Englewood FL Homes for Sale in Sarasota and Charlotte Counties
Englewood FL homes for sale sit on both sides of a county line. Englewood is an unincorporated community on Lemon Bay, split between Sarasota County to the north and west and Charlotte County to the south and east, and the parcel, not the ZIP code, decides which county taxes, zones and serves a home. On the Sarasota County side, the county record shows 783 qualified home sales at a $407,600 median in ZIP 34223 in the 12 months through October 13, 2026. On the Charlotte County side, it shows 839 qualified home sales at a $300,000 median in the 12 months through September 9, 2026. The two counties keep separate files with different end dates, so this page never blends them into one Englewood median. Englewood is one of our Southwest Florida communities. Updated October 2026.
This page shows live Englewood listings, what Englewood homes actually sold for on each county's record, how to tell which side of the county line an address is on, how the neighborhoods from Boca Royale and Englewood Isles to Grove City, Oyster Creek and Manasota Key differ, and the taxes, fire and water charges, flood maps, schools, beaches, boating and drive times that come with an Englewood address. Every figure names its record and date, and every source is listed at the bottom of the page.
By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.
Key takeaways for Englewood buyers
- Englewood is not a city: it is an unincorporated community that the Census Bureau counts as the Englewood census-designated place (20,800 people in 2020), governed by Sarasota County on one side of the line and Charlotte County on the other.
- The Sarasota County Property Appraiser roll holds 14,536 parcels in Englewood ZIP 34223; the Charlotte County roll holds 19,348 Englewood-area parcels in ZIP 34224 and in the Charlotte slice of ZIP 34223 (the Charlotte part of Manasota Key, including Englewood Beach, and nearby mainland plats).
- Sarasota side: 783 qualified home sales at a $407,600 median ($251 per living square foot) in the 12 months through October 13, 2026, against 685 at $435,000 in the 12 months before; single-family homes recorded 605 sales at $485,000.
- Charlotte side: 839 qualified home sales at a $300,000 median ($197 per heated square foot) in the 12 months through September 9, 2026, against 729 at $310,000 the year before; single-family homes recorded 547 sales at $320,000.
- Manasota Key is two markets: the Sarasota part recorded 25 sales at a $2,200,000 median, while the Charlotte part, including Englewood Beach, recorded 103 sales at $550,000.
- New construction runs on both sides: 100 of the 839 Charlotte-side sales were builder-direct (median $315,300), led by the Coco Bay communities, and Neal Communities and DiVosta publish Sarasota-side prices from $352,990 and $349,990.
- Millage differs by side: 11.3068 mills on the Sarasota side for 2026 (preliminary per the Sarasota tax collector) and 15.5683 mills in Charlotte tax district 001 for 2026 (final), a gap of 4.2615 mills.
- One fire district and one water district cross the line: the Englewood Area Fire Control District assessment was $266.31 per residence for 2025-26, and the Englewood Water District serves about 44.5 square miles in both counties.
- Flood maps differ by side: Sarasota County's effective FEMA maps are dated March 27, 2024 and Charlotte County's December 15, 2022; both counties hold CRS Class 5, worth a 25 percent NFIP discount.
- Schools changed in August 2026: Sarasota-side high school students are now zoned to Wellen Park High, while Charlotte-side students stay with Lemon Bay High; L.A. Ainger Middle serves both sides under an exchange agreement.
Englewood FL homes for sale right now
Englewood FL homes for sale are linked below, filtered to the Englewood MLS city and sorted by price, with separate searches for houses, condos and land. The search returns listings on both sides of the county line, in ZIP 34223 and 34224, so check each parcel's county before comparing taxes. Data updated: October 2026.
Days on market, sale-to-list ratios and active-listing counts come from the MLS and are being added in our next data refresh.
- All Englewood homes for sale
- Houses for sale in Englewood
- Englewood condos for sale
- Englewood lots and land for sale
Listing data refreshes from the MLS throughout the day, and a listing shown may already be under contract. Homes for sale in Englewood FL, Englewood FL real estate and homes in Englewood FL searches return the same city set; waterfront, golf and new homes appear inside it and can be narrowed once you open the search.
Ready to tour Englewood homes?
Tell us which side of the county line, which neighborhoods, what home type and what price range you are weighing, and a Domain Realty Group agent will set up showings and pull the recorded sales on those streets. Contact Domain Realty Group, call 239-441-2816, or search all Southwest Florida listings.
Houses, condos, mobile homes and lots in one search
Englewood has four kinds of property for sale at once. The Sarasota roll for ZIP 34223 counts 8,295 single-family parcels, 1,174 condo parcels, 1,292 mobile home parcels and 1,756 vacant residential lots. The Charlotte groups add, among others, 4,456 single-family homes and 2,960 vacant lots in the Port Charlotte sections of ZIP 34224 and 1,249 condo parcels on the Charlotte part of Manasota Key. The four links above split them so a lot search does not bury the homes, and the Englewood condos guide will add a dedicated condo search.
Which side of the county line is an Englewood address on?
Every Englewood address is on either the Sarasota County side or the Charlotte County side, and the parcel record decides which. Dearborn Street, Boca Royale, Englewood Isles and Park Forest are on the Sarasota roll; Grove City, Oyster Creek, Coco Bay and Englewood Beach are on the Charlotte roll. The county sets taxes, schools, permits and flood maps.
