Punta Gorda Isles · Bird Section homes for sale

Bird Section Homes for Sale in Punta Gorda Isles

Bird section homes for sale in Punta Gorda Isles: 1,124 Section 14 homes on the county roll, recorded prices by water, size and year built, the Buckley's Pass route and the seawall schedule. Data updated November 2026.

Bird section homes for sale in Punta Gorda Isles sit on the southern canals of Punta Gorda, ZIP 33950, where streets carry names like Whip-Poor-Will Blvd, Pine Siskin Dr and Royal Tern Dr. On this page the Bird Section means plat Section 14 of Punta Gorda Isles, and every figure is tagged to it. The Charlotte County roll of November 3, 2026 lists 1,124 Section 14 single-family homes, and the 12 months to September 9, 2026 recorded 76 qualified sales at a $657,500 median. For the whole community see our Punta Gorda Isles homes for sale page, and for the wider city start with Punta Gorda homes for sale.

This page does one job: it helps you shop Section 14 street by street, with recorded prices cut by water flag, size and year built, the Buckley's Pass route, and the City's seawall zone schedule. For canal homes across every section, compare our Punta Gorda Isles waterfront homes for sale page. If you would rather build, our Punta Gorda Isles lots for sale page covers every plat. If you are still deciding whether this part of the Isles suits you, read the Bird Section neighborhood guide from McGreevy and Comisar before you tour, because it weighs the neighborhood, while this page counts deeds.

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

Which homes count as the Bird Section of Punta Gorda Isles?

The Bird Section of Punta Gorda Isles reads as Section 14 on three public records: the county roll's bird-named streets, the City of Punta Gorda's Bird seawall zone and the Section 14 plat. Local usage also stretches the name across Section 12, so check the legal description on any listing. Data updated: November 2026.

What the county roll shows

The roll lists 48 bird-named streets under the PGI legal, and every one is in Section 14. No other Punta Gorda Isles plat carries one, Section 12 included. We tracked each street name on the November 3, 2026 file by script.

What the City's seawall zones show

The City runs its seawall program by zone: Bass, Pompano, Sailfish, Ponce and Bird, with Bird as the southeast zone. The streets we checked from the City's August 26, 2026 schedule and its canal packet for that zone, Sea Fan Dr, Kittiwake Dr and Kinglet Dr, all fall in Section 14 on the roll. Casey Key Dr, a Section 12 street, is scheduled under the southwest Ponce zone.

What the plat and the build dates show

Section 14 was platted in Plat Book 8, Page 9 in 1968 and replatted in Plat Book 9, Page 7 in 1969 to 1970. A local history reports no houses there in the company's 1978 annual report and 12 to 14 underway in 1980. The roll agrees for the bird streets: the oldest home on a bird-named street was built in 1980, and all 189 homes built before 1980 stand on the other Section 14 streets.

The other reading: Sections 12 and 14 together

You will also see the Bird Section described as Sections 12 and 14 together. That usage follows the whole southern canal area around Buckley's Pass, and the McGreevy and Comisar guide covers both sections and splits them where the difference matters. It is a fair way to describe a neighborhood. We use the narrower reading here because this page prices homes, and a median needs one defined set of deeds. A listing on Casey Key Dr or Deborah Dr may say Bird Section under the wider reading, and you will not find it in these numbers.

Not every Section 14 street is named for a bird

Of the 1,256 Section 14 parcels, 798 are on bird-named streets, 456 are on 21 other streets, and 2 list no street. Almar Dr alone has 119 parcels, and Aqui Esta Dr, Guadalupe Dr, San Marino Ct, Sea Fan Dr and Magdalina Dr follow. All of them count here, because the plat, not the street sign, draws the line.

What do Bird Section homes for sale cost?

Bird Section homes in Section 14 recorded a $657,500 median on 76 sales over the 12 months to September 9, 2026, and $745,000 on 181 sales over 36 months. Waterfront-flagged homes led at $678,750, off-water homes at $327,500 on 4 sales. These are county deeds, not asking prices. Data updated: November 2026.

Section 14 single-family sales, to September 9, 2026	Sales	Median	Middle half of sales	Median per living sq ft
All homes, 12 months	76	$657,500	$535,000 to $869,000	$316
Waterfront-flagged, 12 months	72	$678,750	$553,750 to $892,500	$323
Off-water, 12 months	4	$327,500	$214,500 to $487,000	$203
All homes, 24 months	125	$700,000	$542,500 to $987,500	$323
Waterfront-flagged, 24 months	117	$725,000	$577,500 to $1,006,000	$332
Off-water, 24 months	8	$326,250	$302,500 to $371,875	$226
All homes, 36 months	181	$745,000	$586,000 to $1,050,000	$358
Waterfront-flagged, 36 months	172	$758,500	$606,250 to $1,074,250	$363
Off-water, 36 months	9	$340,000	$305,000 to $378,750	$242
All homes, 60 months	294	$790,000	$635,000 to $1,072,750	$372
Waterfront-flagged, 60 months	276	$808,250	$655,000 to $1,098,000	$379
Off-water, 60 months	18	$378,750	$333,125 to $494,175	$260

Source: Charlotte County Property Appraiser public roll of November 3, 2026 and recorded sales, newest qualified sale in the Punta Gorda Isles plats September 9, 2026, newest in Section 14 August 28, 2026. Single-family land use, sale code 01 or 02, improved sale, price over $1,000. Waterfront is the Property Appraiser's flag. Windows start September 10 of 2025, 2024, 2023 and 2021.

Why the window moves the median

Section 14 prices have stepped down from the 2022 peak, so a longer window prints a higher number. The 60-month median of $790,000 still holds the strongest years, and the 12-month $657,500 does not. Our main Punta Gorda Isles page uses the same 12-month window and shows the same 76 sales at $657,500 for this section.

How far apart the bird streets and the other streets sit

Inside Section 14, bird-named streets recorded 122 sales at $800,000 over 36 months, and the other streets 59 at $635,000. Over 12 months the split was 46 at $747,000 against 30 at $537,450. Age explains much of it: the median home on a bird street was built in 2000, and on the other streets in 1985.

