Punta Gorda Isles · Lots for sale

Lots for Sale in Punta Gorda Isles

Lots for sale in Punta Gorda Isles with 416 vacant parcels on the county roll, recorded prices by waterfront flag, street and year, dock limits and build costs. Data updated November 2026.

Lots for sale in Punta Gorda Isles are scarce, canal-heavy and priced far apart by water. The Charlotte County roll of November 3, 2026 lists 416 vacant parcels, 327 of them flagged waterfront. Over the 36 months to September 9, 2026, waterfront-flagged lots that are still vacant recorded 30 qualified sales at a $340,000 median, and off-water lots recorded 11 at $105,000. For homes on the same canals, see our Punta Gorda Isles homes for sale page, and for the wider city start with Punta Gorda homes for sale.

This page covers one thing: buying a vacant lot in the Punta Gorda Isles plats inside the City of Punta Gorda, ZIP 33950, and what it takes to build on it. Those plats are Sections 1 to 12, Section 14, Sections 17, 24, 26 and 27, and 9B and 9C. Every recorded price is a county deed, not an asking price. Lots elsewhere around Punta Gorda, from Tropical Gulf Acres to acreage, are on our Punta Gorda land for sale page, which also covers lot loans, title checks, land scams and the scrub-jay program.

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

What should you know first about lots for sale in Punta Gorda Isles?

Lots for sale in Punta Gorda Isles split into two markets: waterfront-flagged parcels near $340,000 and off-water parcels near $105,000, both on thin sales. City rules, the canal assessment, a mowing charge and a dock limit set by canal width all come with the price. Data updated: November 2026.

The roll counts 416 vacant parcels among 5,262 Punta Gorda Isles parcels, or 7.9 percent. That is stock, not listings: the county does not say which are for sale.
Waterfront-flagged lots still vacant recorded 10 sales at $417,750 in the last 12 months and 30 at $340,000 over 36 months. Off-water lots recorded 4 at $72,500 and 11 at $105,000.
Lot sales fell from 161 in 2021 to 10 in 2025, with 13 in 2026 through September 9.
Lots do get built on: of 137 parcels sold vacant in the last 60 months, 46 now carry a home with a year built in or after the sale year.
The FY2027 canal assessment is $1,500 per single-family lot inside the district, which leaves out Section 24 and some blocks, and it is not a waterfront fee in legal wording, so check the district map for every lot.
On an 80 foot canal, the navigable channel leaves about 15 feet from the seawall for a dock and lift, not the 25 foot maximum.
One-time fees for a new home of 2,001 to 2,500 square feet run about $13,600 to $17,400, before the building permit.
A "PGI" legal does not prove the lot is in Punta Gorda Isles proper. Other plats carry it and sell near $39,000.

What do lots for sale in Punta Gorda Isles cost?

Lots in Punta Gorda Isles recorded a $340,000 median on 30 waterfront-flagged sales and a $105,000 median on 11 off-water sales over the 36 months to September 9, 2026. Those are Charlotte County qualified deeds on land still vacant today, so waterfront-flagged lots sold for about 3.2 times the off-water median. Data updated: November 2026.

Punta Gorda Isles vacant lot sales, to September 9, 2026	Sales	Median	Middle half of sales	Lowest to highest
Waterfront-flagged, 12 months	10	$417,750	$340,000 to $512,500	$188,000 to $720,000
Off-water, 12 months	4	$72,500	$58,750 to $105,000	$55,000 to $115,000
Waterfront-flagged, 36 months	30	$340,000	$276,250 to $435,125	$100,000 to $720,000
Off-water, 36 months	11	$105,000	$70,000 to $127,500	$55,000 to $130,000
Waterfront-flagged, 60 months	75	$325,000	$269,900 to $415,000	$100,000 to $1,775,000
Off-water, 60 months	26	$108,950	$73,750 to $130,000	$45,000 to $220,000

Source: Charlotte County Property Appraiser public roll of November 3, 2026 and recorded sales, newest qualified sale September 9, 2026. Qualified means DOR sale code 01 or 02, a vacant sale, and a price over $1,000. These rows count parcels still coded vacant on the roll. Windows start September 10 of 2025, 2023 and 2021.

How thin is the Punta Gorda Isles lot market?

Very. Counting every vacant sale, 46 deeds in 36 months against 416 parcels is about 3.7 percent of the stock a year, so one sale can move a median a long way. The 12-month waterfront median of $417,750 rests on 10 deeds, and the 36-month figure of $340,000 is the steadier read.

What the roll's zoning code does to price

The county roll's own zoning code splits the sales further. Over 36 months, waterfront-flagged lots with code 122 recorded 23 sales at $375,000, and those with code 135 recorded 7 at $240,000. Off-water, code 122 recorded 5 at $115,000 and code 135 recorded 6 at $97,500. These are the county's internal codes, and we do not translate them into City zoning districts here. A parcel's actual district is a question for the City's zoning staff.

Punta Gorda Isles lots for sale right now: how do you search them?

To search lots for sale in Punta Gorda Isles today, use the listing searches below, which refresh from the MLS and filter to land inside a rectangle around the plats. This page prints no active lot count or asking price, because the county files carry neither and the number changes daily. Data updated: November 2026.

