx) | 2,395 | 144 | $291,800 |
| Cooperative parcels (use code 05xx), reported separately | 144 | 10 | $201,250 |
Sources: Charlotte County Property Appraiser roll and qualified sale file, 12 months through September 9, 2026. Cooperative share sales often carry no deed record, so the cooperative count of 10 undercounts. No cooperative figure is included in any condominium median on this page.
What does the Sarasota County roll call a condo?
The Sarasota County roll splits condominiums into subtypes. In Englewood's ZIP 34223 the largest group is not a stacked building at all: detached single-family condominium parcels and duplex or villa parcels together number 686 of the 1,174.
| Sarasota roll subtype (state use code) | Parcels | Sales, 12 months through October 13, 2026 | Median | Median $ per living sq ft | Median year built |
|---|---|---|---|---|---|
| 0401 Condo, detached single family | 324 | 15 | $300,000 | $200 | 1986 |
| 0402 Condo, duplex or villa | 362 | 26 | $205,000 | $155 | 1985 |
| 0403 Condo, low-rise 2 to 3 stories | 441 | 22 | $171,700 | $159 | 1980 |
| 0407 Condo, row house | 47 | 4 | $191,150 | $149 | 1983 |
| All Sarasota-side condominiums | 1,174 | 67 | $202,300 | $166 | 1984 |
Sources: Sarasota County Property Appraiser public data bundle dated October 21, 2026, qualified sales (codes 01 and 02, price over $1,000), 12 months through October 13, 2026. The 686 is the arithmetic 324 plus 362. Subtype medians rest on 4 to 26 sales each, so read them as a spread, not a quote.
The roll also has a code for timeshare units, 0430. None appear in the Englewood condominium set used on this page.
Why can a detached house be a condominium?
Florida Statute 718.103 lets a condominium's declaration define a unit as improvements, land, or land and improvements together. A free-standing house can therefore be a unit, while roads, ponds, a pool and a clubhouse are common elements. Florida Statute 718.106 then treats the unit plus its undivided share of the common elements as a separate parcel of real property, which is the "condominium parcel" the county taxes.
The Sarasota roll classifies 324 Englewood parcels as detached single-family condominiums, so the county itself treats them as condominiums for assessment. Three communities show the pattern on the county files:
- Foxwood: 363 units, built 1984 to 1987, classified by the county as a condominium with detached single-family and duplex or villa types. In the 12 months through October 13, 2026 it had 21 sales at a $205,000 median; in 24 months, 49 sales at $230,000.
- Park Forest: two condominiums registered with the state, Glens of Park Forest (79 units) and Lakes of Park Forest (56 units), both detached single-family on the roll. Park Forest also has homes outside those two registrations, so whether a given house is in a condominium or a homeowners' association is a parcel question for the title commitment.
- Englewood Golf Villas: the state registry lists Englewood Golf Condo Villas I to XI with 46 units, recorded August 2, 1972. The roll shows two sub-condominiums of 10 units, both detached single family.
The consequences are practical. A resale buyer of a condominium unit, detached or not, gets the cancellation right and the document package described in the next section, because Florida Statute 718.503 attaches to condominium units and not to the style of the building. The association maintains the common elements under Florida Statute 718.113, and carries insurance on the condominium property as originally installed under Florida Statute 718.111(11), while interior finishes, appliances and contents stay with the owner. In a detached community the exact split of roof, yard and exterior duties is in the declaration, not in the listing.
Does "villa" in a building's name mean it is a condo, a duplex or something else?
No. The word appears in the names of true condominiums and in the marketing of homes that are not condominiums. On the Charlotte County roll these buildings carry "villa" or "villas" in the name and are all condominiums: Englewood Beach Condo Villa (99 units), Gulfwind Villas (68), Admiralty Villas (39), Redfish Key Villas Condominium (35), The Hammocks Villas Condominium (28), The Villas II (11) and Lemon Bayview Villas (8). The roll does not say whether any one of them is a stacked, attached or free-standing form, because the Charlotte roll has no subtype.
What is a co-op, and how is buying one different?
In a cooperative the buyer purchases a share or membership and a right to occupy a unit, rather than a deed to a unit. Florida regulates cooperatives under a separate statute, chapter 719, from the condominium chapter, 718, and this page did not read chapter 719. The Charlotte roll carries 144 cooperative parcels, reported above and never inside the condominium figures. The state milestone inspection statute, Florida Statute 553.899, covers cooperative buildings of three or more habitable stories as well as condominiums.
One Englewood example of the cooperative form is not a home but a dock. The Isles Marina Association, Inc. in Englewood Isles describes itself on its own site as a cooperative that owns and operates a private marina at the end of Forked Creek, with 44 docks held by certificate holders under a recorded proprietary lease. The site lists "Englewood Isles 1 through 6 and Marina Isles Condos" among the eligible areas. A condominium unit in Englewood Isles therefore does not include a dock; dock rights are a separate certificate. The association's FAQ text on that page is dated December 1997, so current terms need to be confirmed with the association.
What about timeshare, resort and park condominiums?
Timeshares and travel-park products are kept out of every whole-ownership roster and price on this page.
- Timeshare: a timeshare sells a right to use a unit for a period each year. Timeshares sit in a different program at the state agency than ordinary condominiums, and Florida Statute 718.111(12)(g) excludes condominiums with timeshare units from the 25-unit website posting duty. The Sarasota roll codes them 0430, and none are in the Englewood set above. This page does not name a building as a timeshare, because no first-party source for one was read.
- Travel-park and mobile home park condominiums: the state registry lists Holiday Travel Park Condo (392 units), Oyster Creek Mobile Home Park a Condo (100 units) and Indigo Isles Mobile Home Park a Condo (72 units) with Englewood addresses. These are lot-ownership products in park communities, a different product from a building of apartments, and they are covered on Englewood homes for sale rather than here.
Why can a listing's label differ from the county's?
A listing label is a description by an agent or a builder. The county's use code comes from the appraiser's roll. They answer different questions and can disagree in both directions.
The new attached homes in Englewood show the gap. The state's condominium extract, read October 28, 2026, lists no Englewood condominium with a declaration recorded after 2018; the newest is dated February 21, 2018. The new attached product is villas inside homeowners' associations:
| Community | Builder | What the builder publishes |
|---|---|---|
| Island Lakes at Coco Bay, ZIP 34224 | Lennar | Villa plans: Magnolia, 3 bedrooms, 2 baths, 1,417 sq ft, from $294,999; Orchid, 2 bedrooms, 2 baths, 1,564 sq ft, from $304,999. Page read October 30, 2026. The page calls the homes "single-family" in its text and uses a "Multi-Family" label on the plan. |
| Palm Lake at Coco Bay, ZIP 34224 | Lennar | Orchid villa, 1,564 sq ft. Page read October 30, 2026 shows "SOLD OUT". |
| The Shores at Stillwater, ZIP 34223 | Pulte | A community page and a Colton twin villa plan page exist; the price text on them could not be read. |
| BeachWalk by Manasota Key, ZIP 34223 | DiVosta | A community page exists; current prices were not read. |
Sources: Lennar community pages and Pulte and DiVosta community pages, as published October 30, 2026; Florida Department of Business and Professional Regulation condominium extract read October 28, 2026. No builder page read says "condominium". Lennar's pages do not state the county, and the parcel decides.
To check what a given Englewood home is, use three records: the county parcel page for the use code, the state condominium registry for whether a condominium by that name exists, and the title commitment with the recorded declaration for what the "unit" physically includes.
What does Florida condo law mean for an Englewood condo buyer?
Florida law gives the buyer of a resale Englewood condominium 7 days, not counting Saturdays, Sundays and legal holidays, to cancel after receiving the required documents, and the 2022 to 2025 condo safety laws put a milestone inspection summary, a structural integrity reserve study and an estoppel certificate at the center of those papers. This section reads the 2026 statute editions where they exist and DBPR's postings as read October 30, 2026. Data updated: October 2026.
One limit on currency: the 2026 history notes for Florida Statutes 718.503 and 718.112 end with chapter 2026-14, a session law whose subject this page does not identify. Treat "nothing changed in 2026" as unverified.
How long does a buyer have to cancel?
Under Florida Statute 718.503, a resale buyer may cancel by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the required documents, if the documents were requested in writing. A buyer of a new unit from the developer may cancel within 15 days after receiving all the documents. Any "3 day" figure for a resale condominium is not what the statute says.
For resale contracts entered after December 31, 2024, the contract must carry conspicuous language on the milestone inspection and the structural integrity reserve study. It says that the work is required but not completed, not required, or completed with an acknowledgment that the buyer has been provided a current copy, together with the 7 day cancellation clause.
What documents must the seller provide?
Florida Statutes 718.503 and 718.504 list the resale package. The research read these items in the 2026 edition:
- the declaration of condominium, articles of incorporation, bylaws and rules;
- the annual financial statement and the budget;
- the milestone inspection summary, if the building was required to have one;
- the most recent structural integrity reserve study, or a statement that none has been completed;
- the turnover inspection report, for turnover inspections on or after July 1, 2023;
- the state's Frequently Asked Questions and Answers sheet, which also has to address leasing restrictions and identify certain pending lawsuits.
The last section of this page turns this list into a request checklist.
Which Englewood buildings need a milestone inspection?
Only condominium or cooperative buildings of three or more habitable stories. Florida Statute 553.899 excludes single through four-family dwellings of three or fewer habitable stories. The county roll shows the Sarasota side's low-rise group as "2 to 3 stories", so a three-story building can be in scope and a two-story building is not.
| Item | What Florida Statute 553.899 says (2026 edition) |
|---|---|
| First inspection | By December 31 of the year the building reaches 30 years from its certificate of occupancy, then every 10 years. A local enforcement agency may set 25 years based on local conditions such as nearness to salt water. |
| Transition dates | Reached 30 before July 1, 2022: due before December 31, 2024. Reached 30 from July 1, 2022 to December 31, 2024: due before December 31, 2025. |
| Phase one | A visual examination by a licensed architect or engineer, within 180 days of the owner's receipt of the agency's written notice. |
| Phase two | Required only if phase one finds substantial structural deterioration; testing as needed, with a progress report within 180 days of the phase one report. |
| Owner notice | The association notifies owners within 14 days of the agency notice and distributes the inspector's summary within 45 days of the report. It posts the summary on the property and, if it must have a website, publishes the full report and summary there. |
| Repairs | Repairs for substantial deterioration must start within 365 days after the agency receives the phase two report. |
Sources: Florida Statute 553.899, 2026 edition, read October 30, 2026; Florida Department of Business and Professional Regulation inspections page, read October 30, 2026.
Because most Englewood condominiums date from the 1980s (1,248 of the 2,395 Charlotte-side parcels and 661 of the 1,174 Sarasota-side parcels, per the county files), a three-story building completed in 1989 reached 30 years in 2019, so its first deadline has already passed. Whether any building has three or more habitable stories, and its certificate of occupancy date, are not in the county roll. The declaration's recording year is only a proxy.
Which county's milestone rule applies?
The parcel decides the county, and the county decides whether the 25-year option is in use.
| County side | What the research found | Status |
|---|---|---|
| Charlotte County | A county workshop on April 16, 2024 presented the 25-year option and counted 272 affected buildings in unincorporated Charlotte County. A WINK News report dated June 25, 2024 says commissioners adopted 25 years for condominiums within 3 miles of the coast. | Adoption reported; the code text and ordinance number were not read |
| Sarasota County | The 30-year state baseline. No Sarasota County 25-year option was found. The county's milestone page could not be read for this page. | Not verified |
Sources: Charlotte County workshop materials, April 16, 2024; WINK News report, June 25, 2024 (described, not linked); Sarasota County building page not readable October 30, 2026. Englewood is unincorporated, so the county rule is the one that applies on each side. The building's own notice from the county building department is the proof.
Tamarind Gulf and Bay (Charlotte side, 145 units, 2955 N Beach Road) shows what a posted report looks like. Its own site posts a Karins Engineering milestone inspection report dated June 27, 2023, project 22RS-0563, covering buildings A1 to A5, B3 to B8, C1 and D1. The report states that the structure "does not exhibit signs of substantial structural deterioration and passes the Phase 1 inspection." A phase one report is a visual inspection on one date range, so it is a document to read, not a verdict on the building today. The report's own summary of the statute reflects the 2022 text and calls the site "within the limits of the City of Englewood"; Englewood is unincorporated.
What are the structural integrity reserve study and the reserve rules after the 2024 and 2025 laws?
A structural integrity reserve study (SIRS) is a report, required at least every 10 years for residential buildings of three or more habitable stories, that estimates the remaining life, replacement cost and funding plan for the building's major systems. Florida Statute 718.112(2)(g) names the minimum components: the roof; the structure, including load-bearing walls and primary structural members; fireproofing and fire protection systems; plumbing; electrical systems; waterproofing and exterior painting; windows and exterior doors; and any other item whose deferred maintenance or replacement cost exceeds a threshold. DBPR posts that threshold at $25,675 for 2026 (the statute's floor is $25,000) and says the 2027 figure comes by February 1, 2027.
- Deadline: an owner-controlled association that existed on or before July 1, 2022 had to complete its first study by December 31, 2025 (HB 913, chapter 2025-175). If a milestone inspection is due by December 31, 2026, the study may be done together with it, but no later than December 31, 2026.
- No waiving the reserves: for budgets adopted on or after December 31, 2024, an owner-controlled association that must have a study may not waive or reduce reserves for those components, and may not spend them on anything else.
- Limited pause: for budgets adopted on or before December 31, 2028, after a milestone inspection completed in the previous two calendar years, a majority of the total voting interests may pause or reduce those contributions for up to two consecutive annual budgets to pay for milestone repairs. A study must be done before contributions resume.
- Borrowing: the 2025 law allows associations to use loans or lines of credit for study-related capital costs, disclosed in the annual financial statement and to prospective buyers.
A concrete posted example: Tamarind Gulf and Bay posts a 2025 SIRS by Dreux Isaac and Associates for budget year 2025 (report run May 24, 2024; inspection August 3, 2023; 145 units; 80 components). As posted by the association, the current cost of the reserve components is $6,411,912, the current reserve contribution is $402,615, and the report prints a fully funded percentage of 9%. A low percentage is a number to read with the funding plan, the current budget and any loan or assessment, not a pass or fail. The study is dated for budget year 2025, so a buyer should ask for the 2026 version and the 2026 budget.
For other Englewood associations, the study, its funding plan and any special assessment are in the association's budget, SIRS report and minutes. Notice for a non-emergency special assessment must be mailed, delivered or sent electronically, and posted, at least 14 days before the board meeting. No Hurricane Helene or Hurricane Milton special assessment was found in the public association postings read for this page; that is a statement about what is posted, not proof that none exists.