Bird Section homes for sale right now: how do you search them?

To search Bird Section homes for sale today, use the listing searches below, which refresh from the MLS across a rectangle around Punta Gorda Isles, then match each address to the Section 14 street list on this page. This page prints no active count or asking price, because county files carry neither. Data updated: November 2026.

Active listing count, asking prices, days on market and sale-to-list ratio for Section 14: Information not available at time of publishing (checked 2026-11-03). The rectangle is approximate: it spans most of Punta Gorda Isles rather than Section 14 alone, and its south edge can clip the far south end of the section. Read the legal description on each listing, and look for PGI SEC 14 or PUNTA GORDA ISLES SEC14.

Search homes under the Section 14 lower quartile

The lower quarter of Section 14 deeds over 12 months closed at or below $535,000. Start with the Punta Gorda Isles homes under $533,000 search, and expect older homes and the off-water blocks to feature.

Search homes around the Section 14 middle

The middle half of Section 14 deeds ran from $535,000 to $869,000. Use the Punta Gorda Isles homes from $533,000 to $868,000 search for that range, where most canal homes from the 1980s, 1990s and early 2000s recorded.

Search homes above the Section 14 upper quartile

Above $869,000 the deeds are mostly newer, larger canal homes. Open the Punta Gorda Isles homes over $868,000 search, sorted from the highest asking price down.

Search newer homes built since 2010

The roll shows 228 Section 14 homes built in 2010 or later. The Punta Gorda Isles homes built since 2010 search filters on year built, and you can then match the results to the Section 14 street lists below.

How many homes and lots does the Bird Section have?

The Bird Section has 1,256 parcels in Section 14 on the Charlotte County roll of November 3, 2026: 1,124 single-family homes, 130 vacant parcels and two others. That is 23.7 percent of the 4,743 single-family homes in the Punta Gorda Isles plats inside the City on the same roll (our main page counts 4,744 on its own scope rule). Data updated: November 2026.

Section 14 homes by year built, November 3, 2026 roll	Homes	Waterfront-flagged	Off-water
Before 1980	189	139	50
1980 to 1989	182	175	7
1990 to 1999	273	270	3
2000 to 2009	252	248	4
2010 to 2019	132	128	4
2020 and later	96	93	3
All Section 14 homes	1,124	1,053	71

Source: Charlotte County Property Appraiser roll of November 3, 2026, land use 01. Median year built 1998, oldest 1970, newest 2026. The roll also lists 65 block codes in the section, plus one parcel each under two other land use codes. Our main page shows 1,254 parcels, which matches the count with a 33950 situs ZIP; the other 2 list no street.

What the waterfront flag covers in Section 14

The Property Appraiser flags 1,053 of 1,124 Section 14 homes as waterfront, or 93.7 percent. On bird-named streets it flags 711 of 714. The flag is a roll field. It does not prove a seawall, a dock permit or a boat route, so treat it as a start.

What size homes the roll shows

Section 14 homes by living area, November 3, 2026 roll	Homes	Waterfront-flagged
Under 1,800 sq ft	207	155
1,800 to 2,399 sq ft	574	556
2,400 to 2,999 sq ft	265	264
3,000 sq ft and up	78	78

The median Section 14 home has 2,184 living square feet, with the middle half from 1,911 to 2,478. Living area is the appraiser's figure, so measure anything you plan to pay for by the foot.

What the land alone is valued at

The appraiser's land line on Section 14 homes has a $304,000 median when waterfront-flagged and $62,000 off-water, on a January 1, 2026 basis. Land value is an assessment, not a sale price, but the gap shows how much of a canal home's price sits in the lot.

What do Bird Section homes sell for by size?

Bird Section homes under 1,800 square feet in Section 14 recorded a $500,000 median over 36 months, and homes of 2,400 to 2,999 square feet recorded $1,150,000. Age travels with size here, so read this table beside the one on year built. Data updated: November 2026.

Section 14 sales by living area	Waterfront-flagged, 36 months	Off-water, 36 months	Median per sq ft, all, 36 months	All homes, 12 months
Under 1,800 sq ft	29 at $534,000	6 at $333,750	$310	15 at $455,000
1,800 to 2,399 sq ft	86 at $731,000	3 at $340,000	$349	40 at $637,500
2,400 to 2,999 sq ft	49 at $1,150,000	fewer than 3 sales	$432	16 at $1,035,000
3,000 sq ft and up	8 at $1,130,000	fewer than 3 sales	$324	5 at $1,050,000

Source: Charlotte County Property Appraiser public roll of November 3, 2026 and recorded sales, newest qualified sale in the Punta Gorda Isles plats September 9, 2026, newest in Section 14 August 28, 2026. Single-family land use, sale code 01 or 02, improved sale, price over $1,000. Living area is today's roll value, so a home enlarged after its sale shows its new size against its old price.

What do Bird Section homes sell for by year built?

Bird Section homes built before 1980 in Section 14 recorded a $450,000 median over 36 months, while homes built in 2020 or later recorded $1,325,000. Year built separates these prices more than any other field on the roll, and it often tracks floor elevation too. Data updated: November 2026.

Section 14 sales by year built	Waterfront-flagged, 36 months	Off-water, 36 months	Median per sq ft, all, 36 months	All homes, 12 months
Before 1980	20 at $497,500	6 at $311,250	$276	16 at $450,000
1980 to 1989	38 at $617,000	fewer than 3 sales	$311	19 at $585,000
1990 to 1999	43 at $749,000	fewer than 3 sales	$342	18 at $728,750
2000 to 2009	34 at $866,250	fewer than 3 sales	$365	12 at $895,000
2010 to 2019	26 at $1,292,500	fewer than 3 sales	$549	6 at $952,500
2020 and later	11 at $1,325,000	fewer than 3 sales	$544	5 at $1,340,000

Why a newer home costs more than its size suggests

Homes built since 2010 recorded about $549 and $544 per square foot over 36 months, against $276 for homes built before 1980. A newer home was built to a later flood map and a later building code, and a buyer may see that in the flood policy. FEMA's 2025 policy data for the City's Punta Gorda Isles tracts shows a median single-family cost near $3,506 for 1970s homes and $1,866 for homes built in 2005 or later, across all sections.