| Item | Sarasota County side | Charlotte County side |
|---|---|---|
| Property appraiser | Sarasota County Property Appraiser | Charlotte County Property Appraiser (West Charlotte Annex, 6868 San Casa Drive, Englewood) |
| Tax collector | Sarasota County Tax Collector | Charlotte County Tax Collector, Englewood branch, 6868 San Casa Drive |
| 2026 millage (Englewood, unincorporated) | 11.3068 mills (preliminary sheet dated October 16, 2026) | 15.5683 mills, tax district 001 (final) |
| Public schools | Englewood Elementary; L.A. Ainger Middle (a Charlotte school, by exchange); Wellen Park High since August 10, 2026 | Vineland or Englewood Elementary by address; L.A. Ainger Middle; Lemon Bay High |
| Effective FEMA flood map | March 27, 2024 | December 15, 2022 |
| CRS class | Class 5 | Class 5 |
| Building department | Sarasota County Planning and Development Services | Charlotte County Community Development, Port Charlotte |
| Evacuation map | Sarasota "Know Your Evacuation Level" lookup (levels) | Charlotte "Know Your Zone" lookup (lettered color zones) |
| Fire | Englewood Area Fire Control District | Englewood Area Fire Control District |
| EMS transport | Sarasota County Fire Department | Charlotte County Fire and EMS |
| Water and sewer | Englewood Water District where in its boundary | Englewood Water District where in its boundary; Charlotte County Utilities elsewhere |
| Sheriff | Sarasota County Sheriff's Office | Charlotte County Sheriff's Office, District 1 office in Englewood |
| Library | Elsie Quirk Library, 100 W. Dearborn St. | Englewood Charlotte Public Library, 3450 North Access Road |
| Redevelopment area | Englewood CRA (since 1998) | none found |
| Recorded sales on this page | 783 at $407,600, 12 months to October 13, 2026 | 839 at $300,000, 12 months to September 9, 2026 |
Sources: each county's property appraiser, tax collector, school district and emergency management pages, FEMA's Community Status Book, and the fire and water districts, as listed below. Englewood Area Fire and Englewood Water serve both counties because each was created by special act of the Florida Legislature across the line.
How to check a parcel
Search the address or owner on both property appraiser sites; the one that returns the parcel owns it. The Sarasota County Property Appraiser and the Charlotte County Property Appraiser each publish the parcel's taxing districts, sales history and exemptions, and the tax bill lists every non-ad valorem line such as fire, solid waste or a street and drainage unit. Run the check before you compare two Englewood homes, because the same price can carry a different tax bill, school zone and flood map on each side.
ZIP codes do not decide the county
ZIP 34223 is mostly Sarasota County, but a Charlotte slice of it is on the Charlotte roll, where the county counts 3,431 parcels: the Charlotte part of Manasota Key, including Englewood Beach, plus mainland plats east of Lemon Bay near Beach Road such as Rock Creek Park, Oxford Manor and Point of Pines. ZIP 34224 is mostly Charlotte County. A water district legal description and the fire district's charter both follow township lines, not ZIP lines, and the Sarasota roll for 34223 even lists a Wellen Park subdivision, Esplanade at Wellen Park, which is not part of Englewood. Treat a ZIP as a mailing address only.
Englewood Beach and Manasota Key
Englewood Beach is on Manasota Key, the barrier island between Lemon Bay and the Gulf, and the Census Bureau counts the Charlotte part of the island, including Englewood Beach, as a separate place, the Manasota Key census-designated place (1.059 square miles of land in the 2020 Gazetteer), not part of the Englewood CDP. The north part of the key is Sarasota County, with 487 parcels on the Sarasota roll; the south part, including Englewood Beach and Stump Pass Beach State Park, is Charlotte County. Mail on both parts still goes to Englewood, FL 34223. Prices, condo buildings, flood, renourishment and rental rules for both parts are on our Manasota Key homes for sale page.
What do homes in Englewood sell for?
Englewood homes on the Sarasota County side sold at a $407,600 median across 783 qualified sales in the 12 months through October 13, 2026. Charlotte-side homes sold at a $300,000 median across 839 sales in the 12 months through September 9, 2026. The two files end on different dates, so they appear side by side. Data updated: October 2026.
We tracked every qualified Englewood sale on both county files, the Sarasota County Property Appraiser's sales file and the Charlotte County Property Appraiser's sale index, to build the tables below.
| County record, Englewood | Window | Home sales | Median | Median $ per sq ft | Prior 12 months (sales / median) | 24 months (sales / median) |
|---|---|---|---|---|---|---|
| Sarasota side, ZIP 34223 (14,536 parcels) | October 14, 2025 to October 13, 2026 | 783 | $407,600 | $251 (living area) | 685 / $435,000 | 1,468 / $420,000 |
| Charlotte side, 34224 and the Charlotte part of 34223 (19,348 parcels) | September 10, 2025 to September 9, 2026 | 839 | $300,000 | $197 (heated area) | 729 / $310,000 | 1,568 / $304,900 |
Source: Sarasota County Property Appraiser parcel and sales files dated October 21, 2026 (newest qualified 34223 sale October 13, 2026); Charlotte County Property Appraiser roll and sales as indexed October 28, 2026 (newest qualified sale September 9, 2026). Qualified means arm's length per each appraiser, improved homes, over $1,000. On the Sarasota side the count rose from 685 to 783 (up 14.3 percent: 98 divided by 685) while the median fell from $435,000 to $407,600 (down 6.3 percent: 27,400 divided by 435,000). On the Charlotte side the count rose from 729 to 839 (up 15.1 percent: 110 divided by 729) and the median fell from $310,000 to $300,000 (down 3.2 percent: 10,000 divided by 310,000).
Sarasota side by property type
| Sarasota side, ZIP 34223, 12 months to October 13, 2026 | Sales | Median | Low | High | Median $ per living sq ft |
|---|---|---|---|---|---|
| Single-family | 605 | $485,000 | $149,000 | $6,750,000 | $275 |
| Condo | 67 | $202,300 | $60,000 | $423,000 | $166 |
| Mobile home | 87 | $157,500 | $42,000 | $254,900 | $136 |
| Multi-family (2 to 9 units) | 24 | $357,750 | $170,000 | $9,200,000 | $227 |
| All homes | 783 | $407,600 | n/a | n/a | $251 |
Single-family homes were 605 of the 783 Sarasota-side sales (77.3 percent). The roll behind them counts 8,295 single-family, 1,174 condo and 1,292 mobile home parcels, with a median year built of 1985. Several large Sarasota-side subdivisions with low medians, such as Tangerine Woods (30 sales, $180,000), Foxwood (21, $205,000) and Polynesian Village (19, $125,000), are part of this set; on the Sarasota County Property Appraiser's roll, Foxwood's 363 parcels are condominium units (detached and villa condominium codes), while Tangerine Woods (366 parcels) and Polynesian Village (243) are coded as mobile homes.