What does the state's condominium registry show for Englewood associations?
The Florida Department of Business and Professional Regulation (DBPR) publishes an extract of registered condominium projects. The extract downloaded October 30, 2026 has 115 project rows with an Englewood address, of which 110 carry a secondary status of "Recorded" and 5 carry "Delinquent". "Delinquent" is a registration or annual filing status. It is not a statement about structural safety or compliance, and nothing here should be read as one.
| Association (DBPR project name) | County side (parcel roll) | Registered units | Declaration recorded | DBPR status |
|---|---|---|---|---|
| Sandpiper Key, a Condo | Charlotte | 215 | 12/16/1981 | Approved / Recorded |
| Tamarind Gulf and Bay Condo (two filings, 66 and 79) | Charlotte | 145 | 03/21/1980 | Approved / Recorded |
| Pelican Landing Condo of Charlotte County | Charlotte | 84 | 10/21/1980 | Approved / Recorded |
| Fiddler's Green Condo II and Condo I | Charlotte | 175 and 72 | 06/05/1986 and 06/12/1985 | Approved / Recorded |
| Hammocks Preserve, a Condo | Charlotte | 134 | 11/16/2006 | Approved / Recorded |
| Hammocks Villas, a Condo | Charlotte | 28 | 11/28/2006 | Approved / Recorded |
| Grande Preserve on Lemon Bay | Charlotte | 48 | 12/16/2003 | Approved / Recorded |
| Boulder Pointe Condo | Charlotte | 19 | 12/05/2005 | Approved / Recorded |
| Gulf Island Strand, a Condo | Charlotte | 11 | 11/13/2006 | Approved / Recorded |
| Admiralty Villas | Charlotte (DBPR's own county field says Sarasota) | 39 | 01/24/1968 | Approved / Recorded |
| Foxwood Condo | Sarasota | 363 | 03/23/1984 | Approved / Recorded |
| Pine Hollow, a Condo | Sarasota | 120 | 11/14/1988 | Approved / Recorded |
| Glens of Park Forest and Lakes of Park Forest | Sarasota | 79 and 56 | 12/04/1989 and 11/14/1988 | Approved / Recorded |
| Englewood Isles Condo I | Sarasota | 55 | 07/02/1974 | Approved / Recorded |
Sources: DBPR condominium extract (Condo_CW.csv), downloaded October 30, 2026 (the Foxwood, Pine Hollow and Park Forest rows come from the copy downloaded October 28, 2026). Registered units are DBPR's, not always today's count. The recording date is the declaration's, not the certificate of occupancy. The county side comes from the county parcel roll, because DBPR's county field is wrong for several Manasota Key buildings.
The five Englewood-address projects with the secondary status "Delinquent" in that extract are Surf Club on the Gulf (31 units), Bow Point on the Beach (13), Placida Way Condo (6), Palm Bay Condo (5) and Beechwood Villas (4). The status means the association's annual DBPR filing was not current when the file was produced.
DBPR also runs a SIRS reporting database, split into filings before July 2025 and filings from July 2025. Its viewer could not be read for this page, so no Englewood association's SIRS filing status is reported here. A filing would show that a form was submitted, not that reserves are funded or repairs are done.
What is an estoppel certificate, and what can it cost?
An estoppel certificate is the association's signed statement of what the unit owner owes and what is pending. Under Florida Statute 718.116(8) the association must issue it within 10 business days of a request, may charge a fee only if it is on time, and the certificate stays valid for 30 days when hand delivered or emailed and 35 days when mailed by regular mail. A buyer or lender who relies on it in good faith is protected from amounts it omits.
| Request | Most the association may charge, per DBPR's sheet |
|---|---|
| Preparation and delivery | Not more than $299 |
| Expedited, delivered in 3 business days | An additional $119 |
| Unit delinquent to the association | An additional fee not to exceed $179 |
| Association approval of a sale or lease (transfer fee) | Not more than $184 per applicant; spouses, or a parent with dependent children, count as one applicant |
Sources: DBPR estoppel and transfer fee sheet, created October 29, 2026; Florida Statute 718.116, 2025 edition. The statute's base figures are $250, $100 and $150, which DBPR adjusts for inflation; DBPR says its next update of the estoppel figures is due by July 1, 2027 and of the transfer fee by July 1, 2031.
The certificate matters because a new owner is jointly and severally liable with the previous owner for assessments that were unpaid before the transfer, and can then seek recovery from the seller. The special limit for a foreclosing first mortgage holder, the lesser of 12 months of assessments or 1 percent of the original mortgage debt, does not apply to an ordinary buyer.
Which documents must an association post online, and how does a buyer get the rest?
Under Florida Statute 718.111(12)(g), an association managing 25 or more units, other than a condominium with timeshare units, must post digital copies of its declaration and amendments, bylaws, articles, rules, 12 months of approved minutes, budgets, inspection reports and the latest SIRS on a website or app within 30 days of receiving or creating each record. Many Englewood associations are smaller than that: the registry lists many projects of fewer than 25 units, and those have no posting duty. A missing public website is not by itself a red flag for a small building. For a 25-unit-plus association, an app or password-protected owner portal can satisfy the statute, so a missing public website is a question to ask.
The routes to a document, in order:
- The association's website or app, where one exists. Tamarind Gulf and Bay and Pelican Landing each post governing documents on a site of their own.
- The seller's resale package under Florida Statute 718.503.
- A written official-records request to the association. Records are due within 10 working days; a missed deadline creates a presumption of willful noncompliance with damages of $50 per day for up to 10 days. Inspection reports and SIRS reports are kept at least 15 years.
- The county building department, for the milestone notice letter, which only the local agency holds.
What does an Englewood condo cost each month?
An Englewood condo bought for $300,000 with 20 percent down costs about $3,288 to $3,419 a month before utilities, using 2026 property tax, a county-average condo insurance premium and one building's posted association dues of $1,258.33 a month. Principal and interest is $1,635.60 of that total at 7.24 percent. Data updated: October 2026.
Englewood sits in two counties, so the tax and insurance lines change with the parcel, not the ZIP code. Every figure below says which county side it belongs to: Sarasota County or Charlotte County. The sample price is a round number chosen for the arithmetic. It is not a median: the Sarasota County Property Appraiser's file shows 67 condo sales at a $202,300 median in the 12 months through October 13, 2026, and the Charlotte County Property Appraiser's file shows 144 sales at $291,800 in the 12 months through September 9, 2026. Your lender's quote controls every loan figure on this page.
What is the property tax rate on an Englewood condo?
Englewood is unincorporated, so a condo pays county, school and special-district millage and no city millage. One mill is $1 of tax for each $1,000 of taxable value. For 2026 the Sarasota County total is 11.3068 mills, and the Charlotte County total is 15.5683 mills in tax districts 001 and 005 and 16.3481 mills in district 003, the Manasota Key district. Neither county's 2026 sheet shows a fire, water or community redevelopment millage line for Englewood.
Sarasota County side: what does the 2026 millage sheet list?
| Levy (Sarasota County side) | 2025 mills | 2026 mills | Change |
|---|---|---|---|
| County General Revenue | 3.2273 | 3.2317 | plus 0.0044 |
| Mosquito Control | 0.0520 | 0.0490 | minus 0.0030 |
| Sarasota County Hospital District | 1.0420 | 1.0420 | 0.0000 |
| West Coast Inland Navigation District | 0.0394 | 0.0394 | 0.0000 |
| Southwest Florida Water Management District | 0.1831 | 0.1831 | 0.0000 |
| Bonds, debt service | 0.0667 | 0.0653 | minus 0.0014 |
| Legacy Trail debt service | 0.0382 | 0.0373 | minus 0.0009 |
| Total county (no school) | 4.6487 | 4.6478 | minus 0.0009 |
| School Board, State | 2.8470 | 2.6810 | minus 0.1660 |
| School Board, Local | 3.2480 | 3.2480 | 0.0000 |
| Total school | 6.0950 | 5.9290 | minus 0.1660 |
| Emergency Medical Services | 0.7300 | 0.7300 | 0.0000 |
| Total county-wide | 11.4737 | 11.3068 | minus 0.1669 |
| Non-school portion of the total | 5.3787 | 5.3778 | minus 0.0009 |
Arithmetic for 2026: 3.2317 + 0.0490 + 1.0420 + 0.0394 + 0.1831 + 0.0653 + 0.0373 = 4.6478 county; plus school 5.9290 plus EMS 0.7300 = 11.3068. School 2026: 2.6810 + 2.2480 + 1.0000 = 5.9290 (the local line is 2.2480 non-voted plus 1.0000 voted).
Two district lines apply only if the parcel lies inside them: Lighting, Englewood (0.0438 mills in 2025, 0.0644 in 2026) and Navigable Waterways (0.0300 in both years). The parcel record or tax bill settles whether a given condo parcel carries either one. The Sarasota total excludes Longboat Key, North Port and the City of Venice, none of which is Englewood.
Sources: Sarasota County Tax Collector, 2026 sheet headed "Tax Roll 2026 Certified September 29th, 2026"; Sarasota County Tax Collector, 2025 sheet certified October 3, 2025.
Charlotte County side: what does the 2026 final millage chart list?
| Column on the chart | 2025 mills (districts 001, 005) | 2026 mills (districts 001, 005) | Change |
|---|---|---|---|
| County | 6.0394 | 6.1275 | plus 0.0881 |
| Law Enf. | 2.1449 | 2.3578 | plus 0.2129 |
| Lighting | 0.1907 | 0.1907 | 0.0000 |
| Integrated Shoreline | 0.1978 | 0.1978 | 0.0000 |
| Env. Sensitive Debt | 0.2000 | 0.2000 | 0.0000 |
| WCIND | 0.0394 | 0.0394 | 0.0000 |
| SWFWMD | 0.1831 | 0.1831 | 0.0000 |
| Non-school subtotal | 8.9953 | 9.2963 | plus 0.3010 |
| School State | 3.0400 | 3.0240 | minus 0.0160 |
| School Local | 3.2480 | 3.2480 | 0.0000 |
| Total school | 6.2880 | 6.2720 | minus 0.0160 |
| Total, districts 001 and 005 | 15.2833 | 15.5683 | plus 0.2850 |
| Added for district 003: Manasota Key Street and Drainage | 0.7798 | 0.7798 | district 003 total 16.0631 (2025), 16.3481 (2026) |
Arithmetic for 2026: 6.1275 + 2.3578 + 0.1907 + 0.1978 + 0.2000 + 0.0394 + 0.1831 = 9.2963 non-school; plus school 6.2720 = 15.5683. District 003: 15.5683 + 0.7798 = 16.3481. The chart lists 7,506 parcels in district 001, 2,036 in district 003 and 23,907 in district 005.
Which district a particular condo sits in is on the parcel record or tax bill. The Charlotte chart names district 003 as the one carrying the Manasota Key Street and Drainage add-on, so island condos are the likeliest district 003 parcels, but the record, not that inference, decides. The Charlotte chart has no Englewood fire, Englewood water or community redevelopment column.
Sources: Charlotte County Property Appraiser, "2026 Final Millage Rates by Tax District" (PDF created October 7, 2026); Charlotte County Property Appraiser, "2025 Tax Roll Final Rates".
Why does the same price pay more tax on the Charlotte side?
The non-school millage differs: 9.2963 mills on the Charlotte side (districts 001 and 005) against 5.3778 on the Sarasota side. School millage is closer, 6.2720 against 5.9290. On a $300,000 condo with no homestead exemption, the Charlotte mainland districts cost $4,670.49 a year and the Sarasota side $3,392.04, a difference of $1,278.45 (4,670.49 minus 3,392.04).
How do homestead and the 10 percent cap change a buyer's bill?
- Homestead exemption. The first $25,000 of assessed value is exempt from every levy including school. A second exemption on assessed value above $50,000 applies to non-school levies only and is indexed: the Florida Department of Revenue table lists $25,722 for 2025 and $26,411 for 2026. The 2026 non-school exemption is therefore 25,000 + 26,411 = $51,411. Charlotte County's appraiser page still describes the second exemption as another $25,000 and does not print the indexed figure, so this page uses the Department of Revenue figure.
- Who qualifies and when. The unit must be the owner's permanent residence on January 1, and a first application is filed between January 1 and March 1. A condominium unit can be homesteaded.
- Save Our Homes does not transfer. The homestead assessed-value cap is 3 percent or inflation, whichever is lower. After a change of ownership, the Charlotte appraiser's wording is that assessed value returns to just value the following year. A seller's low tax bill is not a buyer's tax bill.
- Non-homestead cap. For non-homestead residential property, Florida Statutes section 193.1554 limits annual assessed-value growth to 10 percent and resets to just value as of January 1 of the year after a change of ownership. Charlotte's appraiser adds that this cap does not cover the School Board's levy. For a buyer, year one is at about the price: $300,000 in year one can be assessed at no more than 300,000 x 1.10 = $330,000 for non-school levies in year two.
A constitutional amendment on the November 3, 2026 ballot (Amendment 3) would change the homestead exemption and the non-homestead cap if it receives 60 percent; the Charlotte County Property Appraiser's page describes it and takes no position. This page shows current law only.
Sources: Florida Department of Revenue, Additional Homestead Exemption Adjustment (revised January 2026); Sarasota County Property Appraiser FAQs; Charlotte County Property Appraiser exemptions page and Amendment 3 page; Florida Statutes 2025, section 193.1554.
What is the worked property tax on a $300,000 and a $420,000 Englewood condo?