How many Section 14 homes are this new

The roll lists 96 homes built in 2020 or later and 55 built in 2023 or later. First sales are rare in the deed file: 1 sale in the last 12 months and 2 in 36 months closed within a year of the home's build date.

What does each price band buy in the Bird Section?

Each price band in the Bird Section buys a recognizable home on the record: under $500,000 in Section 14 is mostly 1970s stock near 1,500 square feet, and above $1 million the median home was built in 2010 or later. 52 of 181 sales over 36 months closed at $1 million or more. Data updated: November 2026.

Section 14 sales by price, 36 months to September 9, 2026	Sales	Share	Waterfront-flagged	Median year built	Median sq ft
Under $500,000	22	12.2%	14	1976	1,529
$500,000 to $749,999	71	39.2%	70	1989	2,029
$750,000 to $999,999	36	19.9%	36	2000	2,224
$1,000,000 to $1,499,999	41	22.7%	41	2010	2,511
$1,500,000 and up	11	6.1%	11	2018	2,731

Source: Charlotte County Property Appraiser public roll of November 3, 2026 and recorded sales, newest qualified sale in the Punta Gorda Isles plats September 9, 2026, newest in Section 14 August 28, 2026. Single-family land use, sale code 01 or 02, improved sale, price over $1,000. The highest sale in the 36 months was $2,199,900. Over the last 12 months the range ran $186,000 to $1,650,000.

Where should you start in the Bird Section?

Where you start in the Bird Section depends on what you value most: the lowest recorded price, a canal at entry level, a mid-age canal home, a nearly new home or a lot to build on. This table matches each priority to its Section 14 record and the first thing to check. Data updated: November 2026.

Your priority	Where the Section 14 record points	Recorded, 36 months	Check first
Lowest price, no canal needed	Off-water homes in Blocks 163 to 167	8 at $326,250	Tax bill canal line, roof age, elevation certificate
Canal at entry level	Waterfront-flagged homes built before 1980	20 at $497,500	Floor elevation against the 50 percent rule, seawall zone status
Middle of the market on a canal	Waterfront-flagged homes built 1990 to 1999	43 at $749,000	Roof, wind mitigation report, dock and lift permits
Newer systems and elevation	Waterfront-flagged homes built 2020 or later	11 at $1,325,000	Elevation certificate, builder warranty transfer, dock permit
Build your own	Waterfront-flagged lots still vacant	9 at $325,000	Canal width, plat, seawall schedule for the lot

Source: Charlotte County Property Appraiser roll and recorded sales, as above. Lots count parcels still coded vacant on the roll. These are starting points, and any one home can break the pattern.

Which Bird Section streets sell the most?

Almar Dr and Whip-Poor-Will Blvd recorded the most Bird Section sales over 60 months, 26 and 24 deeds, because they hold the most parcels in Section 14. Sales touched 59 of the section's streets in that window, and street medians rest on few deeds. Data updated: November 2026.

Section 14 street	Parcels	Homes flagged waterfront	Median year built	Median sq ft	Sales, 60 months	Median, 60 months
Almar Dr	119	100%	2001	2,215	26	$872,000
Whip-Poor-Will Blvd	78	100%	2001	2,178	24	$840,250
Turtle Dove Blvd	38	100%	2000	2,488	14	$776,000
Pine Siskin Dr	55	100%	2000	2,249	13	$749,000
Grebe Dr	22	100%	2000	2,482	11	$1,000,000
San Marino Ct	28	100%	1978	1,884	10	$667,500
Aqui Esta Dr	37	72%	1976	1,916	10	$514,950
Sandpiper Dr	34	100%	2001	2,297	9	$975,000
Albatross Dr	27	100%	1998	2,217	9	$755,000
Royal Tern Dr	31	100%	2000	2,284	8	$1,031,250
Kittiwake Dr	24	100%	2000	2,327	8	$932,000
Bal Harbor Blvd	14	100%	2008	2,281	7	$895,000
Guadalupe Dr	29	52%	1975	1,687	7	$400,000
Turtle Dove Cir	16	100%	2000	2,438	7	$930,000
Blue Jay Ct	14	100%	1999	2,312	6	$1,062,500
Nighthawk Ct	18	100%	1996	2,151	5	$588,000

All 48 bird-named streets in Section 14

With parcel counts on the November 3, 2026 roll: Whip-Poor-Will Blvd 78, Pine Siskin Dr 55, Turtle Dove Blvd 38, Sandpiper Dr 34, Royal Tern Dr 31, Albatross Dr 27, Kinglet Dr 26, Kittiwake Dr 24, Osprey Dr 24, Grebe Dr 22, Thrasher Dr 22, Raven Ct 21, Partridge Dr 20, Spoonbill Ct 19, Nighthawk Ct 18, Canvasback Ct 16, Sea Gull Ct 16, Turtle Dove Cir 16, Wren Ct 16, Bobolink Ct 15, Dipper Ct 15, Blue Jay Ct 14, Red Wing Ct 14, Surfbird Ct 14, Oriole Ct 13, Kiwi Ct 12, Muscovie Ct 12, Swan Ct 11, Towhee Ct 11, Whip-Poor-Will Ct 11, Owl Ct 10, Willet Ct 10, Eider Ct 9, Grebe Ct 9, Jacana Ct 9, Oriole Dr 9, Penguin Ct 9, Bobwhite Ct 8, Redbird Ct 8, Blue Jay Dr 7, Macaw Ct 7, Plover Ct 7, Wood Thrush Dr 7, Osprey Ct 6, Purple Martin Dr 6, Waxwing Ct 6, Spoonbill Dr 5, Rock Dove Ct 1.