Charlotte side by property type
| Charlotte side, 12 months to September 9, 2026 | Sales | Median | Low | High | Median $ per heated sq ft |
|---|---|---|---|---|---|
| Single-family | 547 | $320,000 | $100,000 | $2,200,000 | $203 |
| Condo | 144 | $291,800 | $43,000 | $1,300,000 | $244 |
| Mobile home | 121 | $133,000 | $20,000 | $320,000 | $142 |
| Multi-family (2 to 9 units) | 27 | $395,000 | $230,000 | $1,350,000 | $190 |
| All homes | 839 | $300,000 | $20,000 | $2,200,000 | $197 |
Over 24 months the Charlotte side recorded 1,091 single-family sales at $327,000, 211 condo sales at $295,000 and 223 mobile home sales at $139,900. Charlotte-side condos sold at a higher median per square foot than single-family homes because 68 of the 144 condo sales were beach condos on the Charlotte part of Manasota Key, at $473,750 and $380 per heated square foot.
Price trend by year on each side
| Year | Sarasota side, ZIP 34223: sales / median |
|---|---|
| 2016 | 517 / $232,000 |
| 2017 | 522 / $239,900 |
| 2018 | 607 / $234,000 |
| 2019 | 524 / $240,150 |
| 2020 | 595 / $275,000 |
| 2021 | 720 / $330,000 |
| 2022 | 569 / $435,000 |
| 2023 | 650 / $504,850 |
| 2024 | 670 / $510,000 |
| 2025 | 723 / $415,000 |
| 2026 (to October 13) | 635 / $410,000 |
| Year | Charlotte side: sales / median | Single-family (sales / median) | Condo (sales / median) |
|---|---|---|---|
| 2016 | 721 / $157,000 | 368 / $173,250 | 189 / $200,000 |
| 2017 | 696 / $163,150 | 368 / $182,000 | 154 / $234,950 |
| 2018 | 807 / $192,000 | 463 / $204,900 | 187 / $235,000 |
| 2019 | 877 / $195,000 | 494 / $214,900 | 189 / $221,000 |
| 2020 | 862 / $221,000 | 499 / $235,500 | 200 / $272,500 |
| 2021 | 1,067 / $275,000 | 606 / $299,900 | 244 / $312,000 |
| 2022 | 635 / $358,000 | 399 / $365,900 | 119 / $415,000 |
| 2023 | 605 / $349,000 | 370 / $375,000 | 93 / $390,000 |
| 2024 | 704 / $339,000 | 514 / $360,000 | 69 / $365,000 |
| 2025 | 794 / $300,000 | 576 / $320,000 | 94 / $300,000 |
| 2026 (to September 9) | 618 / $301,250 | 389 / $325,000 | 112 / $277,500 |
Sources: Sarasota County Property Appraiser sales file by calendar year (qualified improved home sales in ZIP 34223) and Charlotte County Property Appraiser sale files by calendar year. The Sarasota-side median peaked at $510,000 in 2024; the Charlotte-side median peaked at $358,000 in 2022, and the Charlotte side's busiest year was 2021 with 1,067 sales. Each table moves with its own mix of new homes, condos and mobile homes.
Price per square foot on each side
County dollars per square foot on this page use each appraiser's living or heated area, not area under roof, and never an MLS figure. On that basis the Sarasota side recorded $251 for all homes and $275 for single-family homes, and the Charlotte side $197 for all homes and $203 for single-family homes. The spread inside Englewood is wide: Manasota Key's Sarasota part recorded $775 for all homes and $719 for single-family homes, the Charlotte part of the key $636 for single-family homes and $380 for condos, and the Coco Bay group recorded $168.
Builder-direct sales on the Charlotte side
Of the 839 Charlotte-side home sales, 100 (11.9 percent) were builder-direct, at a $315,300 median and $186 per heated square foot, against 739 resales at $295,000 and $199. Builder-direct means the parcel's first recorded improved sale within a year of its year built. Tabulating the county's listed sales, 48 builder-direct homes were in the Coco Bay group (median $309,800) and 46 in the Port Charlotte sections of ZIP 34224 (median $357,500). The Sarasota file has no vacant or improved flag at sale, so builder-direct and resale are not split on the Sarasota side.
Price bands on the Charlotte side
| Charlotte side price band, 12 months to September 9, 2026 | Sales | Share |
|---|---|---|
| Under $200,000 | 177 | 21.1% |
| $200,000 to $300,000 | 234 | 27.9% |
| $300,000 to $400,000 | 223 | 26.6% |
| $400,000 to $500,000 | 83 | 9.9% |
| $500,000 to $750,000 | 69 | 8.2% |
| $750,000 to $1,000,000 | 27 | 3.2% |
| $1,000,000 and up | 26 | 3.1% |
Source: Charlotte County Property Appraiser sale index. The $200,000 to $300,000 band was the busiest. Single-family homes built since 2020 recorded 196 sales at a $325,500 median, the largest build-era group, against 128 sales at $307,950 for homes built in 1979 or earlier.
What the county record cannot show
The county files record the price and the date a deed was recorded. They do not record the asking price, how long a home was listed or how many Englewood homes are for sale today; those are MLS fields being added in our next data refresh, and the listing links above show current inventory now. The files also do not show canal, bay or Gulf frontage, a pool, roof age or condition, and cooperative sales such as the Gulf to Bay co-op on Manasota Key transfer shares, not deeds, so they do not appear at all.