Method: taxable value times millage, divided by 1,000. With homestead, school taxable value is the price minus $25,000 and non-school taxable value is the price minus $25,000 minus $26,411. Without it, both are the full price. These assume the first-year assessed value equals the price, which is an illustration and not a quote. They exclude every non-ad valorem charge listed in the next subsection.
| $300,000 condo, 2026 rates | School / non-school taxable | Calculation | Annual tax | Monthly |
|---|---|---|---|---|
| Sarasota side, no homestead | 300,000 / 300,000 | 300.000 x 11.3068 | $3,392.04 | $282.67 |
| Sarasota side, homestead | 275,000 / 248,589 | school 275.000 x 5.9290 = 1,630.47; non-school 248.589 x 5.3778 = 1,336.86 | $2,967.34 | $247.28 |
| Charlotte districts 001/005, no homestead | 300,000 / 300,000 | 300.000 x 15.5683 | $4,670.49 | $389.21 |
| Charlotte districts 001/005, homestead | 275,000 / 248,589 | school 275.000 x 6.2720 = 1,724.80; non-school 248.589 x 9.2963 = 2,310.96 | $4,035.76 | $336.31 |
| Charlotte district 003, no homestead | 300,000 / 300,000 | 300.000 x 16.3481 | $4,904.43 | $408.70 |
| Charlotte district 003, homestead | 275,000 / 248,589 | school 1,724.80; non-school 248.589 x 10.0761 = 2,504.81 | $4,229.61 | $352.47 |
Homestead saves $424.70 a year on the Sarasota side (3,392.04 minus 2,967.34), $634.73 in Charlotte districts 001/005 (4,670.49 minus 4,035.76) and $674.82 in district 003 (4,904.43 minus 4,229.61). Rounding note: on the Sarasota homestead row the two parts add to 2,967.33 and the unrounded product gives $2,967.34, the figure used throughout. Sources: Sarasota County Tax Collector 2026 sheet; Charlotte County Property Appraiser 2026 final chart; Florida Department of Revenue homestead table.
| $420,000 condo, 2026 rates | School / non-school taxable | Calculation | Annual tax | Monthly |
|---|---|---|---|---|
| Sarasota side, no homestead | 420,000 / 420,000 | 420.000 x 11.3068 | $4,748.86 | $395.74 |
| Sarasota side, homestead | 395,000 / 368,589 | school 395.000 x 5.9290 = 2,341.95; non-school 368.589 x 5.3778 = 1,982.20 | $4,324.15 | $360.35 |
| Charlotte districts 001/005, no homestead | 420,000 / 420,000 | 420.000 x 15.5683 | $6,538.69 | $544.89 |
| Charlotte districts 001/005, homestead | 395,000 / 368,589 | school 395.000 x 6.2720 = 2,477.44; non-school 368.589 x 9.2963 = 3,426.51 | $5,903.95 | $492.00 |
| Charlotte district 003, no homestead | 420,000 / 420,000 | 420.000 x 16.3481 | $6,866.20 | $572.18 |
| Charlotte district 003, homestead | 395,000 / 368,589 | school 2,477.44; non-school 368.589 x 10.0761 = 3,713.94 | $6,191.38 | $515.95 |
Sources: Sarasota County Tax Collector 2026 sheet; Charlotte County Property Appraiser 2026 final chart; Florida Department of Revenue homestead table. Same-price check at $300,000 with 2025 rates: Sarasota side no homestead 300.000 x 11.4737 = $3,442.11 (2026: $3,392.04); Charlotte districts 001/005 no homestead 300.000 x 15.2833 = $4,584.99 (2026: $4,670.49).
What else can appear on an Englewood tax bill besides millage?
Non-ad valorem assessments are collected on the same bill and homestead does not reduce them. The rows below are the ones the research found with a published rate. How a condominium unit is billed under each is not stated on the pages read, so the parcel's tax bill settles it.
| Charge | Side | Published amount | Not stated on the page |
|---|---|---|---|
| Englewood Area Fire Control, residential assessment | Both (the district spans the county line) | $290.78 for 2026-2027 | How a condominium unit is billed |
| Englewood East Street and Drainage MSBU | Charlotte mainland, inside the MSBU only | $292.00 per equivalent residential unit (ERU), adopted for both FY2026 and FY2027 | Whether a parcel is inside the MSBU, and how many ERUs a unit counts |
| North Manasota Key Beach Renourishment MSBU | Charlotte, island parcels inside the MSBU | FY2026 adopted maintenance per ERU: $21.83 (Residential Recreation) and $3.57 (Nearshore Benefit Zone) | How a unit converts to ERUs |
| Sarasota solid waste and stormwater codes; Englewood Water District capital codes | Sarasota | Listed as codes on the 2026 sheet with no rates | Amounts: the tax bill |
Illustration, assuming every unit counts as one ERU and falls inside both districts, which is not established: a Charlotte mainland condo inside Englewood East would carry 290.78 + 292.00 = $582.78 a year, or $48.57 a month (582.78 divided by 12); an island condo with one ERU in the renourishment MSBU would carry 290.78 + 21.83 + 3.57 = $316.18 a year, or $26.35 a month, on top of the district 003 mills already counted above. Sources: Englewood Area Fire Control District assessments page; Charlotte County Englewood East MSBU FY26 adopted budget; Charlotte County North Manasota Key Beach Renourishment MSBU FY2026 adopted budget; Sarasota County Tax Collector 2026 sheet.
What does condo insurance (HO-6) cost in Englewood?
The Florida Office of Insurance Regulation reports a county average of $1,759 a year for condo unit owners in Sarasota County and $1,394 a year in Charlotte County, both including wind, in its July 1, 2026 report with data as of March 31, 2026. These are county averages, not Englewood quotes and not a quote for any building. A Gulf-front building or an older one can sit well outside them, and the report itself says the premium charged varies with company, insured value, deductibles and policy terms.
| County | Condo unit owners, average including wind (OIR) | Condo unit owners, average excluding wind (OIR) | Citizens HO-6 approved average, 2026 |
|---|---|---|---|
| Sarasota County | $1,759 | $1,052 | $1,585 (527 policies, approved change minus 12.7 percent) |
| Charlotte County | $1,394 | $933 | $1,438 (104 policies, approved change minus 12.4 percent) |
Sources: Florida Office of Insurance Regulation, Property Insurance Stability Report, July 1, 2026; Citizens Property Insurance, "2026 Approved Rate Changes by County". The Citizens figures are averages across Citizens policies only.
- What the master policy and your policy each cover. Florida Statutes section 718.111(11) requires the association to carry adequate property insurance, and its coverage excludes personal property within the unit and certain fixtures and finishes inside it. Your HO-6 covers contents, interior items, liability and loss assessment.
- Loss assessment minimum. Section 627.714 requires unit-owner policies to carry at least $2,000 of loss assessment coverage per direct loss, with a deductible of no more than $250. A large master-policy hurricane deductible can be passed to owners as an assessment, so ask for the master policy declarations page and its wind deductible.
- Citizens and flood. Citizens' flood requirement reaches all other personal-lines wind policies on January 1, 2027, and Citizens' own page exempts condominium unit-owner policies. A mortgage lender can still require flood coverage for a loan in a flood zone.
Sources: Florida Statutes 2025, sections 718.111, 627.714 and 627.351; Citizens Property Insurance flood requirement page.
What are condo association dues in Englewood?
Only two Englewood-area associations were found publishing a dollar figure on their own websites, and both are on the Charlotte side. No other building's dues are printed on this page, because listing-portal fee fields are seller-entered and are not association documents. The authoritative figure for any unit is the association's budget or the estoppel certificate.
| Association (Charlotte side) | Dues the association posts | Basis and date | What the page does not say |
|---|---|---|---|
| Tamarind Gulf and Bay, Manasota Key (145 units) | $3,775 per quarter, or $15,100 a year (3,775 x 4), due January 1, April 1, July 1 and October 1 | Association home page, labeled "2026 dues", read October 30, 2026 | Whether the figure is per unit or per unit type; the posted 2026 budget would show it |
| Pelican Landing, Manasota Key (84 units) | $3,005 per quarter, due the first of January, April, July and October | Association forms page, read October 30, 2026; the page does not name a year | The year, the unit basis, and what the dues include |
Sources: Tamarind Gulf and Bay Condominium Association website; Pelican Landing Condominium Association website, forms page.
What do condo dues usually cover, and why do SIRS reserves raise them?
Dues fund the association's common-expense budget. In general that budget pays for the master insurance policy the statute requires, the association's management and operating costs, maintenance of common areas, and reserves. Which of these a given building includes, and whether water, trash, cable or grounds are in the number, is set by that association's declaration and budget. Neither Tamarind Gulf and Bay's nor Pelican Landing's posted pages say what their dues include, so the budget is the document to read.
Water is one example. Englewood Water District's rules treat each individually metered condo unit like a single-family home (one equivalent residential connection), while a building on a master meter is billed to the association, which recovers the cost through dues. That is why a building's water arrangement belongs in the question list below.
Reserves are the part that has changed. Florida requires an owner-controlled association with a required structural integrity reserve study (SIRS) to study the reserve items, covering the roof, structure, fireproofing and fire protection, plumbing, electrical systems, waterproofing and exterior painting, windows and exterior doors, and any other item above the threshold. DBPR posts that threshold for 2026 at $25,675. For budgets adopted on or after December 31, 2024, an association with a required SIRS cannot waive those reserves, and the study's funding plan sets how much a building must set aside each budget year. A limited pause after a milestone inspection is allowed for up to two consecutive budgets through 2028 if owners vote for it. When a building has underfunded its reserves, the choices are higher dues, a special assessment or a loan or line of credit the statute now allows, and each lands on owners.
One posted example, quoted as the association posts it: Tamarind Gulf and Bay's 2025 SIRS (budget year January 1 to December 31, 2025) lists 145 units, components with a current cost of $6,411,912, a current reserve funding contribution of $402,615 and a fully funded percentage of 9. That is one building's study for one budget year. A low percentage is a number to read together with the funding plan, the current budget and any loan or assessment disclosed, not a pass or fail, and it says nothing about any other Englewood building. The association also posts a Karins Engineering milestone inspection report dated June 27, 2023, whose phase one found no substantial structural deterioration.
Sources: Florida Statutes 2025, sections 718.112 and 718.111; DBPR reserve threshold page (2026); Tamarind Gulf and Bay SIRS and milestone report as posted by the association; Englewood Water District Customer Rules and Regulations.
Were there condo special assessments in Englewood after the 2024 hurricanes?
No Englewood or Manasota Key condo special assessment tied to Hurricane Helene or Hurricane Milton was found in any public association posting, county record or news report read for this page. That is "none found in public association postings", not a statement that none exist. Tamarind Gulf and Bay's financials page lists no special assessment, and its newsletters page ends at Summer 2024.
The document that would settle it for a building is the estoppel certificate, the last two years of itemized assessments and the board minutes. A buyer is jointly and severally liable with the seller for unpaid assessments that came due before the transfer under section 718.116(1)(a), and can seek reimbursement from the seller.
Sources: Tamarind Gulf and Bay financials and newsletters pages; Florida Statutes 2025, section 718.116.
What are the estoppel and transfer fees on an Englewood condo?
The association must deliver an estoppel certificate within 10 business days of a written request. DBPR's current published caps are $299 for preparation and delivery, plus $119 if expedited, plus up to $179 more if the unit is delinquent; the statute's base figures of $250, $100 and $150 are inflation-adjusted by DBPR. A missed deadline bars the preparation fee. DBPR also lists a transfer fee cap for lease or sale approval of not more than $184 per applicant for condominium associations. A late fee, if the declaration allows it, is up to the greater of $25 or 5 percent of each late installment.
Sources: DBPR estoppel and transfer fee sheet; Florida Statutes 2025, section 718.116(3) and (8).
What is the water and sewer bill for an Englewood condo?
Englewood Water District serves about 44.5 square miles in southern Sarasota County and western Charlotte County. Its rules effective October 1, 2026 set a water base charge of $29.37 and a wastewater base charge of $42.75 per connection per month, with usage of $3.50 per 1,000 gallons for water up to 6,000 gallons and $5.45 per 1,000 gallons for wastewater. At 3,200 gallons a month, the bill is $100.76.
| Line at 3,200 gallons a month | Arithmetic | Amount |
|---|---|---|
| Water | 29.37 + 3.50 x 3.2 = 29.37 + 11.20 | $40.57 |
| Sewer | 42.75 + 5.45 x 3.2 = 42.75 + 17.44 | $60.19 |
| Total | 40.57 + 60.19 | $100.76 a month |
Sources: Englewood Water District, Customer Rules and Regulations, Resolution CS-26-09-10-G, effective October 1, 2026. The 3,200 gallon figure is the average residential use stated in the district's 2025 rate study. Charlotte County Utilities publishes separate April 1, 2026 rates, and which provider serves a given Charlotte parcel is not stated on the sources read; check the parcel with the utility.
What is the monthly cost of a $300,000 Englewood condo with 20 percent down?
The table below uses a $300,000 price, $60,000 down and a $240,000 loan at 7.24 percent over 30 years. That rate is Freddie Mac's 30-year fixed average for the week released October 29, 2026. Principal and interest is $1,635.60 a month, from i = 0.0724 / 12 = 0.0060333 and the standard payment formula 240,000 x i / (1 minus (1 + i) to the power of minus 360). The dues line is Tamarind Gulf and Bay's posted 2026 dues of $3,775 a quarter, or 3,775 x 4 / 12 = $1,258.33 a month. Tamarind is a single Charlotte-side building, so that line is a one-building example used on both sides to isolate the tax and insurance difference. It is not an average or a typical Englewood figure.
| Scenario | Principal and interest | Property tax (annual / 12) | HO-6 (annual / 12) | Dues example | Total a month |
|---|---|---|---|---|---|
| A. Sarasota side, homestead | 1,635.60 | 2,967.34 / 12 = 247.28 | 1,759 / 12 = 146.58 | 1,258.33 | 3,287.79 |
| B. Sarasota side, no homestead | 1,635.60 | 3,392.04 / 12 = 282.67 | 146.58 | 1,258.33 | 3,323.18 |
| C. Charlotte districts 001/005, homestead | 1,635.60 | 4,035.76 / 12 = 336.31 | 1,394 / 12 = 116.17 | 1,258.33 | 3,346.41 |
| D. Charlotte districts 001/005, no homestead | 1,635.60 | 4,670.49 / 12 = 389.21 | 116.17 | 1,258.33 | 3,399.31 |
| E. Charlotte district 003, homestead | 1,635.60 | 4,229.61 / 12 = 352.47 | 116.17 | 1,258.33 | 3,362.57 |
| F. Charlotte district 003, no homestead | 1,635.60 | 4,904.43 / 12 = 408.70 | 116.17 | 1,258.33 | 3,418.80 |
Total arithmetic: A is 1,635.60 + 247.28 + 146.58 + 1,258.33 = 3,287.79; F is 1,635.60 + 408.70 + 116.17 + 1,258.33 = 3,418.80. The dues line is 36.8 to 38.3 percent of the totals and principal and interest is 47.8 to 49.7 percent. Using Citizens' approved HO-6 averages instead of OIR's would be 1,585 / 12 = $132.08 on the Sarasota side and 1,438 / 12 = $119.83 on the Charlotte side, a change of about plus $15 and plus $4 a month. Not in any total: electricity, internet, the fire and other non-ad valorem charges above (Englewood Area Fire Control's $290.78 is $24.23 a month if a condo is billed the residential rate, which is not established), water if the unit is individually metered ($100.76 at 3,200 gallons), flood contents insurance and special assessments. Sources: Freddie Mac Primary Mortgage Market Survey, October 29, 2026; Sarasota County Tax Collector and Charlotte County Property Appraiser 2026 rates; Florida OIR July 1, 2026 report; Tamarind Gulf and Bay website.