The other Section 14 streets

Also in Section 14, with parcel counts: Almar Dr 119, Aqui Esta Dr 37, Guadalupe Dr 29, San Marino Ct 28, Sea Fan Dr 26, Magdalina Dr 25, Appian Dr 20, Roma Ct 18, Sea Horse Ct 16, Don Juan Ct 15, Bal Harbor Blvd 14, Genoa Ct 14, Santa Brigida Ct 14, Winward Ct 14, Lassino Ct 13, Juno Dr 13, Sea Breeze Ct 13, Santana Ct 10, Tuscany Dr 7, Conecta Dr 6, Santiago Ct 5. Spanish and Italian names run along the north and east edges, and the rest fill in between.

How have Bird Section prices moved by sale year?

Bird Section prices in Section 14 rose from a $496,000 median in 2019 to $930,000 in 2022, then fell to $675,000 in 2025 on 56 sales. Sales through September 9, 2026 stand at 62 at $697,500, so the slide has paused. Data updated: November 2026.

Section 14 by sale year	Home sales	Median, all homes	Waterfront-flagged	Off-water	Vacant lot deeds
2019	74	$496,000	71 at $500,000	3 at $215,000	10
2020	103	$519,000	90 at $556,250	13 at $257,900	15
2021	64	$675,000	62 at $680,000	fewer than 3 sales	47
2022	59	$930,000	55 at $945,000	4 at $370,000	13
2023	48	$858,750	44 at $875,000	4 at $488,500	12
2024	46	$845,000	45 at $850,000	fewer than 3 sales	3
2025	56	$675,000	50 at $719,500	6 at $311,250	5
2026, to September 9	62	$697,500	60 at $715,000	fewer than 3 sales	3

Source: Charlotte County Property Appraiser public roll of November 3, 2026 and recorded sales, newest qualified sale in the Punta Gorda Isles plats September 9, 2026, newest in Section 14 August 28, 2026. Single-family land use, sale code 01 or 02, improved sale, price over $1,000. Each year's mix differs, so a change in the median is not the same as a change in the value of one home.

Where are the off-water homes in the Bird Section?

Off-water homes in the Bird Section cluster in one place: 68 of the 71 homes without the flag in Section 14 sit in Blocks 163 to 167, on the Aqui Esta Dr and Magdalina Dr side. Those blocks hold 83 parcels, and none is flagged waterfront. They recorded 8 sales at $326,250 over 36 months. Data updated: November 2026.

Streets in Blocks 163 to 167

By parcels: Magdalina Dr 25, Roma Ct 18, Guadalupe Dr 14, Aqui Esta Dr 9, Tuscany Dr 7, Conecta Dr 5, Santiago Ct 5. Aqui Esta Dr and Guadalupe Dr also run outside these blocks with canal frontage, so the street name alone will not tell you. The median off-water home was built in 1976 and has 1,510 square feet. The other 3 off-water homes are on Muscovie Ct.

Do these blocks pay the canal assessment?

Ask before you budget. The City Code's legal description of the canal district, as read in our research, covers Section 14 less Blocks 163 to 167 and Tracts B and C. The roll agrees in part: all 83 parcels carry tax district 150, while most of Section 14 carries 155, and those two districts have the same millage. We did not open a tax bill for these blocks, so check the seller's last November bill and the City's district map.

Are there vacant lots left in the Bird Section?

Yes. Section 14 has 130 vacant parcels on the Charlotte County roll of November 3, 2026, or 10.4 percent of the section, and 110 are flagged waterfront. Over 36 months, waterfront-flagged lots still vacant recorded 9 sales at a $325,000 median. Data updated: November 2026.

Over 60 months those lots recorded 21 sales at $310,000, and off-water lots 4 at $58,750. Bird-named streets hold 83 of the 130 parcels. Lots do get built on: of 36 Section 14 parcels sold vacant in 60 months, 14 now carry a home with a year built in or after the sale year. Costs, dock limits and fees for every plat are on our Punta Gorda Isles lots for sale page.

How does a boat get from a Bird Section canal to Charlotte Harbor?

A boat on the southern Bird Section canals can leave by Buckley's Pass, a dredged channel about 1,446 feet long and 60 feet wide that opened April 3, 2020. It joins Alligator Creek about a mile above Charlotte Harbor, and the records we read show no bridge and no lock on that route. Data updated: November 2026.

Exit from the southern canals	Path	Bridge or lock on record	To Port Boca Grande Light, approximate
Buckley's Pass	Canal to the pass, Alligator Creek about 1 mile, then the harbor	None, and no lift or gate at the pass	15.7 nautical miles from the creek mouth
Ponce de Leon Inlet	North and west through the canals to the inlet, then the harbor	None reported	17.4 nautical miles from the inlet

Source: NOAA Coast Pilot 5, Chapter 4, edition of November 1, 2026, and our own straight-line chart measurement by way of Cape Haze Shoal Light 6, with approximate exit points. Canal legs inside Punta Gorda Isles are not measured by any public source. The two exits are about 1.9 nautical miles apart on the harbor.

What Buckley's Pass changed

Before the pass opened, boats on these canals ran north to Ponce de Leon Inlet. Residents told WINK News in 2020 that the trip to the harbor would drop from about 1 hour 15 minutes to about 15 minutes. Those are anecdotes, not measurements, and the time from your dock depends on where you start. Older websites that call Ponce de Leon the only exit were written before 2020.

Which Bird Section streets have no fixed bridge?

No government source publishes a sailboat or bridged line by address, so we traced one from Charlotte County's own water, road and parcel maps. On that trace the Bird Section streets south of Aqui Esta Drive, 870 single-family homes, reach Charlotte Harbor with no fixed bridge, by Buckley's Pass or west to Ponce de Leon Inlet. The 180 Section 14 homes north of it, on Don Juan, Genoa, Juno, Lassino, San Marino, Santa Brigida, Santana and Winward Courts, Appian Drive and the north side of Aqui Esta and Guadalupe Drives, sit behind the West Marion Ave span over Bass Inlet. Bal Harbor Boulevard splits inside Section 14, so check those addresses one by one.

The City says most of the Punta Gorda Isles system has deep, wide canals with no fixed bridges, and most is not all. The federal bridge inventory names three West Marion Ave spans, over Tarpon Inlet, Sail Fish Canal and Bass Inlet, and records no clearance for any of them. Two small Venice Canal crossings near US 41 are also listed; no Punta Gorda Isles home sits behind them. The full section and street list is on our Punta Gorda Isles sailboat water homes for sale page.