Active lot count, asking prices and days on market: Information not available at time of publishing (checked 2026-11-03). The rectangle is approximate, not a plat line, so a few results at its edges may sit outside Punta Gorda Isles. Check the address and the legal description on each listing.

Search Punta Gorda Isles lots, highest price first

Canal buyers usually start here: open the Punta Gorda Isles lots for sale search. It lists land only, sorted from the highest asking price down.

Search Punta Gorda Isles lots, lowest price first

Off-water buyers can flip the order with the lowest-priced Punta Gorda Isles land search. Before you trust a low price, read the section below on lots that carry a "PGI" legal outside these plats.

How many vacant lots are left in Punta Gorda Isles?

Punta Gorda Isles has 416 vacant parcels on the Charlotte County roll of November 3, 2026, and 327 of them, or 78.6 percent, carry the appraiser's waterfront flag. We count every parcel with a Punta Gorda Isles legal in these plats and a land use code starting 00, wider than buildable house lots alone. Data updated: November 2026.

Our main Punta Gorda Isles page shows 411 and 325 because it reads the roll through a narrower residential filter. On our wider count, the November 3 roll lists the same 416 vacant parcels as the October 28 roll.

The waterfront flag is the Property Appraiser's field. It does not prove a seawall, a dock permit or a route to open water, and it says nothing about bridges.

What the 416 parcels include

The legal descriptions show that most of the 416 are ordinary platted lots, and some are not. By our reading of those descriptions, which is approximate, about 364 name a single whole lot (290 of them waterfront-flagged), 29 are parts of lots or adjusted lots, 6 name more than one lot, 12 are tracts and 5 do not fit those shapes. The largest land value among the 416 is $6,125,000.

Vacant parcels on the November 3, 2026 roll	Parcels	Waterfront-flagged	Off-water
All vacant parcels	416	327	89
Roll zoning code 122	298	263	35
Roll zoning code 135	114	62	52
Other roll zoning codes	4	2	2

Source: Charlotte County Property Appraiser roll of November 3, 2026. Code 122 is carried by 4,560 of the 4,743 single-family homes on the roll, and code 135 by 55 of the 70 multi-family parcels and 173 single-family homes. That pattern is context only. It matters because the canal assessment is charged differently on land that is not single-family zoned, so ask the City which district applies before you price a lot.

Does the roll show lot width or area?

No. The county roll file has no lot width or lot area field, so nobody can cut these prices by size from it, and we do not estimate one. The appraiser's land value is the nearest stand-in. On single whole lots it has a $304,000 median when waterfront-flagged, with the middle half from $248,000 to $348,000, and a $105,000 median off-water, with the middle half from $74,500 to $116,000. Land value is not a sale price. Get the width and area from the plat or a survey.

How many owners hold these lots?

Supply is scattered. The 416 parcels sit under 359 owner names, and 321 of those names hold one parcel. Nine names hold 3 or more, 37 parcels in all, and no name holds more than 9. Also, 56 parcels share an owner name with a non-vacant Punta Gorda Isles parcel, which can mean a side yard held beside a house, though a name match cannot prove it. One parcel is titled to the City of Punta Gorda. City staff have told the canal committee there are fewer vacant lots available for seawall maintenance projects.

Why are some "Punta Gorda Isles" lots so cheap?

Because they are in other plats. Sections 16, 18, 20, 21 and 23 carry a "PGI" legal but are not in the plats this page covers, and Sections 16, 20, 21 and 23 sit outside the City entirely, in county tax district 104, with Deep Creek's associations on Sections 20 and 23. Together those five hold 2,601 vacant parcels and recorded 139 lot sales in the last 12 months at a $39,000 median, with Section 21 at $31,000 and Section 23 at $50,750. Burnt Store Isles, Section 15, is also separate and is compared below. If a low-priced listing says PGI, read the section number in the legal first. Our land for sale page for all of Punta Gorda has the plat detail for those lots.

Which Punta Gorda Isles streets have the most lot sales?

Bal Harbor Blvd and Magdalina Dr recorded the most Punta Gorda Isles lot sales over 60 months, 14 and 9 deeds, while Casey Key Dr recorded the highest median at $460,000 on 5 deeds. Vacant parcels sit on 135 named streets, and price mostly follows the waterfront flag. Data updated: November 2026.

Street, Punta Gorda Isles	Vacant parcels now (waterfront-flagged)	Lot sales, 60 months (waterfront-flagged)	Median lot sale
Bal Harbor Blvd	24 (8)	14 (1)	$103,450
Magdalina Dr	35 (6)	9 (5)	$190,000
Colony Point Dr	19 (17)	7 (7)	$275,000
Deborah Dr	9 (1)	7 (0)	$115,000
Padre Island Dr	12 (4)	5 (3)	$100,000
Almar Dr	18 (15)	5 (3)	$246,000
Casey Key Dr	9 (9)	5 (5)	$460,000

Source: Charlotte County Property Appraiser roll of November 3, 2026 and recorded sales from September 10, 2021 to September 9, 2026. Streets with at least 5 qualified vacant sales, including lots built on since. The table says nothing about bridges or masts: which way a lot reaches the harbor is an address question, covered below.

How have Punta Gorda Isles lot prices moved by sale year?