At $420,000 with a $336,000 loan, principal and interest at 7.24 percent is $2,289.83, and the same method gives these totals with the same dues and HO-6 lines:
| $420,000 scenario | Principal and interest | Tax per month | HO-6 per month | Dues example | Total a month |
|---|---|---|---|---|---|
| Sarasota side, homestead | 2,289.83 | 360.35 | 146.58 | 1,258.33 | 4,055.09 |
| Sarasota side, no homestead | 2,289.83 | 395.74 | 146.58 | 1,258.33 | 4,090.48 |
| Charlotte districts 001/005, homestead | 2,289.83 | 492.00 | 116.17 | 1,258.33 | 4,156.33 |
| Charlotte districts 001/005, no homestead | 2,289.83 | 544.89 | 116.17 | 1,258.33 | 4,209.22 |
On identical price, dues, rate and exemption, the Charlotte side adds $58.62 a month with homestead at $300,000 (3,346.41 minus 3,287.79) and $76.13 without it (3,399.31 minus 3,323.18), because the higher tax outweighs the lower HO-6 average. The dues line moves the total by far more than the county does, which is why the building's own budget matters most. Sources: same as the table above.
What are a buyer's closing costs on an Englewood condo?
These are the state-set items only, for a financed purchase. The lender's fees, appraisal, survey, inspection, recording fees, prepaid taxes and insurance, and association application or transfer fees are extra and vary. They are the same on both county sides.
| Item | Rule | $300,000 price, $240,000 loan | $420,000 price, $336,000 loan |
|---|---|---|---|
| Documentary stamp tax on the note and mortgage | 35 cents on each $100 (s. 201.08) | 240,000 / 100 x 0.35 = $840.00 | 336,000 / 100 x 0.35 = $1,176.00 |
| Intangible tax on the mortgage | 2 mills (s. 199.133) | 240,000 x 0.002 = $480.00 | 336,000 x 0.002 = $672.00 |
| State taxes on the loan | $1,320.00 | $1,848.00 | |
| Owner's title premium, first $100,000 | $5.75 per $1,000 (Florida Administrative Code 69O-186.003) | 100 x 5.75 = $575.00 | $575.00 |
| Owner's title premium, balance | $5.00 per $1,000 | (300 minus 100) x 5.00 = $1,000.00 | (420 minus 100) x 5.00 = $1,600.00 |
| Owner's title premium | $1,575.00 | $2,175.00 | |
| Lender's policy, issued with the owner's policy | $25.00 minimum when the loan does not exceed the owner's amount | $25.00 | $25.00 |
| Deed documentary stamps (shown for completeness) | 70 cents per $100 of consideration (s. 201.02); the statute does not name the payer | 300,000 / 100 x 0.70 = $2,100.00 | 420,000 / 100 x 0.70 = $2,940.00 |
Who pays the owner's title premium and the deed stamps is a matter of local custom and the sales contract, not of the statutes read. For the Charlotte side the custom is negotiated and the contract decides; the same applies on the Sarasota side. A buyer with a mortgage pays the lender's policy. The title schedule has no discounting and a minimum premium of $100. Sources: Florida Statutes 2025, sections 201.08, 201.02 and 199.133; Florida Administrative Code 69O-186.003.
What does the public record not show about Englewood condo costs?
- Which Charlotte tax district (001, 003 or 005) a condo parcel is in, whether it is inside the Englewood East or Manasota Key beach MSBUs, and how many ERUs a unit counts: the parcel record or tax bill.
- Solid waste and stormwater assessment amounts for 2026 on either side: the tax bill or each county's adopted assessment resolution.
- How Englewood Area Fire Control bills a condominium unit: the district's assessment resolution.
- Dues, budget contents and special assessment history for every building except the two above: the association's budget, SIRS report, minutes and an estoppel certificate.
- Master-policy deductibles and flood status for any building: the master policy declarations page.
Data updated: October 2026.
Can you get a mortgage on an Englewood condo?
Yes, if the building passes the loan program's project review: a buyer can finance an Englewood condo with a conventional, FHA or VA loan, but each program reviews the building as well as the buyer, and HUD's FHA list read October 30, 2026 shows no approved project in ZIP 34223 or 34224. Data updated: October 2026.
This section describes what the programs publish. It is not loan advice, and your lender's quote controls the rate, the eligibility of a specific building and the terms. Freddie Mac's 30-year fixed average was 7.24 percent for the week released October 29, 2026 (7.32 percent the prior week, 6.17 percent a year earlier), and its 15-year fixed average was 6.60 percent. That is a weekly national average for conforming loans with 20 percent down, and a condo loan quote can differ with the project review and loan-level price adjustments.
Can you use an FHA loan on an Englewood condo?
HUD's condominium database, queried on October 30, 2026 by ZIP code, shows no approved project in ZIP 34223 or 34224, so an FHA buyer's path is a single-unit approval, which the lender requests building by building. The search returned two records under ZIP 34223, both Sarasota County projects, and none under ZIP 34224. Neither record is approved.
| ZIP | HUD project name | Address as HUD lists it | HUD status | Status date | FHA concentration |
|---|---|---|---|---|---|
| 34223 | FOXWOOD | 561 Foxwood Blvd, Englewood (Sarasota County) | Rejected Single-Unit Approval | 09/22/2020 | 0.00 percent |
| 34223 | GASPARILLA | 160 Jose Gaspar Dr, Englewood (Sarasota County) | Rejected Single-Unit Approval | 03/12/2026 | 1.69 percent |
| 34224 | none | HUD returned "NO RECORDS MATCH YOUR SELECTION CRITERIA" | not applicable | not applicable | not applicable |
Sources: U.S. Department of Housing and Urban Development, Condominiums List, "as of 10/30/2026". The search used HUD's HRAP/DELRAP approval method; HUD's older approval method and other ZIP codes were not queried. HUD's help page does not define the status words, so read a "Rejected Single-Unit Approval" record as no blanket project approval in force, not as a ruling on the building. A project absent from the list is not ineligible: the large Manasota Key buildings have no HUD record, and a lender can request single-unit approval for any eligible project.
Single-unit approval, as HUD's help page describes it, requires that the project be ready for occupancy, have at least five units, not be manufactured housing, not be under an adverse determination affecting viability, and meet the FHA concentration limit: projects of ten or more units may have at most 10 percent of units with active FHA-insured mortgages, and projects of fewer than ten units at most two. The lender submits Form HUD-9991 with the FHA case number. HUD's condominium page says FHA insures condominium loans of up to 30 years in approved projects or projects meeting single-unit approval requirements.
Can you use a VA loan on an Englewood condo?
VA approves condominiums by development, and the lender searches the VA's WebLGY system under Loan, then Condo, with the state field required; if no record exists the lender creates one and uploads the review package. That process is described in VA's condominium approval quick reference guide for lenders, dated March 2020. No VA-approved project list for ZIP 34223 or 34224 could be obtained for this page, so whether a particular Englewood building has a VA record is not shown here. The VA customized condo report or a lender's WebLGY search would show it.
Sources: U.S. Department of Veterans Affairs, Loan Guaranty, Condo Approval for Lenders quick reference guide (March 2020).
What do Fannie Mae and Freddie Mac require of a condo project?
Both publish project standards, and a building that fails them is not eligible for a conventional loan sold to either. The items below are quoted from each organization's own pages as read on October 30, 2026. Fannie Mae's pages carry a version date of 08/05/2026 and its Selling Guide PDF is marked "Published: October 07 2026"; Freddie Mac's fact sheet is dated August 2026.
| Topic | What the page says | Organization |
|---|---|---|
| Critical repairs | A project that needs critical repairs is ineligible. Examples include unfunded repairs over $10,000 per unit that should be undertaken within 12 months, mold, water intrusion, advanced deterioration and a failed mandatory safety inspection. Repairs made by owners or funded by special assessment are excluded from the dollar test. | Fannie Mae B4-2.1-03 (08/05/2026) |
| Special assessments | The lender reviews purpose, approval date, original and remaining amounts and expected payoff. If an assessment funds a critical repair that remains unremediated, the project is ineligible. | Fannie Mae B4-2.1-03 |
| Reserves | The annual budgeted replacement reserve allocation is at least 10 percent of annual budgeted assessment income; a reserve study can replace the calculation under conditions. | Fannie Mae B4-2.2-02 (08/05/2026) |
| Delinquency | No more than 15 percent of units 60 or more days past due on common expense assessments, and the same limit for any special assessment. | Fannie Mae B4-2.2-02; Freddie Mac fact sheet (established projects) |
| Litigation | Pending litigation naming the association or sponsor over safety, structural soundness, habitability or functional use makes a project ineligible, with minor-matter exceptions. | Fannie Mae B4-2.1-03 |
| Commercial space | Nonresidential space may not exceed 35 percent of the project or building. | Fannie Mae B4-2.1-03 |
| Evacuation order | Ineligible until the condition is remediated and the building is deemed safe. | Fannie Mae B4-2.1-03; Freddie Mac fact sheet |
| Reserve budget and special assessments | Established and new projects budget 10 percent for reserves, and special assessments cannot be used in place of the 10 percent budget reserve allocation. | Freddie Mac condominium unit mortgage FAQ |
| Applications on or after August 3, 2026 | Baseline funding cannot be used for reserve study exceptions, and the study's highest recommendation must be met. Streamlined Review may be used only if the application received date is before August 3, 2026. | Freddie Mac condominium unit mortgage FAQ |
| Inspections | Projects that have failed any local regulatory inspection are not eligible. Sellers must review any structural or mechanical inspection in the past 3 years, and if a seller cannot determine whether critical repairs are needed, the project is not eligible. | Freddie Mac condominium unit mortgage FAQ |
| Owner-occupancy | The 50 percent owner-occupancy requirement no longer applies to Established condominium projects; it still applies to New ones. | Freddie Mac condominium unit mortgage FAQ |
| Review types | Established, New, Reciprocal, Project Certified and Exempt From Review. Exempt From Review covers 2- to 4-unit projects, 5- to 10-unit projects not in a master association, detached condo units and certain refinances. | Freddie Mac fact sheet (August 2026) |
Sources: Fannie Mae Selling Guide B4-2.1-03, B4-2.1-01 and B4-2.2-02; Freddie Mac, "Condominium Unit Mortgages and Project Reviews" fact sheet (August 2026); Freddie Mac condominium unit mortgage FAQ. Fannie Mae's page describes no Limited Review process. Where either organization's page says a rule depends on the application date, the lender applies the version in force on the application date.
What this means in practice: the association's budget, reserve study, SIRS, minutes, insurance certificate and any special assessment records are what a lender and the project review look at, so a building with unremediated critical repairs, low reserve funding or heavy delinquencies can be ineligible for conventional financing whatever the buyer's credit. The association or its manager can say which of these documents it has posted. The public record read for this page does not show any Englewood building's conventional-loan eligibility, FHA status beyond the table above, or VA status.
What if you pay cash for an Englewood condo?
A cash purchase skips lender project review, but it does not skip the association's budget, reserves or assessments. The same documents decide what you will pay each month and whether a resale to a financed buyer will work later, because a building that fails Fannie Mae or Freddie Mac standards narrows the pool of buyers who can finance it. The research read for this page did not find a published financing rule for Englewood co-op share purchases, which are kept apart from condominiums on the county roll; ask the co-op's lender or its governing documents directly.
Data updated: October 2026.
Are Englewood condos in a flood zone?
Some Englewood condos are in FEMA flood zones and some are not: the zone belongs to each building, and it differs between Manasota Key, Englewood Beach and the mainland on Lemon Bay, and between the Charlotte County side and the Sarasota County side. Check the exact building before you make an offer. Data updated: October 2026.
This page does not print a building-by-building flood zone table. FEMA's map services do not allow scripted address queries, so no one pulled zones for a list of Englewood buildings, and a table built any other way would be a guess. What follows explains how the zones work, what the two counties publish, and how to look up one building by hand in a few minutes.
How do you look up the flood zone of one Englewood condo building?
Start with the county that taxes the parcel, because the county decides which flood map, which floodplain office and which evacuation system apply. The ZIP code does not settle it: most condo parcels with a 34223 address are Sarasota County parcels, while the Englewood Beach parks and the island buildings are Charlotte County. The property appraiser record for the parcel names the county.
- Charlotte County parcel: use the county's Forerunner flood portal (the county flood page names it). It shows the flood zone and base flood elevation by property and lists any elevation certificate the county holds.
- Sarasota County parcel: use the county's own flood map viewer and its public elevation certificate folder. Sarasota's website blocked automated reading during research, so look at it in a browser.
- Either county: FEMA's Map Service Center (msc.fema.gov) shows the effective map panel for an address when you search by hand.
- Ask the association for the building's elevation certificate, the flood page of its insurance declarations, and the last two years of insurance renewal letters.
A flood zone attaches to the building footprint on the map, not to a unit. In a multi-story condominium, every unit in a building shares the building's zone, and the elevation certificate measures the building's lowest floor, not the floor your unit is on. A third-floor unit in an AE building is still in an AE building. Whether a lender or a flood insurer wants the building certificate or a unit certificate is a question for the carrier; the record read for this page does not settle it.
What do the flood zone letters mean?
FEMA's glossary defines Zone A as a Special Flood Hazard Area, the area inundated by the flood with a 1 percent chance of occurring in a given year. AE and VE are Special Flood Hazard Area labels. Zone X (shaded) is the moderate hazard area between the 1 percent flood limit and the 0.2 percent annual chance flood. Zone X (unshaded) is minimal hazard, above the 0.2 percent flood.
Charlotte County's flood page adds the coastal detail that matters on the island. V zones are areas affected by waves over 3 feet. A "Coastal A Zone," where wave action is 1.5 to 3 feet, must be built to V zone standards. The county uses the NAVD88 elevation datum, which is the datum on the elevation certificate.
What did the screening grid of map points show?
Zones change from one spot to the next in Englewood, and the one numerical check we hold shows it. On October 28, 2026, our Englewood research ran a grid of map points, not parcels, against FEMA's flood hazard layer. In the Manasota Key box, 63 percent of the 201 land points fell in zone AE or VE. In the mainland Englewood box, 41 percent of the 435 land points did.
That is a screening grid, not a count of buildings and not an area-weighted measure, and it must not be read as "63 percent of condos." Use it only as a reason to check each building: on the island the odds that a given building sits in a high-risk zone are high, and on the mainland they are well below even but far from zero.