How to check the route from one address

Open a current electronic chart or aerial and trace every turn from the dock to open water. Coast Pilot 5, Chapter 4 covers the approach.
Name the exit you would use, and note any West Marion Ave span on the way. A home on the north or east edge of Section 14 deserves extra care: Genoa Ct sits on the City's Bass seawall schedule, and Bass Inlet is on the bridge list. A seawall zone is a work schedule, not a route, so it proves nothing alone.
Measure your air draft and draft against the actual route, at a known tide, with your own boat or a local captain.
Sound the water at the dock and the shallowest point of the route. No primary source publishes canal depths for Punta Gorda Isles.
Ask the seller how the current boat leaves, and when the nearest channel was last dredged.

How deep is the water on the way out?

No public source publishes a depth for the canals themselves. The Coast Pilot reports 6 feet in the Alligator Creek channel, a figure from 1991, and 9 feet in the natural harbor channel, from 1982. The county's permit drawing cuts Alligator Creek to about 7.2 feet below NAVD88 and a county description targets sediment above 6 feet at mean low water. NOAA's Punta Gorda station shows a mean tide range of only 1.25 feet, so strong winter north winds matter more than the tide table.

What is scheduled for Alligator Creek?

Charlotte County's Alligator Creek Maintenance Dredge project is in design development, per its project page updated November 3, 2026. An April 2025 survey found 9,467 cubic yards in the main channel, construction is forecast from July 3 to December 3, 2027, and the budget is $2,237,048, paid by the Alligator Creek Waterway taxing unit and FEMA claims for Ian and Milton. Until then, treat the creek as the shallow point to check before you commit a deep keel.

What speed rules apply on the route?

Every canal in the Punta Gorda Isles district is a slow speed, minimum wake zone by City ordinance. The county's Alligator Creek zone was moved in December 2020 to start near Marker 21, just downstream of the pass. State manatee zones under rule 68C-22.015 begin on the Peace River above US 41, away from these canals. A single-family dock with four or fewer slips is exempt from the county manatee plan's boat facility siting review.

Who owns the seawall on a Bird Section canal?

The City of Punta Gorda owns and replaces the seawalls on Bird Section canals through its canal district, which covers 91 miles of wall across Punta Gorda Isles. The owner pays the $1,500 FY2027 assessment and restores docks, lifts, fences and irrigation after any replacement. The City's Bird zone is the southeast of the district. Data updated: November 2026.

The seawall zone schedule, by zone

City seawall zone	Routine replacement scheduled, linear feet	Share of feet	Hurricane Ian sites completed
Bass (NE1, NE2)	1,762	18.7%	72
Pompano (NW1)	1,969	20.9%	58
Sailfish (NW2)	747	7.9%	56
Ponce (SW)	2,399	25.5%	46
Bird (SE)	2,546	27.0%	36
Punta Gorda Isles	9,423	100%	268

Source: City of Punta Gorda, Maintenance Seawall Replacement Status, revised August 26, 2026, with dates through January 4, 2027, and the City's July 2026 Hurricane Ian schedule. A site can cover several addresses. Shares are our arithmetic. The Bird zone holds the largest share of routine footage on this schedule.

What the Bird zone schedule lists

The August 26, 2026 schedule set Sea Fan Dr to start the week of October 19, 2026 and Kittiwake Dr the week of October 26, 2026, so check the current status code for each address. The City's FY2026 priority list, as of September 14, 2026, shows Kinglet Dr 1436 among the Severe sites completed. Marine Contracting Group runs these schedules. Dates slip with weather and permits, so read the current PDF, not this paragraph.

Not every Section 14 street is in the Bird zone

The zone and the section do not match at every edge. The same schedule lists Appian and Genoa together under the northeast Bass zone in September 2026, and the roll carries Genoa Ct only in Section 14, with Appian Dr in Sections 7 and 14. So look up your street's zone on the schedule, and do not assume it from the section number.

How to read the status codes

Each row gives the address, a priority of Severe, High, Med or Low, estimated linear feet, a start week and a status. LTR means a letter went out, HN means the homeowner was notified, U means under construction and C means complete. Search the address in both the routine schedule and the Hurricane Ian schedule before you make an offer.

How the southern seawalls rated

The City's FY2024-25 survey of the south half of the district, which holds the Ponce and Bird zones, rated 208,852 feet from 0 to 5. It found 45,710 feet Excellent, 90,633 Good, 37,068 Fair, 25,999 Moderate, 7,621 Serious and 1,821 Failure, so 4.5 percent rated Serious or Failure. Ratings are published by survey area, not by address, so ask Public Works about one segment.

What the owner pays when a wall is replaced

The district supplies replacement sod and the wall. The owner removes boats on written notice, clears docks, lifts, walkways, irrigation, fences and plants from the work zone, then pays to restore them. A replacement usually takes three to four weeks, and a barge crane sets concrete panels weighing over two tons each. For scale, one council member put a private wall replacement at about $50,000, and a contractor quoted the high $40,000s to $50,000 for a typical 80 foot lot.

What cannot touch the seawall cap

Cleats, ladders, handrails, conduit and plumbing may not attach to, rest on or pass through the cap or panels. Docks, pilings and lifts must stand free, tie-off anchors sit at least 6 feet landward, floating docks are prohibited and the yard stays level with the cap. Items that break these rules come out at the owner's cost, so walk the wall before you close.

Where Hurricane Ian repairs stand

The City's July 2026 schedule shows 297 Ian sites completed across Punta Gorda Isles and Burnt Store Isles, 36 of them in the Bird zone, after damage the City put at over 6 1/2 miles of Punta Gorda Isles wall. A September 2026 report calls the program about 98 percent complete, with one Bal Harbor Blvd worksite to go.

What can you build at the seawall on a Bird Section lot?

On a Bird Section lot with under 85 feet of seawall, the City Code allows a freestanding concrete dock no more than 10 feet waterward, plus one boat lift or up to three mooring piles. Nothing may reach past 25 feet from the wall or enter the navigable channel. Data updated: November 2026.