Englewood neighborhoods compared
Englewood neighborhoods run from 1950s Grove City cottages and 1970s Englewood Isles canal homes to new Coco Bay and Boca Royale construction, and from mobile home parks under $160,000 to Manasota Key homes over $2 million. Each row below comes from its own county file, Sarasota or Charlotte, with that file's end date. Data updated: October 2026.
| Neighborhood or plat | County side | Main home types (county roll) | Median year built | 12-month sales / median |
|---|---|---|---|---|
| Boca Royale | Sarasota | 1,147 homes of 1,486 parcels | 2018 | 101 / $585,000 |
| Englewood Isles (Units 1 to 6) | Sarasota | 563 single-family, 55 condo | 1983 | 28 / $475,000 |
| Park Forest | Sarasota | 293 single-family, 135 condo | 1995 | 25 / $325,000 |
| Manasota Key, Sarasota part | Sarasota | 315 single-family, 79 vacant lots | 1980 | 25 / $2,200,000 |
| Englewood Plat Of (downtown) | Sarasota | 413 parcels | not tabulated | 13 / $310,000 |
| Manasota Key, Charlotte part (incl. Englewood Beach) | Charlotte | 1,249 condo, 403 single-family | 1980 | 103 / $550,000 |
| Grove City | Charlotte | 147 single-family, 138 mobile home | 1973 | 9 / $152,000 |
| Grove City Terrace | Charlotte | 291 single-family | 1971 | 22 / $272,700 |
| Grove City Shores | Charlotte | 130 single-family | 1971 | 7 / $650,000 |
| Oyster Creek | Charlotte | 405 single-family | 1996 | 27 / $335,000 |
| Coco Bay group (Island Lakes, Palm Lake) | Charlotte | 353 single-family | 2025 | 114 / $319,500 |
| Port Charlotte sections, ZIP 34224 | Charlotte | 4,456 single-family, 2,960 vacant lots | 1992 | 225 / $315,000 |
| Rock Creek Park 3rd Addition | Charlotte | 257 single-family | 1969 | 22 / $317,500 |
| Pine Cove | Charlotte | 77 single-family, 72 vacant lots | 1982 | 4 / $1,182,500 |
| Gulf Aire | Charlotte | 125 single-family | 1978 | 5 / $520,000 |
Sources: Sarasota rows from the Sarasota County Property Appraiser files (12 months to October 13, 2026); Charlotte rows from the Charlotte County Property Appraiser index (12 months to September 9, 2026). Medians resting on fewer than 10 sales, such as Pine Cove and Gulf Aire, can move by one or two sales, so read them with their counts and do not rank neighborhoods on them.
Boca Royale
Boca Royale is the largest Sarasota-side master community in Englewood: 1,486 parcels and 1,147 homes once the original Englewood Golf Course units and Englewood Golf Villas are counted with Neal Communities' Units 6 to 18 and the new Boca Royale East Unit 20. The county recorded 101 sales at a $585,000 median in the 12 months through October 13, 2026; the Neal-era Units 6 to 18 alone recorded 85 at $568,000 ($266 per living square foot), against 99 at $685,500 the year before. Detached homes and paired villas sell in different bands (65 detached sales at $710,000 and 32 paired villas at $377,500 in the latest 12 months). Owners belong to the Boca Royale Golf POA, whose portal posts amendments through a 15th Amendment recorded July 30, 2026, and the club became a non-equity private club on July 1, 2026; no recorded age restriction was found in the documents reviewed. Sales by section, the club, the association documents and the new Boca Royale East build are on our Boca Royale homes for sale page.
Englewood Isles
Englewood Isles is a Sarasota-side plat family of Units 1 to 6 plus the original plat: 628 parcels, 563 single-family homes and 55 condos, with a median year built of 1983. The county recorded 28 sales at a $475,000 median in the latest 12 months; single-family homes alone recorded 26 at $502,500, from $260,000 to $960,000. By unit, Unit 3 recorded $707,500 on 6 sales and Unit 2 $363,750 on 6. The Englewood Isles Property Owners Association covers Units 4, 5 and 6, and Sunbiz lists a separate Englewood Isles I Association. Sarasota County has an information meeting on rebuilding the Englewood Isles Parkway bridges set for November 18, 2026, at 5:30 p.m. at the Elsie Quirk Library.
Park Forest
Park Forest is a Sarasota-side community of 453 parcels in nine plats, including Glens of Park Forest and Lakes at Park Forest, with 293 single-family and 135 condo parcels and a median year built of 1995. The county recorded 25 sales at a $325,000 median: 17 single-family homes at $399,000 and 8 condo-form homes at $279,500. The association says its earliest homes date to 1987 and that Phases II and III were designated stand-alone condo units because of smaller lot lines. Park Forest describes itself as a 55 and over community on its own website; the recorded restriction was not reviewed for this page. Its governing documents are posted by Sarasota instrument number, starting with the Master Declaration, 2010024583.
Manasota Key north (Sarasota side)
The Sarasota part of Manasota Key holds 487 parcels on the Sarasota roll: 315 single-family homes, no ordinary condos and 79 vacant residential lots, with a median year built of 1980. Most of it, 399 parcels, is not part of any subdivision; named plats include Galleons Reach (32 parcels), Bow Point on the Beach (14) and Gnarled Oaks Estates (11). The county recorded 25 home sales at a $2,200,000 median ($775 per living square foot) in the 12 months through October 13, 2026, including 19 single-family homes at $1,870,000, from $525,000 to $6,750,000, and 5 small multi-family buildings at $2,300,000. Full detail is on our Manasota Key homes for sale page. Four vacant lots sold at a $950,000 median. Which parcels front the Gulf and which front Lemon Bay is not on the roll.
Englewood Beach and the Charlotte part of Manasota Key
The Charlotte part of Manasota Key, including Englewood Beach, holds 2,032 parcels on the Charlotte roll, among them 1,249 condo parcels, 403 single-family homes and the 102 co-op parcels of the Gulf to Bay cooperative. The county recorded 103 home sales at a $550,000 median in the 12 months through September 9, 2026: 27 single-family homes at $795,000 ($636 per heated square foot), 68 condos at $473,750 ($380) and 8 small multi-family buildings at $987,500. The mainland plats that share ZIP 34223, such as Rock Creek Park, Oxford Manor, Punta Nova and Point of Pines, recorded 76 home sales at $273,500 and are not part of the key. Larger plats include Sandpiper Key (215 condo parcels, 15 sales at $310,000), Chadwicks Resub (131 single-family homes, 13 sales at $800,000) and Tamarind Gulf and Bay (145 condos, 7 sales at $516,800). Every building, flood fact and assessment is on our Manasota Key homes for sale page.