Punta Gorda Isles waterfront lot medians rose from $211,000 in 2018 to $337,000 in 2023 and $435,500 in 2026 through September 9, while yearly lot sales fell from a peak of 161 in 2021 to 10 in 2025. Recent medians rest on few deeds, so the direction is clearer than any single year. Data updated: November 2026.

Sale year	All lot sales	Waterfront-flagged sales	Waterfront median	Off-water sales	Off-water median
2018	38	36	$211,000	2	too few
2019	41	34	$218,750	7	$68,000
2020	50	39	$205,500	11	$65,000
2021	161	133	$275,000	28	$90,000
2022	50	35	$316,500	15	$110,000
2023	30	25	$337,000	5	$110,000
2024	20	16	$287,500	4	$127,500
2025	10	9	$335,000	1	too few
2026 through September 9	13	9	$435,500	4	$72,500

Source: Charlotte County Property Appraiser recorded sales and roll of November 3, 2026. We tracked every qualified vacant sale in each year, including lots built on since, because counting only lots still vacant would shrink the older years. The waterfront flag is today's flag on the parcel. County files lag closings by weeks. Before 2021 the county sale code is less reliable on these parcels: some deeds coded as improved carry lot-like prices on parcels whose house came later, so the counts for 2020 and earlier are probably low.

Are Punta Gorda Isles lots actually being built on?

Yes, Punta Gorda Isles lots do get built on. We tracked all 151 vacant sales recorded in 60 months, covering 137 parcels: 90 are still vacant, and 46 now carry a home with a year built in or after the sale year, typically two years after the sale. Fourteen parcels sold more than once. Data updated: November 2026.

Year built is a completion proxy from the roll, not a permit count, so read these as close counts rather than exact ones. The wider pace is steadier than the lot market. The roll shows 408 single-family homes with a year built from 2018 through 2025, and 368 of them are waterfront-flagged.

Year built, Punta Gorda Isles single-family	Homes	Waterfront-flagged	Median living sq ft
2018	54	47	2,453
2019	56	54	2,494
2020	43	41	2,513
2021	43	38	2,505
2022	45	42	2,480
2023	72	62	2,394
2024	53	47	2,485
2025	42	37	2,535

Source: Charlotte County Property Appraiser roll of November 3, 2026, single-family land use. A home built where an older one stood counts here too.

Vacant lot vs older canal home in Punta Gorda Isles: which should you buy?

A vacant Punta Gorda Isles lot suits a buyer who wants a new house and clean permitting, at a $340,000 median waterfront. A pre-1980 canal home, at a $540,000 median, suits one who wants to live there now or rebuild with a fee break, for a gap of about $200,000. Data updated: November 2026.

Question	Vacant waterfront-flagged lot	Older waterfront-flagged home, built before 1980
Recorded price, 36 months	$340,000 median on 30 sales	$540,000 median on 171 sales, $308 per living sq ft, 1,784 sq ft median
Can you use it the day you close?	No. No shed, tent or container may stand on it, and a dock gets no utilities until a house is complete	Yes, as it stands
City impact fees on a new house	$5,913 for 2,001 to 2,500 sq ft, $6,696 above that	None to the City if the rebuild adds no more than 1,000 sq ft of floor area; document the old home
Flood rule exposure	Build at base flood elevation plus 1 foot from the start	The worksheet starts at 35 percent of building value, and 50 percent brings the whole house up to flood rules
Extra steps	Survey, plans, full new-home permit	$100 demolition permit, plus a demolition cost for which we found no published local figure
Lot mowing charge	$285 per unit while the parcel is a vacant lot	None

Source: Charlotte County Property Appraiser recorded sales to September 9, 2026; City of Punta Gorda Code Chapters 7, 11 and 26; City building forms. New-built homes for comparison recorded 15 sales at $1,050,000 over 36 months ($453 per living sq ft), and 3 at $1,550,000 over 12 months, which is too thin to lean on.

The 35 percent worksheet on an older house

The City asks for a substantial damage worksheet once the cost of work equals or exceeds 35 percent of the building's value, land excluded. Staff compare the cost with the appraiser's adjusted building value, and if it reaches 50 percent the owner may submit a private appraisal. At 50 percent, the whole house must meet flood rules, with the floor at base flood elevation plus 1 foot. The City reviews each permit on its own: it dropped its five-year look-back in December 2022, and state law, SB 180, now bars cumulative periods. A vacant lot skips all of this.

What does it cost to build on a Punta Gorda Isles lot?

Building a 2,500 square foot home on a median Punta Gorda Isles waterfront lot works out to about $0.98 million to $1.36 million before design, survey, dock and pool, using $250 to $400 per square foot. That is our arithmetic, not a quote, and it compares with a $1,050,000 median on 15 new-built home sales over 36 months. Data updated: November 2026.