How canal width limits a dock

The navigable channel normally takes 25 feet each side of the canal's centerline, and 30 feet each side in Buckley's Pass itself. On an 80 foot canal that leaves about 15 feet from each seawall, not the full 25. At 100 feet or wider, the 25 foot limit controls. Side limits run at 45 degrees from each property corner, so measure before you buy a lift for a long boat.

A lot with 85 feet or more of wall may have a parallel dock with one lift and three piles, or six piles, or two lifts. Lift covers and canopies are prohibited, and a floating lift is limited to a motorized vessel of 19 feet or less.

Which permits apply

The City's seawall, dock and boat lift packet carries a $100 permit plus $25 for electrical. Anything outside the by-right limits goes to a Canal Construction Special Permit, $450, with a hearing before the Canal Advisory Committee and mailed notice to owners within 200 feet on the same canal. The state exempts private docks up to 1,000 square feet over water in canals outside Outstanding Florida Waters, with free online self-certification.

What does a Bird Section canal home cost to carry each year?

A Bird Section canal home at the $678,750 Section 14 waterfront median costs about $21,132 a year to carry with no homestead and full-price assessment, or about $18,721 with homestead at 85 percent of price. That excludes your mortgage and dock upkeep. Data updated: November 2026.

Section 14 carrying costs, per year	$553,750, lower quartile	$678,750, median	$892,500, upper quartile
Ad valorem tax, no homestead, assessed at full price	$9,311.20	$11,413.05	$15,007.21
Ad valorem tax, homestead, assessed at 85 percent of price	$7,215.70	$9,002.27	$12,057.31
Canal assessment, FY2027	$1,500.00	$1,500.00	$1,500.00
City water and sewer, 5,000 gallons a month	$1,254.48	$1,254.48	$1,254.48
City sanitation, FY2027 benchmark	$380.40	$380.40	$380.40
FPL electric, 1,000 kWh a month, before taxes and fees	$1,597.20	$1,597.20	$1,597.20
Homeowners, Citizens Charlotte County multiperil average, not a quote	$2,351.00	$2,351.00	$2,351.00
Flood, NFIP single-family median in the Punta Gorda Isles tracts, not a quote	$2,635.50	$2,635.50	$2,635.50
Total, no homestead	$19,029.78	$21,131.63	$24,725.79
Total, homestead at 85 percent	$16,934.28	$18,720.85	$21,775.89

Method: the three prices are the lower quartile, median and upper quartile of Section 14 waterfront-flagged deeds over 12 months. The rate is 16.8148 mills, the final 2026 rate for tax district 155, split into 6.2720 school and 10.5428 non-school. Homestead takes $25,000 off every levy and a further $26,411 off non-school levies. The 85 percent line is our assumption about where a just value may land, and full price is the upper bound. This panel uses the exemptions in force before the November 3, 2026 ballot, so confirm current amounts when you budget.

How the canal line behaves

Council adopted the FY2027 rate of $1,500 per single-family lot unanimously on September 9, 2026. It was $650 in FY2022. City Finance's planning path adds $150 a year to $2,100 in FY2031, and those later rates are not adopted. The charge is collected on the county tax bill as a non-ad valorem line, with an early-payment discount from 4 percent in November down to 1 percent in February, and legally it is a per-lot charge in the district, not a waterfront fee.

Why the seller's tax bill misleads

A sale ends the seller's Save Our Homes cap, and the home is assessed at just value the next January 1, at that year's rates. Read the seller's bill for the canal line and run your own tax. Homestead saves a flat $698.82 a year at these rates, and its bigger benefit is the later cap on assessment increases, 3 percent or inflation, whichever is less. Non-homestead residential property has a 10 percent cap on non-school levies.

Is a Bird Section home in a flood zone?

Yes, on the points tested. FEMA's flood layer returned Zone AE with a base flood elevation of 9 feet NAVD88 for 3787 Whip-Poor-Will Blvd and for 1112 Muscovie Ct, an off-water lot, in Section 14, on FIRM panel 12015C0243G effective December 15, 2022. These are samples, so check each address. Data updated: November 2026.

What elevation a new or rebuilt home needs

The City requires the base flood elevation plus 1 foot of freeboard on a new or substantially improved home, so a floor of at least 10 feet NAVD88 where the base flood elevation is 9 feet. The City starts its review at 35 percent of the building's value, and the 50 percent rule applies per project against structure value without the land. Florida's SB 180 (2025) voids cumulative look-backs. For a Section 14 home built in the 1970s, this rule often decides how much remodeling is realistic.

How to check the flood record on one home

Ask for the elevation certificate. The City's public viewer flags 3,826 addresses with one on file.
Read the seller's flood disclosure under section 689.302 of the Florida Statutes, covering claims, aid and known flooding.
Ask whether the seller's NFIP discount can transfer. FEMA says existing policyholders may transfer it with the sale.
Plan on flood cover with Citizens. Its personal wind policies in a special flood hazard area must keep a flood policy.
Check the program date. NFIP authority runs to December 11, 2026 after short extensions.

What the insurance market looks like now

Citizens' Charlotte County homeowners book averaged about $2,351 per policy in May 2026, and its policy count fell 31 percent in five months as private carriers returned. The City is a Community Rating System Class 5 community, which takes 25 percent off NFIP policies. Get a quote on the actual home before your inspection period ends.

Which storms flooded and which storms blew

Charley in 2004 and Ian in 2022 were wind events for Punta Gorda Isles. Helene and Milton in 2024 were surge events, with about $99 million in paid NFIP claims for City policies in ZIP 33950 in one year. Every Punta Gorda Isles point tested, Section 14 included, is in evacuation Zone A, the first to leave.

What rules apply to a Bird Section home?

A Bird Section home falls under the City of Punta Gorda's Special Residential Overlay, not a mandatory homeowners' association, on single-family canal lots. The City enforces it through code compliance, the streets are public and the area is not gated. Civic association membership is voluntary, at $105 the first year and $80 after. Data updated: November 2026.