Grove City
Grove City is a Charlotte-side plat in ZIP 34224 with 413 parcels: 147 single-family homes, 138 mobile homes, 78 vacant lots and 10 small multi-family parcels, built from 1952 with a median year of 1973 and a median 977 heated square feet. The county recorded 9 sales at a $152,000 median in the latest 12 months and 15 at $184,000 over 24 months. Because site-built and manufactured homes sit side by side, a Grove City search returns both. The Census Bureau also counts a Grove City census-designated place (1.355 square miles of land), separate from the Englewood CDP, and Charlotte County runs a Grove City street and drainage unit.
Grove City Terrace and Shores
Grove City Terrace and Grove City Shores are older Charlotte-side plats beside Grove City. Grove City Terrace has 315 parcels, 291 of them single-family homes, built from 1948 with a median year of 1971 and a median 1,253 heated square feet; it recorded 22 sales at a $272,700 median. Grove City Shores has 158 parcels, 130 single-family, a median year built of 1971 and a larger median 1,906 heated square feet; it recorded 7 sales at $650,000 and 11 at $705,000 over 24 months. Grove City Cove adds 50 parcels (2 sales at $620,000). The four Grove City plats total 936 parcels (413 + 315 + 158 + 50).
Oyster Creek
Oyster Creek is a Charlotte-side golf community in ZIP 34224: 410 parcels, 405 of them single-family homes, built from 1991 to 2006 with a median year of 1996 and a median 1,711 heated square feet. The county recorded 27 sales at a $335,000 median ($190 per heated square foot) in the latest 12 months and 43 at $344,900 over 24 months. The owners' portal, run by Priority Community Management, posts the Declaration of Covenants and Restrictions amendments and architectural rules, and no age restriction appears there. The Oyster Creek Golf Club inside it is a 3,976-yard course. Oyster Creek Environmental Park is a separate county park.
Island Lakes and Palm Lake at Coco Bay
The Coco Bay communities are Englewood's main new-construction cluster, on the Charlotte side in ZIP 34224. Island Lakes at Coco Bay has 225 parcels built 2024 to 2026 and recorded 56 sales at a $333,250 median; Palm Lake at Coco Bay has 175 parcels (median year built 2024) and recorded 58 sales at $268,500. Together the county's Coco Bay group recorded 114 sales at $319,500 and 282 at $332,550 over 24 months, and a third plat named Coco Bay adds 179 parcels (13 sales at $280,000). Lennar's Palm Lake page reads sold out, while Island Lakes was actively selling from $292,999 to $464,999 on October 28, 2026.
The Port Charlotte sections in 34224
The Port Charlotte plats inside Englewood ZIP 34224 are the largest Charlotte-side group: 7,957 parcels with 4,456 single-family homes, 2,960 vacant residential lots (37.2 percent of parcels: 2,960 divided by 7,957), 272 small multi-family parcels and 158 vacant commercial parcels, built from 1969 with a median year of 1992. The county recorded 225 sales at a $315,000 median, including 212 single-family homes at $310,000 ($205 per heated square foot), and 119 lot sales at a $23,000 median. Port Charlotte proper lies east across the Myakka River. Which of these parcels sit in the Gulf Cove sections is a plat-book question the roll does not answer.
Rock Creek Park
Rock Creek Park 3rd Addition is a Charlotte-side plat in ZIP 34223 on the mainland east of Lemon Bay, sharing a ZIP with Englewood Beach but not on the key: 278 parcels, 257 of them single-family homes, built from 1954 with a median year of 1969 and a median 1,196 heated square feet. The county recorded 22 sales at a $317,500 median in the latest 12 months and 29 at $275,000 over 24 months. No association was verified for it. Canal frontage is a lot-by-lot fact: check the plat, the appraiser's land-use record and a survey rather than a listing description.
Pine Cove and Gulf Aire
Pine Cove and Gulf Aire are small Charlotte-side plats in ZIP 34224. Pine Cove has 150 parcels, 77 single-family homes and 72 vacant lots, built from 1956 (median year 1982); it recorded 4 sales at a $1,182,500 median and 6 at $465,000 over 24 months, which shows how far a four-sale median can swing. Gulf Aire has 149 parcels, 125 single-family homes, built from 1962 (median 1978) and a median 1,575 heated square feet; it recorded 5 sales at $520,000 and 7 at $515,000 over 24 months. Associations and waterfront type were not verified for either plat.
Downtown and the Dearborn Street area
Downtown Englewood grew along Dearborn Street on the Nichols brothers' 1896 plat, on the Sarasota side, where the Elsie Quirk Library sits at 100 W. Dearborn St. The Sarasota roll's "Englewood Plat Of" subdivision has 413 parcels and recorded 13 sales at a $310,000 median in the 12 months through October 13, 2026; nearby Bay-Vista Blvd Section of Englewood recorded 14 at $342,500. Dearborn Street is the focus of Sarasota County's Englewood CRA, whose streetscape project reached substantial completion in January 2023. No historic district designation for Dearborn Street was found, so this page calls it historic downtown.
Englewood condos for sale
Englewood condos sit on both sides of the county line: the Sarasota roll counts 1,174 condo parcels in ZIP 34223 and the Charlotte groups count 1,249 on the Charlotte part of Manasota Key, 203 in mainland ZIP 34223 plats and 943 in other ZIP 34224 plats. Sarasota-side condos recorded 67 sales at $202,300 and Charlotte-side condos 144 at $291,800. Data updated: October 2026. Every Englewood condominium, building by building, with its recorded sales, condo law, costs and flood facts, is on our Englewood condos for sale page.
| Condominium (county) | Condo parcels | Built | 12-month sales / median | 24-month sales / median |
|---|---|---|---|---|
| Sandpiper Key (Charlotte) | 215 | 1981 to 1982 | 15 / $310,000 | 23 / $330,000 |
| Fiddlers Green II (Charlotte) | 174 | 1986 to 1992 | 12 / $103,750 | 14 / $103,750 |
| Tamarind Gulf and Bay (Charlotte) | 145 | 1980 to 1982 | 7 / $516,800 | 11 / $520,000 |
| The Hammocks Preserve (Charlotte) | 134 | 2006 to 2007 | 11 / $259,000 | 13 / $293,600 |
| Englewood Beach Condo Villa 1 (Charlotte) | 99 | 1969 to 1974 | 1 / $335,000 | 1 / $335,000 |
| Pelican Landing (Charlotte) | 84 | 1981 to 1987 | 2 / $625,000 | 2 / $625,000 |
| Palm Manor (Charlotte) | 76 | 1981 to 1986 | 7 / $180,000 | 15 / $175,000 |
| Surf Club on the Gulf (Charlotte) | 31 | 1995 | 4 / $642,500 | 5 / $675,000 |
| Park Forest condo-form homes (Sarasota) | 135 | phases from 1987 | 8 / $279,500 | 15 sales |
| Englewood Isles condos (Sarasota) | 55 | not tabulated | 2 / $423,000 | 3 sales |
Sources: Charlotte County Property Appraiser roster by plat designator and Sarasota County Property Appraiser group tables. Charlotte rows run 12 months to September 9, 2026 and Sarasota rows to October 13, 2026.