Line, inside the City of Punta Gorda	Amount	Status
Waterfront-flagged lot, 36-month median	$340,000	County recorded sales
Construction, 2,500 sq ft at $250 to $400 per sq ft	$625,000 to $1,000,000	Our range inside reported local custom pricing
City park, mobility and public facilities impact fees, 2,001 to 2,500 sq ft	$5,913	City schedule effective October 1, 2026 ($1,387, $1,223, $3,303)
County impact fee the City collects	$3,396	County schedule effective October 12, 2022
City water and sewer impact fee	about $4,257 to $8,100	Reported: current charge and the 2025 study's calculated figure; ask City Utilities which applies
Building permit, $50 plus $7 per $1,000 of valuation, on $439,800	$3,129	City formula; valuation is the national ICC table figure of $175.92 per sq ft
Total of these lines	$981,695 to $1,360,538	Arithmetic

Source: City of Punta Gorda Code Chapters 7 and 11; Charlotte County Impact Fee Master Fee Schedule; ICC Building Valuation Data, February 2026 (reported); Citizen Portal summary of the City's water and sewer fee study (reported). The one-time fee lines alone total about $13,600 to $17,400.

What construction costs per square foot

The national ICC valuation table puts one and two family wood-frame homes at $175.92 to $187.70 per square foot, excluding land. Reported local custom pricing runs $200 to $400 per square foot in Punta Gorda, and $225 to $350 for mid-range new homes across Southwest Florida. One builder, AR Homes through SandStar Homes LLC, lists Punta Gorda Isles among its build-on-your-lot areas from the $1 million range. For 2,501 square feet or more, City impact fees step up to $6,943 on October 1, 2027.

How the permit path runs

Every Punta Gorda Isles build goes through the City's Building Division, by email to the permit tech or at the counter on the second floor of the City Hall Annex, 126 Harvey Street. The online system is for viewing only, whatever third-party permit sites say. The City says a plans examiner reviews a residential application within 48 working hours and notifies you within 24 working hours once every division has signed off, and corrections add time. The code is the Florida Building Code 8th Edition (2023) with no local amendments. Impact fees are assessed at permit issuance and paid before the final inspection, with installments at no charge.

What can you build on a Punta Gorda Isles lot?

A Punta Gorda Isles lot in the City's GS-3.5 district must be at least 9,600 square feet and 80 feet wide, under the Special Residential Overlay, with no mandatory homeowners association or design review board. On an 80 by 120 foot canal lot, setbacks leave about 4,550 square feet. Data updated: November 2026.

The setback box on a canal lot

The code sets a 25 foot front yard, 7.5 foot side yards (25 feet on a street or waterway) and a 25 foot rear yard on a waterway, street or golf course, with no building closer than 25 feet to a seawall. On an 80 by 120 foot lot with water at the rear, that leaves 65 feet by 70 feet, or 4,550 square feet of building area. The 55 percent coverage limit would allow 5,280 square feet on 9,600, so the setback box is usually what binds, not coverage. Pools, patios and screen cages may come within 20 feet of the water, and roof-overs are prohibited. Height is limited to 35 feet above base flood elevation.

Can a Punta Gorda Isles lot be split?

Two lots that each meet the GS-3.5 minimums need at least 160 feet of width and 19,200 square feet, so a parcel smaller than that cannot produce two conforming lots. Ask the City's zoning staff before you price a larger parcel as two. The reverse, buying two lots for one house, carries its own bill: the canal assessment falls per lot and the mowing charge per 10,000 square feet.

What the overlay requires of a new house

Minimum air-conditioned living area: 1,200 square feet for most single-family lots, 1,500 on listed blocks in Sections 1 to 8, and 2,000 in Section 10 Block 90.
Roof of concrete or clay tile, or metal. Driveway of concrete or concrete pavers.
No detached garage or carport, shed, accessory building, storage container or above-ground pool.
Underground sprinklers, and at least 6 feet of sod against a seawall. No drainage that pushes hydrostatic pressure against the wall.
No water wells, except on golf courses. New service drops go underground at the owner's cost.
Fences in side and rear yards only, panels up to 48 inches, and no solid boundary walls.

Trees on a vacant lot

Clearing is regulated. During development, healthy specimen trees over 18 inches, significant vegetation over 12 inches and native species over 4 inches may come out only within the building footprint, rights-of-way, driveways, easements and drainage ways. The City also gets first right of refusal to relocate a tree before removal.

Using a lot before you build

A vacant lot is not a place to keep things. No boat or empty trailer may be kept on a vacant lot, and watercraft may only be stored waterward of the seawall, on a lift, on davits or in the water. No vehicle may sit on a vacant residential lot from 1 a.m. to 5 a.m., apart from twice in 30 days after notifying police or up to seven times with a City permit. In the GS district a dock and lift are permitted principal uses, so you can build them first, but no utilities may be supplied to them until a house is complete, and docks may not be rented to third parties.

How big can a dock be on a Punta Gorda Isles lot?

A dock on a Punta Gorda Isles lot may run 10 feet from the seawall by right, and no structure may pass 25 feet, but canal width often sets a tighter limit. The 50 foot navigable channel leaves about 15 feet on an 80 foot canal, so measure first. Data updated: November 2026.

Canal width, seawall to seawall	Room from each seawall, usual 25 foot channel half	Bass, Pompano, Tarpon inlets, Buckley's Pass (30 feet)	Snook Inlet (20 feet)
70 feet	10 feet	5 feet	15 feet
80 feet	15 feet	10 feet	20 feet
90 feet	20 feet	15 feet	25 feet
100 feet	25 feet	20 feet	25 feet
120 feet	25 feet	25 feet	25 feet

Source: City of Punta Gorda Code Chapter 6, arithmetic ours. The channel runs that distance each side of the canal centerline. Named parts of Pompano, Bass and Tarpon inlets cap structures at 20 feet. The City's dock packet asks for canal width at both property lines and the calculated channel, so use its sheet for the real number.