What the overlay controls

Setbacks: front 25 feet, side 7.5 feet, rear 15 feet or 25 feet on a waterway, and buildings at least 25 feet from the seawall. Pools and screen cages may come within 20 feet.
Roofs: concrete or clay tile, or metal. An existing non-conforming roof may be replaced like for like.
Fences: side and rear yards only, panels up to 48 inches.
Sheds, storage containers and above-ground pools: prohibited. Dock boxes up to 36 inches high are allowed.
Boats and trailers on land: garage or carport, or the driveway from 7 a.m. to 7 p.m. Overnight needs a free permit, 2 nights at a time, 4 times a year.

Can you rent a Bird Section home short term?

Vacation rentals are legal with a City Business Tax Receipt, a state lodging license and a City inspection. The City sets no minimum stay, and section 509.032 of the Florida Statutes bars new local limits on how long or how often owners rent. Ask a title company about any recorded restriction on the specific lot.

How close is the Bird Section to everything else?

The Bird Section sits at the south end of Punta Gorda Isles, 4.7 miles and about 10 minutes from the Punta Gorda Airport terminal from Aqui Esta Dr at Wood Thrush Dr, on the section's north edge, and about 6.5 miles and 18 to 19 minutes from Whip-Poor-Will Blvd, the figure on our main Punta Gorda Isles page. Punta Gorda Nature Park is a 5-minute walk, and downtown's Laishley Park is about 3.6 miles by road. Data updated: November 2026.

From Aqui Esta Dr at Wood Thrush Dr, Section 14	Drive	Bike	Walk
Punta Gorda Nature Park, 1555 Aqui Esta Dr	0.2 mi, 1 min	2 min	5 min
Isles Yacht Club	1.6 mi, 4 min	10 min	33 min
History Park, 501 Shreve St	1.7 mi, 6 min	11 min	37 min
Fishermen's Village	2.4 mi, 7 min	17 min	50 min
St. Andrews South Golf Club	2.5 mi, 9 min	16 min	53 min
Ponce de Leon Park	2.8 mi, 8 min	17 min	61 min
Gilchrist Park	2.9 mi, 8 min	17 min	54 min
Laishley Park Municipal Marina	3.6 mi, 9 min	20 min	68 min
Punta Gorda Airport terminal	4.7 mi, 10 min	30 min	101 min
Englewood Beach at Chadwick Park	29.0 mi, 49 min
Boca Grande village	33.2 mi, 59 min

Source: our routing on OpenStreetMap streets with the OSRM demo service, free-flow, measured November 3, 2026. Real trips run longer. Punta Gorda Nature Park is a 21-acre City preserve. Southwest Florida International is about 35 to 39 miles and 46 to 51 minutes from three reference points in Punta Gorda Isles, also free-flow; our main Punta Gorda Isles page, from other reference points, gives about 40 to 41 miles and 41 to 56 minutes.

Which schools serve a Section 14 address?

Section 14 addresses tested on the district locator on October 10, 2026 were zoned to Sallie Jones Elementary, Punta Gorda Middle and Charlotte High, which held 2025-26 state grades of A, A and B. The district calls its locator only a guide, so check the exact address and the current year's assignment with Charlotte County Public Schools at 941-255-0808.

Where is the nearest hospital?

No hospital or emergency department operates inside the City of Punta Gorda today. AdventHealth Port Charlotte and HCA Florida Fawcett are the nearest, about 7 to 8 road miles north across the Peace River from Punta Gorda Isles, or 14 to 17 minutes free-flow. AdventHealth's planned campus off Jones Loop Rd has not been reported as started.

How does Domain Realty Group help you buy in the Bird Section?

Domain Realty Group helps a Bird Section buyer test one address before the offer: the plat and legal, the canal route, the seawall zone status, the tax bill lines and the recorded sales on that street. We tracked the Section 14 deeds on this page ourselves. Call 239-441-2816 to start with one home. 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. Data updated: November 2026.

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

★★★★★ "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 Bird Section homes?

Tell us the street, the canal or the budget you have in mind, and a Domain Realty Group agent will line up showings in one trip. Start with the search for homes 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 in the Bird Section?

If you are weighing a sale, ask for a home valuation from Domain Realty Group. Gather your elevation certificate, roof and mitigation records, dock and lift permits, any City notice about your seawall and your last November tax bill, because a serious buyer here will ask for all five.

Frequently asked questions about Bird Section homes for sale

These answers cover the boundary, recorded prices, streets, the Buckley's Pass route, the seawall zone, costs, flood and rules for Bird Section homes for sale in Section 14 of Punta Gorda Isles. Figures come from the Charlotte County files, the City, the State and FEMA, with each source listed below. Data updated: November 2026.

Where is the Bird Section of Punta Gorda Isles?

It sits at the south end of Punta Gorda Isles in the City of Punta Gorda, ZIP 33950, and this page reads it as plat Section 14. Aqui Esta Dr runs along its north edge. Check the legal description on any listing, since some people use the name more widely.

Why is it called the Bird Section?

The roll shows 48 streets named for birds, from Albatross Dr to Wren Ct, including Osprey Dr, Spoonbill Ct and Royal Tern Dr. It was also among the last parts of Punta Gorda Isles to be dug and built, so its bird streets start in 1980 on the roll.

Is Section 12 part of the Bird Section?

Some local usage and the McGreevy and Comisar guide include it, since the southern canal area spans both sections. None of Section 12's streets is named for a bird, and the City schedules Casey Key Dr under its Ponce zone. This page counts Section 14 only.

How much do Bird Section homes cost?

Section 14 recorded a $657,500 median on 76 sales over the 12 months to September 9, 2026, with the middle half from $535,000 to $869,000. Over 36 months it was $745,000 on 181 sales.

How many homes are in the Bird Section?

The November 3, 2026 roll lists 1,124 single-family homes and 130 vacant parcels in Section 14, out of 1,256 parcels. 714 of the homes are on bird-named streets.

How many Bird Section homes are for sale right now?

The count changes daily and comes from the MLS, not the county, so this page does not print it. Open the searches on this page, then match each address against the street lists and the legal description.