Manasota Key and Englewood Beach condos
The beach condos are on the Charlotte part of the key, including Englewood Beach: 68 condo sales at a $473,750 median ($380 per heated square foot) in the 12 months through September 9, 2026, out of 1,249 condo parcels. Building-by-building figures are on our Manasota Key homes for sale page. The Sarasota part of the key has no condo parcels on the county classification. Prices run from older 1960s and 1970s buildings such as Tiki Apts (3 sales at $250,000, median 567 heated square feet) to 2006 and 2007 buildings such as Gulf Island Strand (1 sale at $1,114,000) and Boulder Pointe (1 sale at $1,300,000, the highest Charlotte-side condo sale in the window). Which units face the Gulf is not on the county roll; confirm it unit by unit.
Mainland condos
Mainland Englewood condos are mostly on the Charlotte side in ZIP 34224, where the "other 34224 plats" group recorded 63 condo sales at a $138,000 median, and on the Sarasota side, where all 34223 condos recorded 67 sales at $202,300. Fiddlers Green II at 6800 Placida Road (174 units, 12 sales at $103,750) and the older Fiddlers Green plat (3 sales at $122,000) are among the lowest-priced; The Hammocks Preserve (134 units built 2006 to 2007, median 1,999 heated square feet, 11 sales at $259,000) and Grande Preserve on Lemon Bay (48 units, 4 sales at $612,500) sit higher. Park Forest's condo-form homes are detached or attached homes on condo parcels, not apartment buildings.
Condo safety laws: SIRS and milestone inspections
Florida's condominium rules for older and taller buildings, the structural integrity reserve study (SIRS) and the milestone inspection, decide how much an association must reserve and when engineers inspect, so they can drive assessments. Ask any Englewood condo association for its latest milestone inspection report and reserve study before you offer. Tamarind Gulf and Bay, for example, posts a Karins Engineering milestone inspection report dated June 27, 2023 on its own site, alongside flood insurance and wind mitigation pages. What a unit owes is governed by Florida Statute 718.116 and shown on the association's estoppel certificate.
Mobile homes and co-ops in Englewood
Englewood mobile home communities differ most in what a buyer actually owns: the land and home, a condominium unit, cooperative shares, or a home on a rented lot. Charlotte-side mobile homes recorded 121 sales at a $133,000 median to September 9, 2026; Sarasota-side mobile homes recorded 87 sales at $157,500 to October 13, 2026. Data updated: October 2026.
| Park (Charlotte County) | Parcels | Homes on the roll | Median year built | 12-month sales / median | Ownership model as published |
|---|---|---|---|---|---|
| Holiday Mobile Estates | 800 | 667 mobile homes | 1980 | 36 / $137,750 | not confirmed from a first-party source |
| Lemon Bay Isles | 524 | 496 mobile homes | 1988 | 18 / $155,000 | owners own their land (association site) |
| Holiday Travel Park | 388 | 301 mobile homes, median 396 heated sq ft | 1986 | 17 / $69,000 | condominium association (name and site) |
| Oyster Creek MHP | 101 | 79 mobile homes | 1989 | 7 / $135,000 | not found |
| Pines at Sandalhaven | 73 | 70 mobile homes | 2005 | 7 / $208,000 | not confirmed |
| Gulf to Bay Co-op (Manasota Key) | 108 | 102 co-op units | 1969 | no recorded sales | cooperative (association site) |
Source: Charlotte County Property Appraiser roster; ownership models from each community's own website where one exists. The county roll alone cannot tell a lot-rental park from an owned-lot subdivision; the recorded declaration, the prospectus or the deed record can.
Lemon Bay Isles
Lemon Bay Isles is a Charlotte-side manufactured home community whose property owners' association says owners own their land, the roads are public and county-maintained, the community began in 1986 and its association covers Phases 1, 1A and 2 with 356 properties. The county designator for Lemon Bay Isles Phase II counts 524 parcels (496 mobile homes, 26 vacant lots), so the plat set is wider than the association's phases. The county recorded 18 sales at a $155,000 median and 49 at $175,000 over 24 months. Lemon Bay Isles describes itself as a 55 and over community on its own website; the recorded restriction was not reviewed for this page. The Edgewater and Lakeside social clubs carry separate dues.
Holiday Mobile Estates and Holiday Travel Park
Holiday Mobile Estates is the largest Englewood park on the Charlotte roll, 800 parcels with 667 mobile homes and 120 vacant lots (36 sales at $137,750), but no first-party association page was found, so its ownership model and any restrictions are not stated here. Holiday Travel Park at 1475 Flamingo Drive runs as the Holiday Travel Park Condo Association, with park-model and RV living, a heated pool and a clubhouse; its 388 parcels have a median of 396 heated square feet and recorded 17 sales at $69,000. Holiday Travel Park describes itself as a 55 and over community on its own website; the recorded restriction was not reviewed for this page.
Gulf to Bay Co-op
Gulf to Bay Cooperative, at 2295 N. Beach Road on Manasota Key, is a cooperative: a buyer purchases shares and a right to occupy, not a deeded lot, which is why the Charlotte roll shows 102 co-op parcels and no recorded sales in 24 months. The co-op's site describes 7.5 acres between Lemon Bay and the Gulf with a clubhouse, private boat slips and a launch. Gulf to Bay describes itself as a 55 and over community on its own website; the recorded restriction was not reviewed for this page. Ask for the prospectus, the proprietary lease and the current monthly fee.