Which flood maps apply, and when were they issued?
| Item | Charlotte County side (Englewood Beach, island, Charlotte mainland) | Sarasota County side (Sarasota mainland) |
|---|---|---|
| Effective flood map (FIRM) | December 15, 2022 (unincorporated Charlotte County, FEMA community 120061) | March 27, 2024 |
| Community Rating System class | Class 5, 25 percent discount (FEMA Community Status Book) | Class 5 (Sarasota County staff memo as reported in January 2025) |
| Evacuation system | Zones A Red, B Orange, C Yellow, D Green, E Purple | Evacuation "levels" |
| Where to look up a building | County Forerunner portal | County flood map viewer |
Sources: FEMA Community Status Book (read October 30, 2026); Charlotte County flood page (read October 30, 2026); Sarasota County flood map information as reported by WWSB, February 2024; a Sarasota News Leader report of the county staff memo, January 2025.
No countywide preliminary or revised map was found for either county. Federal Register notice of January 21, 2026 lists one individual Letter of Map Revision for unincorporated Charlotte County (case 24-04-2314P, dated November 4, 2025); that is a single case, not a new countywide map. The FEMA Map Service Center holds the full list of pending products, and that tool is used by hand.
What is the Community Rating System class, and what does it mean for a condo owner?
The Community Rating System is a FEMA program that gives flood insurance discounts to policyholders in communities that go beyond minimum floodplain rules. Class 5 is up to a 25 percent discount, and Class 4 is 30 percent. Unincorporated Charlotte County is Class 5 and has been in the program since October 1, 1992, per FEMA's Community Status Book. Sarasota County is also Class 5, per a county staff memo reported in January 2025.
FEMA's own FAQ (September 2024) says the discount is not applied when the policy would exceed the maximum rate cap, when the building does not comply with community floodplain rules, when the policy is a Group Flood Insurance Policy or provisionally rated, or when the community is in the Emergency Program. So a Class 5 community does not mean every flood policy is 25 percent cheaper. This page prints no dollar savings figure because the county's own pages carry conflicting totals.
Which evacuation zone is an Englewood condo in?
Evacuation labels differ across the county line, and the same letter does not mean the same thing. Charlotte County, which covers Englewood Beach, south Manasota Key and the Charlotte mainland, uses five zones: A Red, B Orange, C Yellow, D Green and E Purple. The county says the zones are based on National Hurricane Center data, elevation and evacuation routes, and that storm surge does not correlate with the category of the storm. It also says that, because the county is low and surrounded by water, it may not be possible to open shelters in the county, and residents should plan to evacuate to another area.
Sarasota County uses evacuation levels that depend on where you live and the type of structure you live in. It does not distinguish between voluntary and mandatory evacuations; a notice means leave. The state's Know Your Zone page describes zones A to F with Zone A evacuated first, and does not name either county. Enter the building address in the lookup of the county that taxes it. A Charlotte "B" and a Sarasota "B" are not equivalents.
What is the FEMA 50 percent rule, and how does it apply to a condo building?
The 50 percent rule says that when the cost of repairing or improving a building equals or exceeds 50 percent of its market value before the damage, the building must be brought up to current floodplain rules, which usually means elevation or floodproofing, flood openings and flood-resistant materials. FEMA's desk reference words the test as the cost of restoring "the structure" to its before-damaged condition. The rule applies to buildings in a high-risk flood zone.
Charlotte County's page applies it to "any building or structure" in a FEMA high-risk zone that is improved or repaired and does not meet current elevation code. It values the building only (land excluded), using a qualified independent appraiser or the Property Appraiser value adjusted to market. Its examples: a $250,000 building value gives a $125,000 trigger, and a $400,000 appraisal gives a $200,000 repair trigger. A permit is needed before work, with a detailed cost breakdown. Sarasota County compares repair cost to the building's pre-damage market value, uses a screening ratio, and writes a substantial damage determination at 50 percent or more.
How either county treats a single condo unit, as opposed to the whole building, is not stated on the pages read: unverified. The document that would settle it is the floodplain administrator's written procedure, or a substantial damage determination letter for a named condominium building. The practical point for a buyer is that a unit owner cannot raise a building, so the exposure sits in the association's repair scope and the building's lowest floor compared with the base flood elevation. For an older or storm-damaged building in an AE or VE zone, ask for the permit history, the elevation certificate, and whether post-storm repairs were permitted.
What are the Coastal Construction Control Line and Sarasota's Gulf Beach Setback Line?
The Coastal Construction Control Line (CCCL) is a Florida Department of Environmental Protection permitting boundary, set on the impact zone of a 100-year storm surge. It is a jurisdictional line, not a setback. Once a line is filed, nobody may build a structure seaward of it, or change ground elevations there, without state authorization. Under section 161.053 of the Florida Statutes, multifamily habitable structures do not qualify for general permits. Structures that predate the line are exempt if they are not materially altered, maintenance within an existing foundation is exempt, and the statute allows repair or rebuilding within the original foundation or relocation landward. DEP's FAQ says a storm-damaged structure may be rebuilt unless the storm has eliminated a viable landward building site.
Charlotte County's CCCL map of record was recorded January 29, 1985 (Rule 62B-34.190). The line matters for Gulf-front condos on Englewood Beach and south Manasota Key. Mainland condos on Lemon Bay are landward of the Gulf line. Whether one island building is seaward of the line is a parcel question answered by DEP's mapping tool; it is unverified building by building.
Sarasota County has a separate county line. As the Sarasota News Leader reported in June 2025, Chapter 54 of the county code bars construction or excavation seaward of the Gulf Beach Setback Line absent a variance. The county code text itself was not read for this page. The county classification shows no condo parcels on the Sarasota part of Manasota Key, so this line reaches Englewood condo buyers mainly through the neighboring shoreline and beach projects, not through a building they would buy.
What is an elevation certificate, and who holds one?
An elevation certificate is a FEMA form in which a licensed surveyor or engineer records a building's elevations. A completed certificate stays valid unless a physical change to the building invalidates it, and a pre-FIRM building generally needs one only if it is rated under the optional post-FIRM rules. Charlotte County holds certificates in its Forerunner portal, where they can be viewed and downloaded. Sarasota County keeps a public elevation certificate folder that includes both building certificates and individual condominium unit certificates. Ask the association first: it should hold the building certificate, and a lender or flood agent will ask for it.
How does flood insurance work for an Englewood condo?
Three layers matter: the association's policies, your unit policy, and what your lender requires. A federally backed mortgage on a building in a Special Flood Hazard Area (zones starting with A or V) requires flood insurance. Your regular HO-6 condo policy does not cover flood; FloodSmart states that most homeowners and renters policies do not.
The association's own flood coverage, if it has any, is a separate question. FEMA's Residential Condominium Building Association Policy (RCBAP, brochure P-2180, May 2024) can be bought only by the association, for buildings with 75 percent or more residential floor area. Building coverage is up to $250,000 times the number of units, paid at replacement cost with a coinsurance penalty if the building is not insured to within 80 percent of replacement cost. Contents are paid at actual cash value, and the brochure says individual unit owners may want their own contents policies. A unit owner can instead insure the unit under FEMA's dwelling form in the owner's name; the only edition of FEMA's manual read for this page is dated May 1, 2008, so treat current limits as a question for a flood agent.
Florida law lets the association buy flood coverage for common elements, association property and units (section 718.111(11)(e)). Whether any Englewood building carries an RCBAP is unverified: no association site read for this page posts its flood policy amounts. Tamarind Gulf and Bay links a "COA Flood Insurance" page and a "COA Wind Mitigation" page on its own site. The document that settles it for any building is the flood declarations page.
Citizens Property Insurance has a flood requirement that phases in by dwelling value, reaching all other personal residential wind policies on January 1, 2027, but condominium unit owner policies are exempt (Citizens' flood page and section 627.351(6)(aa)3.b.). Citizens' June 1, 2023 bulletin names the exempt forms. That exemption is about the Citizens eligibility rule only; a mortgage lender in a flood zone sets its own flood requirement. For premium averages, see the monthly cost section: OIR averages for condo unit owners are $1,759 a year in Sarasota County and $1,394 in Charlotte County, average and not a quote.
What does Florida's seller flood disclosure say?
A resale seller of residential real property, which includes a condominium unit, must give the buyer a flood disclosure at or before the contract is signed. Section 689.302 was created by chapter 2024-215, effective October 1, 2024. Chapter 2025-166 amended it effective October 1, 2025, and that four-item form is the current one. A contract signed on or after October 1, 2025 uses it.
- Whether the seller has knowledge of flooding that damaged the property during the seller's ownership (the item added in 2025).
- Whether the seller filed a flood claim with an insurance provider, including the National Flood Insurance Program.
- Whether the seller received federal assistance for flood damage, including from FEMA.
- A definition of "flooding," which covers overflow of inland or tidal waters, unusual and rapid accumulation of runoff or surface waters, and sustained standing water from rainfall.
The form also carries a notice that homeowners insurance does not include flood coverage and encourages the buyer to discuss separate flood insurance. The chapter laws read for this page carry no buyer remedy or exemption list in the 689.302 text. For a new condominium unit bought from the developer, chapter 2025-166 also amended section 718.503: the developer must state whether it has knowledge of flooding damage during its ownership, flood claims filed on the property or common elements, and assistance received. The seller's form says what the owner knows about the unit; it says nothing about the other 100 units in the building, which is why the association documents matter.
What did Hurricanes Ian, Helene and Milton do to Englewood condos?
Hurricane Milton in October 2024 was the storm that hit Englewood condos, mainly on Manasota Key and Englewood Beach, with surge of 6 to 9 feet above ground and an isolated peak up to about 10 feet near Manasota Key. Helene added 4 to 6 feet and erosion two weeks earlier, and Ian largely spared Englewood from surge. Data updated: October 2026.
The records below are county-wide or area-wide, not building-by-building. No source read for this page names a specific Englewood Beach or Manasota Key condominium that was destroyed or that levied a storm assessment, so none is named here. That is a gap in the public record we could reach, not proof that nothing happened to a given building; association minutes, county permit files and the building's insurance claim filings hold the answer for each one.
How much surge did each storm bring to Englewood?
| Storm | Date | Surge and effects near Englewood (National Hurricane Center reports) |
|---|---|---|
| Hurricane Ian | September 28, 2022 | Category 4 landfall farther south. Most surge sensors placed in Port Charlotte and Englewood stayed dry because of offshore winds, and the Storm Surge Warning did not verify north of Englewood. |
| Hurricane Helene | September 24 to 27, 2024 | Surge of 4 to 6 feet above ground from Venice to south of Englewood, and 3 to 5 feet from south of Englewood to Bonita Beach. The storm passed offshore. |
| Hurricane Milton | Landfall near Siesta Key about 8:30 p.m. EDT, October 9, 2024, category 3 | Surge of 6 to 9 feet above ground from Venice to Boca Grande, with an isolated peak up to about 10 feet near Manasota Key. A new inlet, Milton Pass, cut near Stump Pass. First floors of many structures on Manasota Key were blown out by fast-moving water. |
Sources: National Hurricane Center Tropical Cyclone Reports for Ian (AL092022), Helene (AL092024) and Milton (AL142024), read October 30, 2026.
The hurricane center's Milton report says NOAA imagery shows destructive storm surge impacts to the Manasota Key beachfront community and significant coastal erosion, and that erosion and debris from Helene compounded Milton's damage. It also says no measurements were available from the hardest hit areas south of Venice. The report does not break out a separate surge value for mainland Englewood, and this page makes no claim for one.
How many condo buildings did Milton damage?
Florida's Department of Environmental Protection counted 8 multifamily structures with major structural damage in coastal Charlotte County after Milton, and 32 in Sarasota County. Its March 2025 report photographed multifamily damage at Englewood Beach near survey markers R-4, R-8 and R-9. These are county-wide coastal counts. They do not mean "8 Englewood condos."
| County | Storm | Single-family | Multifamily | Other major | Total |
|---|---|---|---|---|---|
| Charlotte (coastal) | Milton | 88 | 8 | 15 | 111 |
| Sarasota (coastal) | Milton | 86 | 32 | 38 | 156 |
| Sarasota (coastal) | Helene | 57 | 3 | 10 | 70 |
Sources: Florida Department of Environmental Protection, Hurricane Helene and Milton impact report for Southwest Florida, March 2025, Table 3 (major structural damage in the Coastal Building Zone).
Three limits apply to this table. DEP's "multifamily" includes condominiums, townhouses, apartments, hotels and motels. DEP counts structures in the Coastal Building Zone, seaward of the Gulf shoreline, so mainland Lemon Bay condos are not in it. And the count is not a statement that any one building was destroyed. DEP also noted that in Charlotte County most other structures in the zone had nonstructural flooding damage from Helene's surge, and the report lists the Manasota Key and Englewood Beach shoreline as major beach and dune erosion (Charlotte survey markers R-1 to R-21; Sarasota Manasota Key R-148 to R-182), with Milton causing a large breach of Manasota Key at the north end of Stump Pass State Park.
Charlotte County's own flood page gives county-wide totals for the storms: for Milton, surge of 5 to 8 feet across the county, approximately 250 homes destroyed (primarily due to storm surge), and more than 2,500 structures with major damage; for Helene, 8 structures completely destroyed. Those figures also cover the whole county. Sarasota County's own tallies could not be read for this page.
News coverage described in words, not linked: NBC News reported on October 13, 2024 that sand was piled to the first floor of most homes on Manasota Key and that a timeshare property was buried under about 4 feet of sand, and Fox 13 reported that surge left nearly every home on the key unlivable. Neither report discusses condominium associations.
What is the state of the roads and Englewood Beach after the storms?
- Manasota Key Road (Sarasota County, north end): the county board approved a temporary road in March 2025 at about $2.5 million, with a detour of about 14 miles without it. A WGCU report of January 12, 2026 said the temporary repair reopened about January 10, 2026, with intermittent lane closures for more work. The county's March 2025 estimate for a permanent rebuild was 4 to 5 years and $40 to $50 million.
- Tom Adams Bridge (Charlotte County, carries Beach Road over the Intracoastal Waterway to Englewood Beach and the south key): the county lists structural repairs from August 17, 2026 to December 15, 2026. The Coast Guard lists 26 feet of vertical clearance, opening on signal.
- Englewood Beach at Chadwick Park: the county's recovery page (updated September 21, 2026) lists the parking lot, playground and buildings as complete. Pavilions are in design and permitting through August 11, 2030, and sidewalks, boardwalks, piers and the dock run through August 1, 2030. Parking is pay-to-park at 75 cents per hour, and spaces are limited.