The rest of the by-right box

A lot with under 85 feet of seawall gets a freestanding concrete dock up to 10 feet out, plus one lift or up to three mooring piles. At 85 feet or more, a parallel dock with one lift and three piles, six piles, or two lifts are possible. Everything stays inside Structure Limitation Lines drawn at 45 degrees from each property corner, which replace a fixed side setback, so a narrow lot can lose more than the width table suggests. Lift covers and canopies are prohibited, and floating lifts are limited to motorized vessels of 19 feet or less.

Permits, the special permit and the 15 inch rule

A single-family dock, lift or seawall permit is $100, plus $25 electrical. FDEP exempts docks up to 1,000 square feet over water in canals outside Outstanding Florida Waters, and its online self-certification is free. Anything outside the City's box needs a $450 Canal Construction Special Permit, with a quasi-judicial hearing before the Punta Gorda Isles Canal Advisory Committee and mailed notice to owners on the same canal within 200 feet. One detail to catch on any older dock: the City warns that docks not built 15 inches below the top of the seawall cap will have their tops cut during seawall replacement, with repairs at the owner's expense.

Which way does a Punta Gorda Isles lot reach the harbor?

A Punta Gorda Isles lot reaches Charlotte Harbor by the northern inlets, Ponce de Leon Inlet on the west, or Buckley's Pass in the south, none with a lock. Three fixed West Marion Avenue bridges cross northern inlets, so a mast's route depends on the exact canal. Data updated: November 2026.

The City says most of the system has no fixed bridges, and most is not all. The federal bridge inventory lists the West Marion Avenue spans over Tarpon Inlet, Sail Fish Canal and Bass Inlet and records no clearance for them, so we print none. Our Punta Gorda Isles sailboat water homes for sale page lists which sections and streets sit behind each span. Buckley's Pass is a dredged cut about 1,446 feet long and 60 feet wide, opened April 3, 2020, leading into Alligator Creek about a mile above the harbor. The County forecasts the creek's maintenance dredge for July to December 2027.

Check this address before you offer

Trace the canal from the seawall to open water on a chart or aerial, and note whether every possible route crosses West Marion Avenue.
If it does and you plan on a mast, have your boat's air draft measured against that span at high tide. Do not rely on a figure from a listing.
Ask for water depth at the seawall at low tide. No City page publishes canal depths, and NOAA records a mean tide range of 1.25 feet at Punta Gorda.
Measure the canal width at both property lines and run the table above.
For a southern route, read the County's Alligator Creek dredge page for the current schedule.

Our advice before you commit to a lot: read the McGreevy and Comisar guide to Punta Gorda Isles for Jesse and Marc's broader read on these canals. If you would rather compare finished waterfront inventory across the city, use our Punta Gorda waterfront homes for sale page.

What does a vacant Punta Gorda Isles lot cost to carry?

A vacant Punta Gorda Isles waterfront lot bought at the $340,000 median costs about $7,502 a year to carry: $5,717.03 of property tax at 16.8148 mills if taxable value equals the price, a $1,500 canal assessment and one $285 mowing unit. An off-water lot at $105,000 runs about $2,051 to $3,551. Data updated: November 2026.

Yearly line, 2026 tax bill	Waterfront lot at $340,000	Off-water lot at $105,000
Ad valorem tax at 16.8148 mills, no homestead	$5,717.03	$1,765.55
Canal maintenance assessment, FY2027	$1,500	$0 or $1,500; check the district map
Lot mowing, one unit	$285	$285
Total	$7,502.03	$2,050.55 or $3,550.55

Source: Charlotte County Property Appraiser 2026 final rate chart; City Council budget minutes, September 9, 2026; City special assessments page and September 9, 2026 agenda packet. Illustration only: the tax line assumes taxable value equal to the median price, and your bill follows the appraiser's value.

Does a vacant lot pay the canal assessment?

Usually, if it is a subdivided single-family lot inside the district. City Council adopted $1,500 per single-family lot for FY2027 on September 9, 2026, and the City's method levies each subdivided lot and prorates partial lots. In legal wording it is not a waterfront fee, which is why an off-water lot can still owe it. Land zoned for other uses pays $0.156 per square foot within 120 feet of a canal, waterway or harbor seawall, which works out to $1,497.60 if all 9,600 square feet of a lot fell inside that line. The City's finance plan adds $150 a year to reach $2,100 by FY2031, and those later figures are planning numbers, not adopted rates.

The lot mowing assessment

The City's lot mowing assessment is $285 per unit in both FY2026 and FY2027, and a unit is 10,000 square feet or any part of it, so a 9,600 square foot lot is one unit and a 19,200 square foot pair is two, or $570. It applies to vacant lots only and, the City says, funds 16 standard mows a year.

How a vacant lot is taxed

Homestead needs a permanent residence on January 1, so a bare lot pays as non-homestead. Non-homestead residential property, including vacant land, has a 10 percent cap on assessment increases for all levies except school, applied automatically the year after purchase. Change of ownership ends it, and the parcel is assessed at just value the following January 1. Tax bills mail by November 1, with a 4 percent discount in November stepping down to 1 percent in February.