Lot-rent parks and Florida law
Florida Statute 723.003 defines a mobile home park as land where lots are rented or leased for mobile homes, and a mobile home subdivision as one where lots are owned. A condominium or cooperative park is a third model. Florida Statute 760.29 sets the test for housing for older persons, including the requirement that at least 80 percent of occupied units have a resident 55 or older, published policies and verification; marketing alone does not meet it. For any Englewood park, read the recorded declaration or the park prospectus before you buy, and confirm whether a lot rent applies.
New construction and lots in Englewood
Englewood new construction is concentrated in a few places: Lennar's Island Lakes at Coco Bay and scattered Maronda homes on the Charlotte side, and Neal Communities' Boca Royale and DiVosta's BeachWalk by Manasota Key on the Sarasota side. Builders' published prices on October 28, 2026 started from the $274s to $352,990. Data updated: October 2026.
Builders publishing Englewood prices now
| Community | County side | Builder | Published price on the builder's site, October 28, 2026 | Note |
|---|---|---|---|---|
| Island Lakes at Coco Bay, 8893 Coco Bay Blvd. | Charlotte | Lennar | $292,999 to $464,999; 6 homes available | Manor Homes and Villas collections sold out |
| Palm Lake at Coco Bay | Charlotte | Lennar | none; page reads sold out | archived plan prices are not offers |
| Englewood scattered homesites, ZIP 34224 | Charlotte | Maronda Homes | plans from the $274s; quick move-ins $329,900 to $399,900 | "No HOA"; builds on a lot it buys for the buyer |
| Boca Royale, 10628 Sarazen Way | Sarasota | Neal Communities | from $352,990 (Tidewinds 2 villa) | marketed under a Wellen Park name; county roll is Englewood 34223 |
| BeachWalk by Manasota Key, 26061 Seastone Drive | Sarasota | DiVosta | $349,990 and up; 1,405 to 3,970 sq ft | builder page lists "No CDD Fee" and gated |
These are builder asking prices, not recorded sales, and they change without notice. On the county record the Charlotte-side builder-direct median was $315,300 (100 sales), above Lennar's $292,999 floor. The Sarasota roll shows BeachWalk phases 3A-3B recording 84 sales at $873,300 and phase 2C 46 at $395,000, but that file mixes first sales with resales, so those are not builder prices.
Impact and connection fees on each side
| One-time fee for a new single-family home | Sarasota County side | Charlotte County side |
|---|---|---|
| County impact fees | 2016 schedule, 2,000 to 2,499 sq ft: $5,767; mobility fee effective February 1, 2026: $1.737 per sq ft west of I-75 (2,000 sq ft gives $3,474) plus a 2.25 percent service charge; educational fee after January 1, 2026: $3,048 | 2022 master schedule effective October 12, 2022: $7,804 unincorporated; $7,519 in the "Englewood Fire D." column |
| Sum shown | $5,767 + $3,474 + $3,048 = $12,289 for 2,000 sq ft | printed totals only |
| Englewood Area Fire impact fee | $404.35, paid at the district office | $404.35, paid through the Charlotte permitting office |
| Englewood Water District capacity charges (per ERC) | water $3,062 + $1,200; wastewater $5,170 + $5,817; total $15,249 | same schedule where the district serves |
| EWD AGRF and meter | $229.50 + $387.00 = $616.50; 5/8 inch meter $2,000 short tap or $3,250 long tap | same |
Sources: Sarasota County impact fee schedules; Charlotte County impact fee master schedule; Englewood Area Fire Control District; Englewood Water District Customer Rules and Regulations effective October 1, 2026. Charlotte County staff presented an impact fee update study on September 15, 2026 listing the current fee at $7,700 for a 2,000 square foot home and calculated, not adopted, levels of $26,800 to $30,000; Florida Statute 163.31801 limits how fast any increase can be phased in. Whether the district fire fee stacks on Sarasota's own fire line was not confirmed. The water district's one-time items for a new connection with sewer and a short-tap meter add up to $17,865.50 ($15,249 + $616.50 + $2,000), plus a $50 application fee. Builders normally include these in a new-home price; a lot buyer pays them directly.
Building rules after Hurricane Milton
Sarasota County's floodprone areas ordinance (Ordinance 2023-068) requires the lowest floor of new homes at or above the base flood elevation plus 1.0 foot, the Florida Building Code elevation, or the 100-year, 24-hour flood stage plus 1.0 foot, whichever is higher, and bars fill for structural support seaward of the coastal construction line and in VE zones. Charlotte County requires new homes to be elevated to or above the FEMA base flood elevation and does not permit attached flood panels on homes in a Special Flood Hazard Area; its freeboard figure was not found on a county page. Florida Statute 252.422 bars a hurricane-impacted local government from adopting more restrictive land development rules for one year after landfall, so the live drivers are the FEMA maps and the 50 percent rule, not new post-Milton mandates.
Scrub-jay and gopher tortoise rules
On the Charlotte side, the county's Scrub-jay Habitat Conservation Plan (a federal incidental take permit issued December 2014) is optional: a lot owner in the plan area either pays a development fee tiered by the original platted lot size, from $2,031 for lots up to 0.22 acre and $4,063 for 0.23 to 0.49 acre in 2026, or seeks individual U.S. Fish and Wildlife Service review, and no clearing is allowed March 1 to June 30. On both sides, gopher tortoise burrows need a Florida Fish and Wildlife Conservation Commission relocation permit before construction; a single home with five or fewer tortoises (10 or fewer burrows) uses the "10 or Fewer Burrows" permit.
Lot prices on each side
Charlotte-side Port Charlotte plat lots in ZIP 34224 recorded 119 qualified sales at a $23,000 median in the 12 months through September 9, 2026, out of 2,960 vacant lots. On the Sarasota side, all ZIP 34223 land recorded 27 sales at $215,000, Boca Royale 2 at $275,500 and the Sarasota part of Manasota Key 4 at $950,000. Charlotte County's permit page lists a $150 pre-application fee and $500 in fixed issuance fees (address $15, zoning $50, natural resources $55, tree $70, line and grade $310), plus a building fee of 0.004 times valuation and a 0.025 surcharge on that fee. Check sewer availability and septic rules for the parcel before buying a lot.