- Milton Pass: the Englewood Sun reported on June 3, 2026 that it had shrunk to a shallow lagoon behind a sand hump of about 25 feet, with natural forces closing it and state officials undecided whether to leave or fill it.
A reopening date for Beach Road and North Beach Road after Milton's closures was not found; Charlotte County public works or emergency management releases would hold it.
Is Manasota Key getting beach renourishment?
On the Charlotte County side, yes. The county's project page says the Board approved the contract for a second full-scale nourishment of Manasota Key on October 27, 2026, using the same design as the 2019 and 2020 project, with dune restoration at Chadwick Cove Beach Park. Construction is estimated to start January 1, 2027 and finish April 30, 2027. The county calls the schedule tentative until the pre-construction meeting. The page lists no contractor, bid amount or survey marker limits, and the Charlotte project is funded in part through a municipal service benefit unit; a public hearing was held July 22, 2026. A July 2026 press report gave an earlier November start, and the county page replaces it. The Milton Pass area in the state park is not part of the Charlotte project. No Sarasota County construction schedule for its part of the key was readable: unverified.
Renourishment restores sand on the shoreline. It does not change a building's flood zone, its insurance, or its place relative to the Coastal Construction Control Line.
How do storms change repair rules for an older condo building?
Repairs after a storm run into three sets of rules: the 50 percent rule explained above, the building code, and for Gulf-front buildings, the coastal construction line. The statewide Florida Building Code has applied since March 1, 2002. Older Charlotte beach buildings from the 1960s to 1980s predate it. Under the Existing Building Code, a re-roof within the wind-borne debris region must be designed for current wind loads. A condo's roof belongs to the association, and a unit owner does not control it. Which Englewood buildings sit inside the wind-borne debris region depends on site wind speed and distance from open water, and is unverified building by building.
Ask for the roof age, opening protection and the wind mitigation report (Florida's form OIR-B1-1802). Florida law also requires a condo board to adopt hurricane protection specifications for each building (section 718.113), and lets the association install protection or require owners to, with a recorded certificate.
How do storm repairs connect to milestone inspections and reserves?
A storm repair bill can land on top of the structural reserve plan Florida now requires. A Structural Integrity Reserve Study (SIRS) covers items such as the roof, structure, waterproofing and windows, and reserves for those items cannot be waived for budgets adopted on or after December 31, 2024. A limited pause after a milestone inspection can run through 2028 as the statute allows. Milestone inspections apply to buildings of 3 stories or more at 30 years; Charlotte County's 25-year coastal option is reported as adopted in June 2024 (the code text was not read: unverified), and no Sarasota County 25-year option was found. For the laws and each posted report, see the section on Florida condo law above.
For a posted example, Tamarind Gulf and Bay (Charlotte side, 145 units) posts on its own site a Karins Engineering milestone report dated June 27, 2023, which found that the buildings do not exhibit signs of substantial structural deterioration and pass the phase one inspection, and a 2025 structural reserve study. Its financials page lists no special assessments. That is one association's own posting; it says nothing about another building, and no Helene or Milton special assessment was found in public association postings read for this page.
If a unit owner's unit insurance policy is meant to help with a storm assessment, note that Florida requires unit owner policies to carry at least $2,000 of loss assessment coverage per direct loss with a deductible of no more than $250 (section 627.714). A large master policy hurricane deductible can be passed to owners as an assessment, and $2,000 may be small against it. The association's master policy also excludes personal property and certain fixtures and finishes inside the unit, which fall to the owner's policy (section 718.111(11)).
What should you ask an Englewood condo association about storm repairs, insurance claims and assessments?
Put these requests in writing, and read the answers against the association's budget, the estoppel certificate and the recorded declaration before the inspection period ends.
- Which storms damaged the building, and what was repaired? Ask for the permit history and any county substantial damage determination.
- Were the repairs finished, and who did them? Ask for contractor contracts, permit closeouts and final inspection records.
- What insurance claims were filed after Ian, Helene or Milton, what was paid, and is any claim still open or in dispute?
- What is the master property policy's hurricane deductible, and how would the board pay it: reserves, a loan or a line of credit, or an assessment on owners?
- Does the association carry flood coverage, such as an RCBAP? Ask for the flood declarations page and the policy limits.
- What is the building's flood zone and elevation certificate, and is the lowest floor above the base flood elevation?
- Were any special assessments levied since 2022 for storm damage, and are any proposed or approved but not yet billed? Ask for board minutes from the last two years.
- Does the association have a loan, a line of credit or an unpaid insurance premium financing balance? Ask for the latest financial statement.
- When was the milestone inspection and the structural reserve study done, and did either list storm-related findings?
- What are the roof age, window and shutter condition, and wind mitigation report?
- For a Gulf-front building: has the association needed permits from the state under the Coastal Construction Control Line, and is any seawall, revetment or beach work planned?
The estoppel certificate shows the unit's balance and any approved assessment, the budget shows the reserve plan, and the declaration says who pays for what after a loss. If an answer is "not available," that is information too.
Can you rent out an Englewood condo, and are pets allowed?
Whether an Englewood condo can be rented is set building by building: the declaration and rules decide the minimum lease term, the approval process and the pet limits, Florida preempts new local limits on rental length, and only two Englewood associations had published rules this page's research could read. Charlotte County taxes short stays at 5 percent and Sarasota County at 6 percent, each through its own registration. Data updated: October 2026.
What does Florida say about local limits on renting?
Florida Statute 509.032(7) reserves regulation of public lodging to the state. Local governments may not prohibit vacation rentals or regulate their duration or frequency, except for local laws adopted on or before June 1, 2011. The statute addresses local governments. It does not rewrite a private association's recorded declaration, which is why the building's own documents decide the rental terms for a condominium unit.
State license and tax duties fall on the operator whatever a building allows. A unit rented as transient public lodging more than three times a year for stays under 30 days, or advertised as regularly rented, needs a state vacation rental license from DBPR, per the DBPR vacation rental guide as read October 29, 2026.
How can an association limit renting after you buy?
Under Florida Statute 718.110(13), an amendment to the declaration that prohibits renting, changes the rental term, or limits how often an owner may rent in a period applies only to owners who consent to it and to owners who acquire title after the amendment takes effect. An existing owner who did not consent is not bound. A buyer who closes after the amendment is bound by it, so the amendments matter as much as the original declaration.
Two further points sit with the association. The state's transfer fee cap for approving a lease or sale is $184 per applicant, with no fee for renewing a lease with the same lessee. And the state's Frequently Asked Questions and Answers sheet in the resale package has to address leasing restrictions.
What do the two counties require for short-term rentals?
| Charlotte County side | Sarasota County side | |
|---|---|---|
| Tourist development tax | 5 percent on rentals of six months or less | 6 percent on rentals of six months or less |
| Who registers | Operators need a Florida Department of Revenue sales tax number, a DBPR vacation rental license, a Charlotte County business tax receipt ($35 annual fee) and a county tourist tax account | Owners who rent directly, or through any channel that does not collect the tax for them, register with the Sarasota County Tax Collector and collect and remit it |
| Filing | Returns and payments monthly by the 20th of the following month; late penalty 10 percent per month or fraction, $50 minimum, 50 percent maximum | The county page read states no due dates or penalties |
| County rental ordinance | No Charlotte County short-term rental registration or duration ordinance was found in an official source (not verified) | Unincorporated zoning code reported to keep a 30-day minimum lease in single-family districts; a registration program under discussion (see below). County code text not read |
Sources: Charlotte County Tax Collector, tourist tax, and Sarasota County Tax Collector, tourist tax, both read October 30, 2026. Each county registers separately and this page does not combine them.
On the Sarasota side, a Sarasota News Leader report in April 2026 said the County Commission directed staff to report on a registration program for short-term rentals in unincorporated areas. A law firm article from 2022 described the 30-day lease minimum. Neither was confirmed on the county's own code pages, which could not be read, so the Sarasota County Unified Development Code is the document that settles it. Englewood is unincorporated, so no city registration program applies on either side.
What do the associations themselves publish about leasing and pets?
Only two Englewood associations had rules posted where the research could read them. Every other building's rules are a document to request.
| Building (county side) | Leasing, as the association publishes it | Pets, as the association publishes them | Document and date |
|---|---|---|---|
| Tamarind Gulf and Bay (Charlotte side, 145 units) | Each lease or rental at least two weeks. Advance approval by management; application at least two weeks before arrival; all assessments current; occupancy only by the people named; a background check is possible; fines up to $100 per infraction. | Only owners may keep pets, a maximum of two, on a leash outdoors. Tenants and guests may not have pets. Service animals follow Florida law, and a tenant with one must notify the manager. | Rules and Regulations revised November 21, 2024, read October 30, 2026 |
| Pelican Landing (Charlotte side, 84 units) | A lease may not be for less than 30 consecutive days or more than one year. Leases are registered with the manager and approved by the Board; a Rental-Lease Application is posted. | One dog per owner, the owner's own, 30 pounds or less. No guest pets; renters and visitors may not bring pets; no pets in the pool area. | Rules and Regulations for Owners and Renters, October 2025 edition, read October 30, 2026 |
| Every other Englewood condominium | Not published; read the declaration and rules | Not published; read the declaration and rules | Request in the resale package |
Sources: the associations' own posted rules, Tamarind Gulf and Bay and Pelican Landing, read October 30, 2026. The Tamarind declaration is posted as a scanned image that was not read. Rules change by board action, so the current edition governs.
The two buildings are a short drive apart on the Charlotte County side of Manasota Key and still differ: a two-week minimum with a two-pet limit in one, a 30-day minimum with a one-dog, 30-pound limit in the other. No "typical Englewood condo rule" is safe to state.
What should a buyer ask about leasing and pets before an offer?
- The leasing article of the declaration and every amendment to it, with recording dates.
- The minimum and maximum lease term, the number of leases allowed per year, and any waiting period after purchase before an owner may lease.
- The application and approval process, and the application or transfer fee, which cannot exceed $184 per applicant under DBPR's current sheet.
- The pet rule: number, size or weight, which residents may keep pets, and how service animals are handled.
- Whether any proposed amendment on leasing is pending, and whether the building runs a rental program or has rental-related assessments.
Are there 55 and over condos in Englewood?
This page does not list any Englewood condominium as 55 and over: Florida law sets a three-part test for a community to qualify, no recorded age restriction was read for any Englewood condominium, and no association's age wording could be confirmed from its own website for this page. Data updated: October 2026.
What makes a community legally 55 and over?
Florida's housing discrimination law, Florida Statute 760.29, exempts housing for older persons from the rule against discrimination on familial status if it meets a test in subsection (4)(b). The community must have:
- at least 80 percent of its occupied units occupied by at least one person who is 55 or older;
- published and adhered-to policies and procedures that demonstrate the intent to operate as housing for persons 55 or older; and
- age verification procedures that meet the federal rule, 24 C.F.R. part 100, issued by the U.S. Department of Housing and Urban Development.
A community qualifies on the law and its own recorded instruments, not on a label. The restriction itself is found in the recorded declaration, amendments or covenants, together with the association's written age policy.
What can the county records and listings not show?
The county property appraiser rolls on both sides record use codes, years built, sizes and sales. Neither roll records an age restriction. A listing or a third-party directory that says "55+" is a description, not a recorded instrument, and this page does not repeat those labels for any building.
What about the Park Forest condominiums?
Park Forest is on the Sarasota County side of Englewood. Its own website could not be read for this page on October 30, 2026, so this page states nothing about its age rules; ask the association for its rules and read the recorded declaration before you offer.
Its condominium part is two state-registered condominiums under one association, Park Forest Condo Assoc Inc. On the Sarasota County files, 12 months through October 13, 2026:
| Condominium | Units | Roll type | Built (roll) | Sales, 12 months | Median |
|---|---|---|---|---|---|
| Glens of Park Forest | 79 | Detached single family | 1989 to 2021 | 4 | $273,500 |
| Lakes at Park Forest (state name: Lakes of Park Forest) | 56 | Detached single family | 1990 to 1997 | 4 | $289,500 |
Sources: Sarasota County Property Appraiser data bundle dated October 21, 2026; DBPR condominium extract, October 2026. Each median rests on 4 sales, so read it as an example, not a market median.
To confirm what applies to a particular home, ask for the recorded declaration and amendments, the written age policy, and the most recent age-verification procedure, and read the instrument in the county clerk's official records. The Master Declaration's recording number was not confirmed and is not printed here.
What does this page not say about other buildings?
Nothing about age for any other Englewood building. Where a building is silent in the records read, this page makes no statement either way. A buyer asking the question of any building should ask the association for the same three items.
What should you ask for before you buy an Englewood condo?
Before buying an Englewood condo, ask for the recorded declaration and rules, the current budget and financial statement, the latest structural integrity reserve study, the milestone inspection summary or a statement that none applies, the master insurance summary, and an estoppel certificate, because those documents answer what the county records cannot. Data updated: October 2026.
The county files show use codes, years built, sizes and recorded sales on each side. They do not show dues, rental rules, reserves, assessments, the structure's condition or what a "unit" includes. Those facts sit in association documents. The seller delivers the core package under Florida Statute 718.503, and the 7-day cancellation window described above starts when the buyer receives it.
Which documents should you request, and what does each answer?
| Document | What it answers | Where it comes from |
|---|---|---|
| Recorded declaration with every amendment | What a unit is (house, lot, airspace), rental and pet limits, use limits, any age rule, who maintains and insures what | Resale package (Florida Statute 718.503); the county clerk's official records |
| Articles, bylaws and current rules | How the board governs; current pool, parking, dock and pet rules | Resale package; the association's site if it posts |
| Annual budget and financial statement | What dues cover, the reserve lines, any loan or line of credit the association has used | Resale package; Florida Statute 718.111(12)(g) posting for 25-unit-plus associations |
| Latest structural integrity reserve study | The building systems, their remaining life, cost and funding plan | Resale package or statement that none has been completed; association posting |
| Milestone inspection summary | Whether a three-story-plus building was inspected, and what phase one found | Resale package, or the statement that none applies; the county building department holds the notice |
| Estoppel certificate | Dues paid to date, unpaid balances, pending or approved special assessments | The association, within 10 business days of request, at DBPR's capped fees |
| The state FAQ sheet | Voting, leasing restrictions, pending lawsuits the association could owe more than $100,000 on | Resale package (Florida Statute 718.504) |
| Master insurance summary | What the association's policy covers, its deductible, and flood coverage if any | Association; compare with your own HO-6 and flood quotes |
| Meeting minutes, 12 months | Repairs under discussion, assessments proposed, storm claims | Association official records (10 working days) or posting |
| Hurricane protection specifications | Who installs and pays for shutters and protection | The board's adopted specifications under Florida Statute 718.113 |
Sources: Florida Statutes 718.111, 718.113, 718.503 and 718.504, 2025 and 2026 editions; DBPR sheet created October 29, 2026.