Who owns the seawall on a vacant Punta Gorda Isles lot?

Inside the canal district, the City of Punta Gorda owns the seawalls lining private canal frontage and replaces them, on vacant lots as on built ones. Section 24 and some blocks of other sections sit outside the district, so confirm on the City's district map who keeps the wall behind that lot. A lot buyer avoids the $30,000 to $50,000 reported for a private 80 foot wall, but carries duties behind it. Data updated: November 2026.

The owner keeps the yard at least level with the top of the seawall cap and must ensure nothing compromises the seawall, tie-rods or deadmen. Tie-off anchors sit at least 6 feet landward. During replacement the owner clears the work zone on written notice and pays to restore docks, lifts, walkways, landscaping and irrigation, and the district supplies replacement sod only. That is why the order of work matters on a lot: search the address in the City's seawall status schedules before you build a dock, because a dock built just ahead of replacement can come out at your cost.

Is a Punta Gorda Isles lot in a flood zone?

Yes. Expect a Punta Gorda Isles lot in FEMA Zone AE, with a base flood elevation of 9 feet NAVD88 almost everywhere and 10 feet on the harbor-facing northwest edge. With 1 foot of City freeboard, a new floor sits at 10 or 11 feet. Sampled off-water lots rate the same. Data updated: November 2026.

That comes from point samples on four FIRM panels effective December 15, 2022, not a parcel survey, so look up the exact address. X zone appears only in tiny pockets. Some harbor-facing ground falls in a Coastal A Zone, where the City notes V-zone-like foundation rules for new building. Design wind is about 160 mph, inside the wind-borne debris region, and every point tested is evacuation Zone A. The City is a Community Rating System Class 5 community, which gives National Flood Insurance Program policies a 25 percent discount once there is a house to insure.

Punta Gorda Isles lots vs Burnt Store Isles lots: how do they compare?

Punta Gorda Isles lots cost more than Burnt Store Isles lots on the recorded deeds: a $340,000 waterfront-flagged median on 30 sales against $260,000 on 9 over 36 months. Burnt Store Isles pays a lower canal assessment, $1,035 against $1,500, but adds an association's approval to City rules, so the cheaper lot brings another layer. Data updated: November 2026.

Measure	Punta Gorda Isles	Burnt Store Isles (Section 15 and its replat)
Vacant parcels (waterfront-flagged)	416 (327)	119 (85)
Waterfront-flagged lot sales, 36 months	30 at $340,000	9 at $260,000
Off-water lot sales, 36 months	11 at $105,000	10 at $90,000
Canal assessment, FY2027, single-family lot	$1,500	$1,035
City-maintained seawall	91 miles	18 miles
Who approves a house	City code and permits	City code and permits, plus Burnt Store Isles Association board approval of exterior changes
Way to the harbor	Three kinds of exit, no lock	Through the former lock, widened to a 40 foot travel lane

Source: Charlotte County Property Appraiser roll of November 3, 2026 and recorded sales, lots still vacant, to September 9, 2026; City Council budget minutes, September 9, 2026; City canal pages; Burnt Store Isles Association. Choose Punta Gorda Isles if you want the larger choice of lots and no association layer, and Burnt Store Isles if a lower lot price and assessment matter more than those.

How does Domain Realty Group help you buy a Punta Gorda Isles lot?

Domain Realty Group helps a Punta Gorda Isles lot buyer test the parcel before the offer: the plat and survey, the canal width and channel, the seawall schedule, the tax bill lines and the recorded sales on that street. Call 239-441-2816 to start with one lot. Data updated: November 2026.

Domain Realty Group has been the #1 team in Southwest Florida since 2012, with offices in Bonita Springs, Naples and Fort Myers. We can pull the same Charlotte County record used on this page for the exact street you are considering and show you what the neighbors paid.

Domain Realty Group is led by Jesse McGreevy and Marc Comisar and carries more than $2.5 billion in team sales. On a Punta Gorda Isles lot that means reading the plat and survey, the City's seawall status and replacement schedule, the canal width at both property lines and the tax bill lines, the dock and lift permits, the flood disclosure and the elevation certificate before you are committed, then pricing your offer against recorded sales, not list prices.

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

★★★★★ "This was the 4th real estate transaction that Marc and Jesse represented us on. We have always been impressed with not only their knowledge and professionalism, but also he fact that they both have treated us more like friends rather than just clients. They have always made things as stress-free as possible. Would highly recommend them!" Verified Google review. Melanie Tolliver, a repeat client, on working with Marc Comisar and Jesse McGreevy of Domain Realty Group.

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

Domain Realty Group 239-441-2816

Offices in Bonita Springs, Naples and Fort Myers:

Bonita Springs: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Naples: 9180 Galleria Ct #200, Naples, FL 34109
Fort Myers: 8290 College Parkway, Unit 201, Fort Myers, FL 33919

Brokered by Domain Realty, a licensed Florida real estate brokerage. Jesse McGreevy, Florida license SL3101296. Marc Comisar, broker associate, Florida license BK3060671. All agents are licensed Florida real estate professionals.