Are all Bird Section homes on the water?

No, though most are. The roll flags 93.7 percent of Section 14 homes as waterfront. 68 of the 71 off-water homes are in Blocks 163 to 167, on streets such as Roma Ct, Guadalupe Dr and Tuscany Dr.

How much more does a waterfront home cost in the Bird Section?

Over 36 months, waterfront-flagged homes in Section 14 recorded $758,500 on 172 sales and off-water homes $340,000 on 9, about 2.23 times as much. The off-water homes are also older and smaller, so that is not a pure price for water.

How old are Bird Section homes?

The median Section 14 home was built in 1998. 189 were built before 1980, all on streets not named for birds, and 480 in 2000 or later. The oldest year on the roll is 1970.

How big are Bird Section homes?

The median is 2,184 living square feet, with the middle half from 1,911 to 2,478. Only 78 of 1,124 homes reach 3,000 square feet on the roll.

Do most Bird Section homes have pools?

Yes. The roll shows a pool on 1,054 Section 14 homes, or 93.8 percent. Pools must be fully enclosed by a 4 foot fence or wall or a screen cage under City rules.

Which Bird Section streets have the most sales?

Almar Dr recorded 26 sales over 60 months and Whip-Poor-Will Blvd 24, followed by Turtle Dove Blvd with 14 and Pine Siskin Dr with 13. Parcel count drives much of that, so compare medians with care.

Have Bird Section prices fallen?

Yes, from the peak. Section 14's calendar-year median was $930,000 in 2022, $845,000 in 2024, $675,000 in 2025 and $697,500 in 2026 through September 9. It remains above the $496,000 of 2019.

What is Buckley's Pass?

It is a dredged channel about 1,446 feet long and 60 feet wide that opened April 3, 2020. It links the southern Punta Gorda Isles canals to Alligator Creek about a mile above Charlotte Harbor, and it has no lock, lift or gate.

Is there a lock or fixed bridge between the Bird Section and the harbor?

The records we read show none on the Buckley's Pass route or the route north and west to Ponce de Leon Inlet. Punta Gorda Isles has never had a lock. Our parcel trace of the county maps finds none for the streets south of Aqui Esta Drive. Trace the route from the specific dock all the same.

Is the Bird Section sailboat water?

South of Aqui Esta Drive, yes on our parcel trace: those streets reach the harbor with no fixed bridge and no lock. The Section 14 courts north of Aqui Esta sit behind the Bass Inlet span. Depth is the separate question: Alligator Creek's last reported channel depth was 6 feet in 1991, so sound it for a deep keel.

How far is Boca Grande Pass from the Bird Section by boat?

Our chart measurement puts the Alligator Creek mouth about 15.7 nautical miles from Port Boca Grande Light, by way of Cape Haze Shoal Light 6. Add the slow-speed canal leg and the creek from your dock, which no public source measures.

When will Alligator Creek be dredged?

Charlotte County forecasts construction from July 3 to December 3, 2027, with a $2,237,048 budget, on its project page updated November 3, 2026. Forecast dates can move, so check the page before you plan around them.

Who pays for the seawall in the Bird Section?

The City owns and replaces it through the canal district, paid for by the annual assessment. The owner maintains the dock, lift, pilings and yard, and pays to restore anything cleared for wall work.

How do I know if a Bird Section seawall is scheduled for replacement?

Search the address in the City's routine replacement schedule, revised August 26, 2026, and its Hurricane Ian schedule. Rows give priority, feet, start week and status. Also ask the seller for any City notice letter and the date the wall was last replaced.

What is the canal assessment in the Bird Section?

The FY2027 rate is $1,500 per single-family lot, on the November 2026 tax bill. City Finance's planning path reaches $2,100 by FY2031, which is not adopted. Blocks 163 to 167 appear outside the district's legal description, so check that bill.

What are property taxes on a Bird Section home?

The final 2026 rate for tax district 155 is 16.8148 mills. At the $678,750 Section 14 waterfront median, that is about $11,413 with no homestead at full price and about $9,002 with homestead at 85 percent of price, plus the canal line.

Is the Bird Section in a flood zone?

The Section 14 points tested, one canal and one off-water, returned Zone AE at 9 feet NAVD88 on panel 12015C0243G. The City requires 1 foot of freeboard on new or substantially improved homes. Check the address on FEMA's map.

Does the Bird Section have an HOA?

Single-family canal lots have no mandatory association. The City enforces the Special Residential Overlay, and the Punta Gorda Isles Civic Association is voluntary. Ask a title company to confirm nothing further is recorded on the specific lot.

Is the Bird Section gated?

No. Streets in Punta Gorda Isles are City public rights-of-way, and the code regulates parking on them, including no vehicles on the right-of-way from 1 a.m. to 5 a.m. outside its permit exceptions.

Can I keep a boat trailer in a Bird Section driveway?

Only inside a garage or carport, or in the driveway from 7 a.m. to 7 p.m. Overnight parking needs a free City permit, 2 nights at a time and 4 times a year. Boat lift covers and floating docks are also prohibited.

Can I build a new home in the Bird Section?

Yes, on a vacant lot or a teardown. Section 14 has 130 vacant parcels, 110 flagged waterfront, and a waterfront-flagged lot still vacant recorded a $325,000 median on 9 sales over 36 months. City building permits and overlay setbacks apply.

How far is the Bird Section from Punta Gorda Airport?

About 4.7 road miles and 10 minutes, free-flow, from Aqui Esta Dr at Wood Thrush Dr to the terminal, on our routing. Homes deeper in the section add drive time from that reference point.

Is the Bird Section close to a beach?

Not by road. Englewood Beach at Chadwick Park is about 29 miles and 49 minutes from the section, free-flow, and Boca Grande village about 33 miles. By boat, the route runs through Charlotte Harbor and Boca Grande Pass.

Can Domain Realty Group show me the sales on one street?

Yes. Call 239-441-2816 with the street or address, and a Domain Realty Group agent can pull the same Charlotte County record used on this page and walk you through the seawall schedule and tax bill for that home.

Sources

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