What changes by the type of building?
- Detached or villa condominium: ask what the unit includes (the house, the lot, or both), who maintains the roof and exterior, and how the master insurance and assessments are split. The answer is in the declaration, not the listing.
- Building of three or more stories: ask for the milestone inspection summary and the structural integrity reserve study, and for any phase two report.
- Waterfront or dock: ask whether a dock or boat slip is a common element, a limited common element or a separate right. In Englewood Isles, dock rights are a separate cooperative certificate. At Tamarind Gulf and Bay, the association's dock rules are posted separately.
- Homeowners' association villa (not a condominium): ask for the homeowners' association documents. The condominium chapter's cancellation right is written for condominium units, and this page did not read the homeowners' association chapter.
How do you confirm the county and the parcel?
The parcel decides the county, not the ZIP code or the state registry. Open the property appraiser parcel page for the address, confirm which county's appraiser holds it, and note the use code. The sequence of lookups is: county parcel page, state condominium registry for the association's legal name, then the association's own documents. For the county rules in this section, a Charlotte-side unit follows the Charlotte rules and a Sarasota-side unit follows the Sarasota rules.
What could this page not verify?
- Most Englewood associations' budgets, reserve studies, milestone reports, estoppel figures and recorded declarations: they are not published in a place the research could read, so each is a document to request.
- Charlotte County's 25-year milestone code text (adoption reported June 25, 2024) and any Sarasota County milestone variation.
- DBPR's SIRS filing status for any Englewood association.
- Any Englewood building's dues beyond the two associations that publish them, covered in the monthly cost section.
How do Englewood condo prices compare with nearby condo markets?
Englewood's Charlotte side recorded a condo median of $291,800 on 144 sales, against $125,000 for Port Charlotte, $235,000 for Punta Gorda and $179,500 for Rotonda West and Cape Haze in the same Charlotte County file. Englewood's Sarasota side recorded $202,300 on 67 sales, against $268,500 in Venice. Data updated: October 2026.
The benchmark rows use the same county files and the same rules as the Englewood tables: qualified sales over $1,000, condominium use codes only, each county in its own window. Markets are postal ZIP areas, not city limits. The Sarasota file excludes timeshare units (use code 0430).
How does the Charlotte side of Englewood compare inside Charlotte County?
Charlotte County Property Appraiser qualified sales, condominium use 04xx, 12 months 2025-09-09 to 2026-09-09:
| Market (ZIPs) | Condo parcels | 12-month condo sales | Median | Median per heated sq ft | Median unit size (sq ft) | Median year built |
|---|---|---|---|---|---|---|
| Englewood, Charlotte side (34223 Charlotte part, 34224) | 2,395 | 144 | $291,800 | $244 | 1,116 | 1985 |
| Port Charlotte (33948, 33952, 33953, 33954, 33980, 33981) | 3,896 | 235 | $125,000 | $128 | 957 | 1985 |
| Punta Gorda (33950, 33955, 33982, 33983) | 7,662 | 728 | $235,000 | $181 | 1,351 | 2005 |
| Rotonda West and Cape Haze area (33947) | 580 | 46 | $179,500 | $135 | 1,188 | 2004 |
| Placida and Boca Grande side, Charlotte (33946) | 859 | 43 | $525,000 | $362 | 1,293 | 1999 |
Sources: Charlotte County Property Appraiser data downloads (roll and sales), sales through September 9, 2026.
Reading the table with the arithmetic shown: Englewood's Charlotte median of $291,800 is $56,800 above Punta Gorda's $235,000 and $166,800 above Port Charlotte's $125,000, and it is $233,200 below the Placida and Boca Grande side's $525,000. Median unit size is 1,116 sq ft in Englewood, 957 in Port Charlotte and 1,351 in Punta Gorda, and median year built runs from 1985 (Englewood, Port Charlotte) to 2005 (Punta Gorda). For the Port Charlotte and Punta Gorda markets in their own right, see Port Charlotte condos for sale and Punta Gorda condos for sale.
Inside Englewood the same file splits two ways: the island median is $473,750 on 68 sales and the mainland ZIP 34224 median is $138,000 on 63 sales. The all-Englewood Charlotte figure sits between them because it blends both.
How does the Sarasota side of Englewood compare inside Sarasota County?
Sarasota County Property Appraiser files dated October 21, 2026; QualCode 01 or 02, price over $1,000, state use 04xx excluding 0430 timeshare; 12 months 2025-10-13 to 2026-10-13:
| Market (ZIPs) | Condo parcels | 12-month condo sales | Median | Median per living sq ft | Median unit size (sq ft) | Median year built |
|---|---|---|---|---|---|---|
| Englewood, Sarasota side (34223) | 1,174 | 67 | $202,300 | $166 | 1,243 | 1984 |
| Venice (34285, 34292, 34293) | 12,185 | 932 | $268,500 | $205 | 1,193 | 1986 |
| North Port (34286, 34287, 34288, 34289, 34291) | 377 | 30 | $189,500 | $162 | 1,169 | 2003 |
| Osprey and Nokomis (34229, 34275) | 2,249 | 146 | $350,000 | $240 | 1,500 | 1991 |
Sources: Sarasota County Property Appraiser public data bundle dated October 21, 2026.
The Sarasota-side Englewood median of $202,300 is $66,200 below Venice's $268,500, $12,800 above North Port's $189,500 and $147,700 below Osprey and Nokomis's $350,000. Venice's 932 sales and Osprey and Nokomis's 146 sales are larger samples than Englewood's 67 and North Port's 30. The North Port ZIPs count only Sarasota County parcels (377 condo parcels), and the Venice ZIPs likewise.
How should you read these comparisons?
- One county at a time. A Charlotte median is compared only with Charlotte rows, and a Sarasota median only with Sarasota rows. The two files have different windows (through September 9, 2026 and through October 13, 2026).
- ZIP areas, not cities. The ZIP groupings follow postal boundaries, which do not match city limits.
- Different mixes. A market of newer buildings (Punta Gorda, median year built 2005) and a market of 1980s buildings (Englewood, 1985) are different products, and the median unit size differs too.
- Thin samples. North Port's median rests on 30 sales and Englewood's Sarasota-side median on 67. Ask for the individual recorded sales of any building you are considering.
The numbers describe what closed. They are not a forecast, and they say nothing about which market fits a particular purchase.
Talk to a Domain Realty Group Englewood condo specialist
Domain Realty Group, the #1 team in Southwest Florida since 2012, shows Englewood condos on both sides of the county line, from the beach buildings on North Beach Road, Beach Road and Gulf Boulevard to the mainland complexes on Placida Road and Lemon Bay and the villa condominiums on the Sarasota side, serving Sarasota and Charlotte County buyers from our Southwest Florida offices. The team behind Domain Realty Group has more than $2.5 billion in cumulative sales.
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Talk to our team about an Englewood condo
Contact Domain Realty Group or call 239-441-2816, tell us the side of the county line, the building or area and the budget you have in mind, and an agent will send matching Englewood condo listings, the recent recorded sales in that building, the building's flood zone and evacuation zone, and the association documents to request before you write an offer: the budget, the milestone inspection report, the structural integrity reserve study and the estoppel certificate. You can also search current listings any time, or read about Domain Realty Group.
Domain Realty Group agents who live near Englewood
Four Domain Realty Group agents live in the Englewood and Rotonda West area: Lindsey Moffat-Ridge, Jordan Ridge, Jason Peterson and Christina Walsh Peterson. To compare the whole team, meet every Domain Realty Group agent.
Thinking of selling an Englewood condo?
Englewood condo prices differ by side and by building, from a $138,000 median for Charlotte-side mainland condos in ZIP 34224 and $473,750 for Englewood Beach and south key condos through September 9, 2026, to $202,300 for Sarasota-side condos through October 13, 2026, so a price is best set against the recorded sales in its own building. Start with a Domain Realty Group home valuation, or see McGreevy and Comisar's guide to selling a home in the Port Charlotte area.
Frequently Asked Questions about Englewood condos for sale
How many condos are there in Englewood, Florida?
The Charlotte County Property Appraiser roll lists 2,395 condo units on the Charlotte side of Englewood, and the Sarasota County Property Appraiser files dated October 21, 2026 list 1,174 on the Sarasota side. The two counties are counted separately and not added together.
What do Englewood condos sell for?
On the Charlotte side, 144 condo sales had a median of $291,800 in the 12 months through September 9, 2026. On the Sarasota side, 67 sales had a median of $202,300 in the 12 months through October 13, 2026. Separate county files, never blended.
How do I know which county an Englewood condo is in?
The parcel decides, not the ZIP or the state registry. Look the address up on the Charlotte County Property Appraiser and the Sarasota County Property Appraiser sites; only one returns it. The state registry shows Sarasota for Admiralty Villas, Sunburst, Island Breeze, Anglers Resort and Palm Manor, but all are on the Charlotte roll.
What do condos on Englewood Beach and south Manasota Key sell for?
The Charlotte County island part (1,249 condo units) had 68 sales at a median of $473,750 and $380 per heated sq ft in the 12 months through September 9, 2026. The range was $230,000 to $1,300,000. This is not a Gulf-front median, because the roll has no waterfront field.
What do mainland Englewood condos on the Charlotte side sell for?
In the 12 months through September 9, 2026, Charlotte mainland ZIP 34224 had 63 sales at a median of $138,000, and ZIP 34223 had 13 sales at $183,500. The 34223 median rests on only 13 sales, so one sale can move it.
What do Sarasota-side Englewood condos sell for by type?
In the 12 months through October 13, 2026, Sarasota County recorded medians of $300,000 for detached single-family condos (15 sales), $205,000 for duplex or villa (26), $171,700 for low-rise (22) and $191,150 for row houses (4). Many are houses or villas held in condominium form.
Does the Sarasota part of Manasota Key have condos?
Not in the county condo set used here. The Sarasota County roll shows no condo parcels in Englewood ZIP 34223 on the Sarasota part of the key, and the North Beach Road condo buildings are on the Charlotte County roll. The state registry lists one 13-unit resort condominium, Bow Point on the Beach, outside this set.
Are co-ops counted in Englewood condo prices?
No. Charlotte County has 144 co-op parcels, kept separate from the 2,395 condo units. In the 12 months through September 9, 2026 there were 10 qualified co-op sales at a median of $201,250. Co-op share sales often carry no deed record, so that count undercounts.
How do Englewood condo prices compare with Port Charlotte and Punta Gorda?
In the same Charlotte County file, 12 months through September 9, 2026: Englewood's Charlotte side $291,800 (144 sales), Port Charlotte $125,000 (235), Punta Gorda $235,000 (728), Rotonda West and Cape Haze $179,500 (46). Sarasota side comparisons use the Sarasota file only.
What does the county record not show about Englewood condo sales?
County sale files show the price paid, not the list price, days on market or association dues. The roll also has no Gulf-front versus bayfront field for a condo. Those facts come from the listing, the association's budget, the estoppel certificate and the unit's survey.
How many condos are on Englewood Beach and the south end of Manasota Key?
The Charlotte County roll counts 1,249 condominium units on Englewood Beach and the south key. In the 12 months through September 9, 2026, the county recorded 68 condo sales there at a $473,750 median, and 97 sales at a $485,000 median over 24 months. Source: Charlotte County Property Appraiser.
What is the largest condominium on Englewood Beach and Manasota Key?
Sandpiper Key is the largest island condominium on the Charlotte County roll, with 215 units built 1981 to 1982. The county recorded 15 sales at a $310,000 median in the 12 months through September 9, 2026, and 23 sales at $330,000 over 24 months.
Does Tamarind Gulf and Bay publish a milestone report and reserve study?
Yes. Its website posts a Karins Engineering milestone report dated June 27, 2023, and a 2025 structural integrity reserve study by Dreux Isaac and Associates, run May 24, 2024, covering 145 units. The study lists a 9 percent "fully funded" figure as posted by the association. Read the current versions.
What are Tamarind Gulf and Bay's posted dues?
The association's website posts 2026 dues of $3,775 a quarter, which is about $1,258 a month ($3,775 divided by 3). That is one association's own figure for one year; dues differ by building, so request the current budget for any condo before an offer.
Which Englewood condos are on the Charlotte mainland?
The Charlotte County roll counts 203 condominium units on the mainland in ZIP 34223 and 943 in ZIP 34224. In the 12 months through September 9, 2026, it recorded 63 sales at a $138,000 median in 34224 and 13 sales at $183,500 in 34223.
How many condos are on the Sarasota side of Englewood?
The Sarasota County Property Appraiser lists 1,174 condominium parcels in ZIP 34223, led by Foxwood (363 units), Quail's Run (221) and Pine Hollow (120). The county recorded 67 condo sales at a $202,300 median in the 12 months through October 13, 2026.
Why are some Sarasota-side Englewood condos detached houses?
Chapter 718 lets a declaration define a unit as a building, land, or both. The Sarasota roll codes 324 condominium parcels as detached single-family, 362 as duplex or villa, 441 as low-rise and 47 as row houses. The declaration, not the look of the home, says what is owned.
Which county is an Englewood condo in, the state registry or the property appraiser?
The parcel on the county roll decides, not the state registry's county field. The registry shows Admiralty Villas, Sunburst, Island Breeze of Manasota Key, Anglers Resort and Palm Manor as Sarasota, while the Charlotte County roll carries their parcels. Check the property appraiser's parcel page.
What do Pelican Landing's rules say about leasing?
Its October 2025 rules say a lease may not be shorter than 30 consecutive days or longer than one year, and it must be approved by the Board. Owners may keep one dog of 30 pounds or less. Confirm against the current declaration and rules.
How long can you cancel a resale condo purchase in Englewood?
Under Florida Statute 718.503, a resale buyer may cancel by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the required documents, if they were requested in writing. A buyer of a new unit from a developer has 15 days after receiving all the documents. Statute read in its 2026 edition, October 30, 2026.
What documents does an Englewood condo seller have to give a buyer?
The resale package under Florida Statutes 718.503 and 718.504 includes the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if applicable, the latest structural integrity reserve study or a statement that none has been completed, and the state's Frequently Asked Questions and Answers sheet.
Does every Englewood condo building need a milestone inspection?