Domain Realty Group agents who live in or work the Punta Gorda area

Jesse McGreevy and Marc Comisar lead Domain Realty Group.
Lindsey Moffat-Ridge and Jordan Ridge are Babcock Ranch specialists, per their own agent pages.
Jason Peterson, Christina Walsh-Peterson and Jake Comisar are Domain Realty Group agents.

Ready to tour Punta Gorda Isles lots?

Tell us the street, the canal or the budget you have in mind, and a Domain Realty Group agent will line up the lots in one trip. Start with the search for land in Punta Gorda Isles, contact Domain Realty Group or call 239-441-2816. Domain Realty Group, the #1 team in Southwest Florida since 2012, will take it from there.

Already own a Punta Gorda Isles lot?

If you are weighing a sale, ask for a home and land valuation from Domain Realty Group. Gather the survey, any dock or lift permits, any City notice about the seawall and your last November tax bill, because a serious lot buyer will ask for all four.

Frequently asked questions about lots for sale in Punta Gorda Isles

These answers cover recorded lot prices, stock, City rules, docks, carrying costs and building on lots for sale in Punta Gorda Isles. Figures come from the Charlotte County Property Appraiser, the City of Punta Gorda, the State and FEMA, with each source in the list at the end of this page. Data updated: November 2026.

How much is a lot in Punta Gorda Isles?

Over the 36 months to September 9, 2026, waterfront-flagged lots still vacant recorded a $340,000 median on 30 sales, and off-water lots a $105,000 median on 11. Recorded sales ranged from $55,000 to $720,000 in that window.

How many vacant parcels does Punta Gorda Isles have?

The Charlotte County roll of November 3, 2026 lists 416 parcels with a vacant land use code in the Punta Gorda Isles plats inside the City, 327 of them waterfront-flagged. About 364 name a single whole lot in their legal description.

How many lots are for sale in Punta Gorda Isles right now?

The count changes daily and comes from the MLS, not the county, so this page does not print it. Open the land search on this page to see the current lots, then check the legal on each one, because a "PGI" legal can point to another plat.

How much is a waterfront lot in Punta Gorda Isles?

A waterfront-flagged lot recorded a $340,000 median on 30 sales over 36 months, with the middle half from $276,250 to $435,125. The 12-month median was $417,750 on 10 sales.

How much is an off-water lot in Punta Gorda Isles?

An off-water lot recorded a $105,000 median on 11 sales over 36 months, with sales from $55,000 to $130,000. Many sell on streets such as Bal Harbor Blvd and Deborah Dr, where the 60-month medians were $103,450 and $115,000.

Can you build on a Punta Gorda Isles lot right away?

You can apply once you have a survey and plans. Applications go to the City's Building Division by email or at the counter, not online, and the City says plans examiners review within 48 working hours.

Do you pay the canal assessment on a vacant lot in Punta Gorda Isles?

Usually, yes, if the parcel is a subdivided single-family lot in the district. The FY2027 amount is $1,500, adopted September 9, 2026, and it appears on the November 2026 tax bill. It is charged per lot, not by waterfront status, so check the City's district map and the parcel's last bill.

What is the lot mowing assessment in Punta Gorda?

It is a City charge on vacant lots of $285 for each 10,000 square feet or part of it, in both FY2026 and FY2027, and the City says it funds 16 standard mows a year.

What are property taxes on a vacant lot in Punta Gorda Isles?

The 2026 total is 16.8148 mills, or $16.81 per $1,000 of taxable value. On a lot taxed at $340,000 that is $5,717.03 before the canal and mowing lines. A bare lot has no homestead exemption, and a sale ends the 10 percent cap, so the buyer's bill can differ from the seller's.

How big is a lot in Punta Gorda Isles?

The City's GS-3.5 minimum is 9,600 square feet and 80 feet wide, and 80 by 120 feet is the commonly reported size. Real lots vary, and the county roll file carries no width or area field.

Can you split a lot in Punta Gorda Isles?

Not into two conforming lots unless the parcel reaches at least 160 feet of width and 19,200 square feet, because each resulting lot must meet the GS-3.5 minimums of 80 feet and 9,600 square feet. Ask the City's zoning staff about any specific parcel before you rely on dividing it.

Can you build a dock on a vacant lot in Punta Gorda Isles?

Yes. Docks and lifts are permitted principal uses in the GS district, so a house need not come first, but no utilities may be supplied to them until a house is complete on the lot. A single-family dock permit is $100, plus $25 electrical.

How long can a dock be in Punta Gorda Isles?

A freestanding concrete dock may protrude 10 feet from the seawall by right, and no structure may pass 25 feet. Nothing may enter the navigable channel, usually 25 feet each side of the centerline, so an 80 foot canal leaves about 15 feet. Larger plans need a $450 special permit.

Can you keep a boat or RV on a vacant lot in Punta Gorda Isles?

No, not as storage. City overlay rules bar boats and empty trailers from a vacant lot and bar any vehicle on a vacant residential lot from 1 a.m. to 5 a.m., with small police-notice and permit exceptions. Watercraft may only be stored waterward of the seawall, on a lift, on davits or in the water.

Is there an HOA on Punta Gorda Isles lots?