No. Florida Statute 553.899 applies to condominium and cooperative buildings of three or more habitable stories, due by December 31 of the year the building reaches 30 years, or 25 where the local agency chose that. Charlotte County's 25-year option was reported adopted in June 2024. No Sarasota County 25-year option was found.
Can an Englewood condo association skip funding its structural reserves?
Not for the listed items. For budgets adopted on or after December 31, 2024, an owner-controlled association that must have a structural integrity reserve study may not waive or reduce reserves for those components. A majority of voting interests may pause contributions for up to two annual budgets after a milestone inspection, for budgets adopted through December 31, 2028.
What can an Englewood condo association charge for an estoppel certificate?
DBPR's sheet, created October 29, 2026, caps it at not more than $299, plus $119 if delivered in 3 business days, plus up to $179 more if the unit is delinquent. The association must issue it within 10 business days. DBPR says its next update of these figures is due by July 1, 2027.
Can a detached house in Englewood be a condominium?
Yes. Florida Statute 718.103 lets a declaration define a unit as improvements, land, or both, so a free-standing house can be a condominium unit. The Sarasota County roll classifies 324 Englewood parcels as detached single-family condominiums, including parts of Foxwood (363 units) and Park Forest. The declaration says what the unit includes.
Can you rent out a condo at Tamarind Gulf and Bay or Pelican Landing?
Both allow rentals with approval. Tamarind Gulf and Bay's rules revised November 21, 2024 set a two-week minimum with management approval. Pelican Landing's October 2025 rules allow leases of 30 consecutive days to one year with Board approval. For every other Englewood condominium, rental and pet rules are not published; read the declaration and rules.
What pets are allowed at Tamarind Gulf and Bay and Pelican Landing?
At Tamarind Gulf and Bay only owners may keep pets, a maximum of two, and tenants and guests may not. At Pelican Landing only owners may keep one dog of 30 pounds or less, and renters and visitors may not bring pets. These are the associations' own published rules, read October 30, 2026; check the current edition.
What is the tourist tax on a short-term rental in Englewood?
It depends on the county. Charlotte County charges 5 percent and Sarasota County charges 6 percent on rentals of six months or less, and each county registers owners separately. Charlotte County also requires a DBPR license and a $35 business tax receipt. Florida Statute 509.032 bars new local limits on rental duration adopted after June 1, 2011.
Are there 55 and over condos in Englewood?
This page lists none. Florida Statute 760.29 requires at least 80 percent of occupied units to have a resident 55 or older, published age policies and age verification. No recorded age restriction was reviewed for any Englewood condominium for this page. Read any building's recorded declaration.
How much does an Englewood condo cost each month with 20 percent down?
For a $300,000 condo with a $240,000 loan at 7.24 percent, principal and interest is $1,635.60. Adding 2026 tax, a county-average HO-6 and one building's posted dues of $1,258.33 gives $3,287.79 to $3,418.80 a month, depending on county side and homestead. Your lender's quote controls.
What is the 2026 property tax rate on an Englewood condo?
Sarasota County's 2026 total is 11.3068 mills. Charlotte County's is 15.5683 mills in tax districts 001 and 005 and 16.3481 mills in district 003 on Manasota Key. Englewood is unincorporated, so there is no city millage. The parcel decides the county and the district.
How much is property tax on a $300,000 Englewood condo?
At 2026 rates with assessment equal to price, the Sarasota side is $3,392.04 without homestead and $2,967.34 with it. Charlotte districts 001 and 005 are $4,670.49 and $4,035.76, and district 003 is $4,904.43 and $4,229.61. Fire and other non-ad valorem charges are extra.
How much is property tax on a $420,000 Englewood condo?
At 2026 rates with assessment equal to price, the Sarasota side is $4,748.86 without homestead and $4,324.15 with it. Charlotte districts 001 and 005 are $6,538.69 and $5,903.95, and district 003 is $6,866.20 and $6,191.38. Non-ad valorem assessments are separate.
Does a buyer keep the seller's homestead tax savings?
No. After a change of ownership, assessed value returns to just value the following year, and the buyer applies for homestead between January 1 and March 1. For 2026 the second exemption is indexed to $26,411 by the Florida Department of Revenue, on top of the first $25,000.
How much is condo insurance (HO-6) in Sarasota and Charlotte counties?
Florida's Office of Insurance Regulation reports condo unit owner averages of $1,759 a year including wind in Sarasota County and $1,394 in Charlotte County (data as of March 31, 2026). Citizens' approved averages are $1,585 and $1,438. These are county averages, not quotes.
What are condo association dues at Englewood condos?
Tamarind Gulf and Bay posts 2026 dues of $3,775 per quarter on its own website, and Pelican Landing posts $3,005 per quarter without naming a year. No other Englewood building's dues were found in an association document. Ask for the budget and an estoppel certificate.
Why do reserve studies raise condo dues?
Florida bars waiving structural integrity reserve study (SIRS) reserves for budgets adopted on or after December 31, 2024, so a building must fund its study's plan or use other disclosed means. Tamarind Gulf and Bay's 2025 SIRS lists a 9 percent fully funded figure, as posted by the association.
Can I use an FHA loan on an Englewood condo?
HUD's condominium list read October 30, 2026 shows no approved project in ZIP 34223 or 34224. Foxwood and Gasparilla appear as Rejected Single-Unit Approval. A lender can request single-unit approval for an eligible project of at least five units with FHA concentration at or under 10 percent for projects of ten or more units.
What closing costs does a financed Englewood condo buyer pay under Florida law?
On a $240,000 loan the state-set items are $840.00 in documentary stamps on the note and $480.00 in intangible tax, a $1,320.00 subtotal. The owner's title premium on $300,000 is $1,575.00 and a simultaneous lender's policy is $25.00. Lender, recording and association fees are extra.
What flood zone are Englewood, Florida condos in?
It depends on the building. Zone belongs to each building's footprint on the FEMA map, so units in one building share it. An October 28, 2026 screening grid of map points, not parcels, put 63 percent of 201 Manasota Key points and 41 percent of 435 mainland points in AE or VE. Look up the exact building.
When were the Englewood flood maps last updated?
It depends on the county that taxes the parcel. Unincorporated Charlotte County's effective flood map is dated December 15, 2022, and Sarasota County's is dated March 27, 2024. Englewood straddles the county line, so look up the building's parcel first, then use that county's flood lookup.
What is the CRS class in Englewood?
FEMA's Community Status Book lists unincorporated Charlotte County as Class 5 with a 25 percent discount. Sarasota County is also Class 5, according to a county staff memo reported in January 2025. FEMA's FAQ says the discount can be skipped for rate-capped, non-compliant or group policies, so ask a flood agent.
Which evacuation zone is an Englewood condo in?
Charlotte County uses zones A Red, B Orange, C Yellow, D Green and E Purple. Sarasota County uses evacuation levels and does not separate voluntary from mandatory notices. The same letter does not mean the same thing across the line, so enter the building address in the lookup of the county that taxes it.
How much surge did Hurricane Milton bring to Manasota Key?
The National Hurricane Center reports surge of 6 to 9 feet above ground from Venice to Boca Grande, with an isolated peak up to about 10 feet near Manasota Key. Milton landed near Siesta Key about 8:30 p.m. EDT on October 9, 2024 as a category 3 hurricane and cut a new inlet near Stump Pass.
Did Hurricane Ian flood Englewood?
Not with surge. The National Hurricane Center says most surge sensors placed in Port Charlotte and Englewood stayed dry because of offshore winds, and the Storm Surge Warning did not verify north of Englewood. Helene was different: 4 to 6 feet above ground from Venice to south of Englewood.
How many condo buildings did Milton damage in Charlotte and Sarasota counties?
Florida DEP counted 8 multifamily structures with major structural damage in coastal Charlotte County and 32 in coastal Sarasota County after Milton. DEP's multifamily category includes condominiums, apartments, hotels and motels. These are county-wide coastal counts, not a count of Englewood condos.
What is the FEMA 50 percent rule for a condo building?
When repair or improvement cost equals or exceeds 50 percent of a building's value before the damage, the building must meet current floodplain rules such as elevation. Charlotte County applies it to buildings in high-risk flood zones. How either county treats one condo unit versus the whole building is not published.
Does a condo unit owner need flood insurance?
A federally backed mortgage requires it in a Special Flood Hazard Area, zones starting with A or V. Citizens exempts condominium unit owner policies from its own flood requirement. An HO-6 policy does not cover flood, and the association's policy, such as an RCBAP, is a separate question to ask.
When did Florida's seller flood disclosure take effect?
Section 689.302 took effect October 1, 2024 under chapter 2024-215. Chapter 2025-166, effective October 1, 2025, added a question about the seller's knowledge of flooding that damaged the property during ownership. Contracts signed on or after October 1, 2025 use the four-item form.
About Domain Realty Group in Sarasota and Charlotte Counties
Domain Realty Group is a Southwest Florida real estate team working Lee, Collier and Charlotte counties, and the team serves Sarasota and Charlotte County buyers and sellers, including Englewood Beach, Manasota Key and the rest of Englewood, from its three Southwest Florida offices, the closest being our Fort Myers office at 8290 College Parkway, Unit 201, Fort Myers, FL 33919. Domain Realty Group has been the #1 team in Southwest Florida since 2012, with $2.5 billion in team production and 4,000+ transactions. The team is led by Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671), who bring over 45 years of combined direct experience between them.
Reach any of our agents through our agents page, read our client reviews or learn more about our team. We tracked every recorded Englewood condo sale on both the Sarasota County and Charlotte County files to build this page.
Domain Realty Group 239-441-2816 info@domainrealtygroup.com
Offices in Fort Myers, Bonita Springs and Naples:
- Fort Myers: 8290 College Parkway, Unit 201, Fort Myers, FL 33919
- Bonita Springs: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
- Naples: 9180 Galleria Ct #200, Naples, FL 34109
Brokered by Domain Realty, a licensed Florida real estate brokerage. Florida Real Estate Commission (FREC) licensed. All agents are licensed Florida real estate professionals.
Where to go next: Englewood homes for sale, Manasota Key homes for sale, Boca Royale homes for sale, Rotonda West homes for sale, Port Charlotte condos for sale, Punta Gorda condos for sale, current listings, a home valuation and contact Domain Realty Group.
Sources
Every figure on this page traces to one of the sources below. No real estate portal or other brokerage is cited, by policy, and news reports are described in the text without links. Condo sale and parcel data for the Sarasota side comes from the Sarasota County Property Appraiser's public files dated October 21, 2026 (newest qualified condo sale in ZIP 34223 October 13, 2026); for the Charlotte side it comes from the Charlotte County Property Appraiser's roll and sales (newest qualified sale September 9, 2026). The two files are never combined. Web sources were read in October 2026 unless another date is shown. Anything a document does not publish is stated as not published.
Figures on this page
Sarasota County Property Appraiser (site named in the benchmark sources)
Tamarind Gulf and Bay, governing documents and milestone report list
Tamarind Gulf and Bay, financials (budgets, SIRS, 2026 dues)
Tamarind Gulf and Bay, Rules and Regulations revised November 21, 2024
Tamarind Gulf and Bay, SIRS 2025 (Dreux Isaac and Associates, run May 24, 2024)
Pelican Landing, Rules and Regulations for Owners and Renters, October 2025
Lemon Bay Breezes rules and regulations, revised April 27, 2010
Isles Marina Association, frequently asked questions (text dated December 1997)
Florida Statutes s. 718.111(12)(g), association website posting
Boca Royale Golf and Country Club, own site (does not mention Englewood Golf Villas)
Florida Statute 718.503, 2026 edition (resale cancellation, documents, disclosure language)
Florida Statute 718.504, 2026 edition (Frequently Asked Questions and Answers sheet)
Florida Statute 718.103, 2026 edition (unit may be improvements, land, or both)
Florida Statute 718.113, 2026 edition (maintenance, hurricane protection)
Florida Statute 718.111, 2025 and 2026 editions (insurance, official records, website posting)
Florida Statute 718.112, 2026 edition (SIRS, reserves, special assessment notice)
Florida Statute 718.116, 2025 edition (estoppel, liability for assessments)
Florida Statute 718.110, 2025 edition (rental amendments, subsection 13)
Florida Statute 553.899, 2026 edition (milestone inspections)
Florida Statute 509.032, 2025 edition (preemption of local rental regulation)
Florida Statute 760.29, 2025 edition (older persons exemption, subsection 4)
DBPR estoppel certificate and transfer fee sheet (created October 29, 2026)
Charlotte County Property Appraiser, roll and qualified sales through September 9, 2026
Charlotte County workshop on milestone inspections, April 16, 2024
Tamarind Gulf and Bay, Karins Engineering milestone report 2023-06-27
Lennar, Island Lakes at Coco Bay villas (read October 30, 2026)
Lennar, Palm Lake at Coco Bay villas (sold out, read October 30, 2026)
Sarasota County Tax Collector, 2026 millage and non-ad valorem sheet (certified September 29, 2026)
Sarasota County Tax Collector, 2025 millage sheet (certified October 3, 2025)
Charlotte County Property Appraiser, 2026 Final Millage Rates by Tax District
Charlotte County Property Appraiser, 2025 Tax Roll Final Rates
Florida Department of Revenue, Additional Homestead Exemption Adjustment (revised January 2026)
Englewood Area Fire Control District, assessments, fees and charges
Charlotte County, Englewood East MSBU FY26 adopted, FY27 approved
Charlotte County, North Manasota Key Beach Renourishment MSBU FY26 adopted, FY27 approved
Florida OIR, Property Insurance Stability Report, July 1, 2026
Citizens Property Insurance, 2026 Approved Rate Changes by County
Citizens Property Insurance, flood insurance requirement page
Englewood Water District, Customer Rules and Regulations, Resolution CS-26-09-10-G
Freddie Mac, Primary Mortgage Market Survey (released October 29, 2026)
Florida Administrative Code 69O-186.003, title insurance rates
HUD, condominium project approval help (Single-Unit Approval)
VA Loan Guaranty, Condo Approval for Lenders quick reference (March 2020)
Fannie Mae Selling Guide B4-2.1-03 Ineligible Projects (08/05/2026)
Fannie Mae Selling Guide B4-2.1-01 General Information on Project Standards (08/05/2026)
Fannie Mae Selling Guide B4-2.2-02 Full Review Process (08/05/2026)
Freddie Mac, Condominium Unit Mortgages and Project Reviews fact sheet (August 2026)
FEMA P-758 substantial improvement and substantial damage desk reference (Utah-hosted copy)
Federal Register, January 21, 2026 (LOMR notice, Charlotte County 24-04-2314P)
Florida Statutes 718.113 (maintenance, hurricane protection)