Punta Gorda Isles has no mandatory homeowners association for single-family canal lots. The City enforces standards through the Special Residential Overlay, Chapter 26 Section 3.13, and no design review board covers single-family homes. The Punta Gorda Isles Civic Association is a voluntary club.

What are impact fees on a new home on a Punta Gorda Isles lot?

From October 1, 2026, City fees are $5,913 for 2,001 to 2,500 square feet and $6,696 for 2,501 or more. The City also collects a $3,396 County fee. Water and sewer impact fees are separate, reported at about $4,257 before a 2025 study that calculated about $8,100, so ask City Utilities.

Is a Punta Gorda Isles lot on sailboat water?

It depends on the exact canal. The City says most of the system has no fixed bridges, and three fixed West Marion Avenue spans cross Tarpon Inlet, Sail Fish Canal and Bass Inlet, with no clearance on the federal record.

Should you buy a lot or a teardown in Punta Gorda Isles?

Compare the prices first: a $340,000 waterfront lot median against a $540,000 median for waterfront homes built before 1980. A rebuild adding no more than 1,000 square feet owes no City impact fees, while a vacant lot owes them in full.

How many lots sold in Punta Gorda Isles last year?

Charlotte County recorded 10 qualified vacant lot sales in 2025 and 13 in 2026 through September 9. That is far below the 161 recorded in 2021. In 2025, 9 of the 10 were waterfront-flagged, at a $335,000 median.

How long do Punta Gorda Isles lots take to sell?

Days on market come from the MLS, not the county, so this page does not print them. The public record does show how rarely lots change hands: about 3.7 percent of the 416 parcels a year over the last 36 months.

Is the appraiser's land value what a lot would sell for?

No. The appraiser's land value is an assessment line, not a sale price. Waterfront-flagged single whole lots carry a $304,000 median land value, and waterfront-flagged lots sold at a $340,000 median over 36 months, so land value sits about $36,000 below the sale median, and single lots can differ widely.

Will the canal assessment rise on a Punta Gorda Isles lot?

Probably. The rate rose from $650 in FY2022 to $1,500 in FY2027. The City's finance plan assumes $150 more each year: $1,650, $1,800, $1,950 and then $2,100 in FY2031. Those are planning figures, not adopted rates.

What happens to a vacant lot during seawall replacement?

The City's contractor works from the water with a barge crane, lifting concrete panels of over two tons each. The owner clears the work zone on written notice, including any dock, lift, walkway, irrigation, fence and vegetation, and pays to restore them. The district supplies replacement sod only, and the owner waters it.

How do you look up the seawall schedule for a lot?

Search the address in the City's seawall status schedules, which follow its annual seawall assessment and work zones. Status codes are LTR for letter sent, U for under construction, C for complete and HN for homeowner notified. The City reported its Hurricane Ian replacement work about 98 percent complete with one worksite left as of September 14, 2026.

Is the Special Residential Overlay still in force on these lots?

Yes. The City repealed its 2023 rewrite of the land development regulations on July 2, 2025, which returned it to the earlier code containing the overlay. The Chapter 26 copy we read carries amendments through Ord. 2038-2026 and includes Section 3.13.

Are there deed restrictions on Punta Gorda Isles lots?

The Punta Gorda Isles Civic Association says the original restrictions were not renewed in 1995 and that their substance moved into City code, which the City enforces. No public source says a mandatory restriction survives across these plats. Whether one parcel's title still carries a preserved restriction is a question for a title search on that parcel.

Can you clear the trees on a vacant Punta Gorda Isles lot?

Not freely. A native or approved non-native tree 12 inches or larger at breast height needs a City removal permit, and mangroves can need state approval. The state's arborist exception in section 163.045 covers property with a single-family detached home, so plan on the City's permit for a bare lot, and ask staff first.

What permits does a pool need on a new Punta Gorda Isles home?

A City pool permit is $200 and needs two signed and sealed surveys, two plot plans showing setbacks and three sets of drawings. The screen enclosure takes a separate $200 permit, and fences, solar and electric are permitted separately. Pools and cages may come within 20 feet of the water, with no roof-overs.

What building code applies to a new home on these lots?

The Florida Building Code 8th Edition (2023) applies, with no City amendments, and it references ASCE 7-22 wind loads. Homes are designed for about 160 mph wind with wind-borne debris protection, and the City adds 1 foot of flood freeboard above base flood elevation.

How many new homes are built in Punta Gorda Isles each year?

The roll shows between 42 and 72 single-family homes a year with a year built from 2018 through 2025: 72 in 2023, 53 in 2024 and 42 in 2025, most of them waterfront-flagged, at a median near 2,500 square feet. Year built is a completion proxy, and we found no City report counting permits for these plats. Reported counts for the whole city ran 190 to 358 permits a month in 2025, all permit types.

Are there bridges between Punta Gorda Isles and Boca Grande Pass?

The NOAA Coast Pilot lists no fixed bridge on the harbor route between Punta Gorda and Boca Grande Pass. The question for a lot is the leg inside the canals, where three fixed West Marion Avenue spans cross northern inlets.

Is a Punta Gorda Isles lot in an evacuation zone?

Yes. Every Punta Gorda Isles point tested on the County's map falls in evacuation Zone A.

Sources

Every source below was read on or before November 3, 2026. Recorded prices and counts are computed from the county files, with lot sales to September 9, 2026.