What does it cost to own in Englewood?
Englewood ownership costs stack in the same layers on both sides (tax, fire assessment, water, insurance and any association), but the tax rate differs at the county line. At each side's single-family median with homestead, 2026 ad valorem tax comes to $5,059.09 on a $485,000 Sarasota-side home and $4,347.12 on a $320,000 Charlotte-side home. Data updated: October 2026.
Millage on each side
| Levy (mills per $1,000 of taxable value) | Sarasota side, 2026 preliminary | Charlotte side, district 001, 2026 final |
|---|---|---|
| County general | 3.2317 | 6.1275 |
| Law enforcement (Charlotte Public Safety MSTU) | n/a | 2.3578 |
| Hospital district (Sarasota) | 1.0420 | n/a |
| Emergency Medical Services (Sarasota) | 0.7300 | n/a |
| Lighting (Greater Charlotte Lighting MSTU) | n/a | 0.1907 |
| Stump Pass Dredging MSTU | n/a | 0.1978 |
| Environmentally sensitive lands (Charlotte) | n/a | 0.2000 |
| Mosquito control, bonds, Legacy Trail (Sarasota) | 0.1516 | n/a |
| West Coast Inland Navigation District | 0.0394 | 0.0394 |
| Southwest Florida Water Management District | 0.1831 | 0.1831 |
| Schools, state and local | 5.9290 | 6.2720 |
| Total | 11.3068 | 15.5683 |
| Non-school portion | 5.3778 | 9.2963 |
Sources: Sarasota County Tax Collector 2026 millage sheet, file "2026millagesPrelim", revised October 16, 2026 (preliminary, not the certified roll); Charlotte County Property Appraiser 2026 Final Millage Rates by Tax District. The Sarasota mosquito, bond and Legacy Trail line is 0.0490 + 0.0653 + 0.0373 = 0.1516. The Charlotte column mapping was matched to the district key, not read from printed headers. The Charlotte rate is 4.2615 mills higher (15.5683 minus 11.3068). Charlotte Manasota Key parcels in district 003 add the 0.7798-mill Manasota Key Street and Drainage MSTU, for 16.3481. A Sarasota parcel inside the Englewood lighting district adds 0.0644 mills. Read the district code on the parcel's own record.
Worked example, Sarasota side
This example uses the 34223 single-family median sale price of $485,000 as the taxable value, for illustration only (the Property Appraiser sets just value, often below price), with the 2026 homestead exemption: $25,000 off all levies plus a second $26,411 off non-school levies, the Florida Department of Revenue's 2026 indexed figure as published by the Sarasota County Property Appraiser.
| Line | Arithmetic | Amount |
|---|---|---|
| School taxable value | $485,000 minus $25,000 | $460,000 |
| Non-school taxable value | $485,000 minus $25,000 minus $26,411 | $433,589 |
| School tax | 460 x 5.9290 | $2,727.34 |
| Non-school tax | 433.589 x 5.3778 | $2,331.75 |
| Ad valorem total, homestead | $2,727.34 + $2,331.75 | $5,059.09 |
| Englewood Area Fire assessment, 2025-26 | one residence | $266.31 |
| Total of these two lines | $5,059.09 + $266.31 | $5,325.40 |
| Same home without homestead | 485 x 11.3068 | $5,483.80 |
The homestead saving is $5,483.80 minus $5,059.09 = $424.71. Solid waste, stormwater and any Englewood Water District line are extra, and the 2026 Sarasota millage is preliminary until the certified sheet is posted.
Worked example, Charlotte side
This example uses the Charlotte-side single-family median sale price of $320,000 as the taxable value in tax district 001, with the same 2026 exemptions of $25,000 and $26,411.
| Line | Arithmetic | Amount |
|---|---|---|
| School taxable value | $320,000 minus $25,000 | $295,000 |
| Non-school taxable value | $320,000 minus $25,000 minus $26,411 | $268,589 |
| School tax | 295 x 6.2720 | $1,850.24 |
| Non-school tax | 268.589 x 9.2963 | $2,496.88 |
| Ad valorem total, homestead | $1,850.24 + $2,496.88 | $4,347.12 |
| Englewood Area Fire assessment, 2025-26 | one residence | $266.31 |
| Englewood East Street and Drainage MSBU, FY2026 (only if the parcel is in the unit) | one ERU | $292.00 |
| Total of these three lines | $4,347.12 + $266.31 + $292.00 | $4,905.43 |
| Same home without homestead | 320 x 15.5683 | $4,981.86 |
The homestead saving is $4,981.86 minus $4,347.12 = $634.74. A Manasota Key parcel in district 003 pays 320 x 16.3481 = $5,231.39 without homestead. Paying in November earns a 4 percent discount (3 percent December, 2 percent January, 1 percent February); taxes become delinquent April 1. At an identical $400,000 value without homestead, the Sarasota side pays 400 x 11.3068 = $4,522.72 and the Charlotte side 400 x 15.5683 = $6,227.32, a $1,704.60 difference, so compare homes at their own prices. Save Our Homes resets on a sale: Florida Statute 193.155 assesses the home at just value on January 1 of the year after the change of ownership, so a seller's bill is not a forecast of the buyer's.
Fire district assessment
The Englewood Area Fire Control District funds itself with a non-ad valorem assessment on both sides of the line, not county taxes: $266.31 per residence and $58.57 per vacant lot for 2025-26, plus $0.38 per square foot for commercial property. Homestead does not reduce it. Sarasota County's own fire assessment states it does not cover Englewood. The district covers about 83 square miles of southern Sarasota and western Charlotte County from six stations, including Station 71 at 599 S. Indiana Avenue and Station 73 at 1967 Englewood Road, and the 2026-27 rate should be confirmed on the tax notice.
Street, drainage and beach units
Charlotte-side Englewood parcels can carry county units on the tax bill. The Englewood East Non-urban Street and Drainage Unit is $292.00 per equivalent residential unit for FY2026 and FY2027, vacant or occupied, up from $190.00 in FY2025, for a paving program. Manasota Key adds the Manasota Key Street and Drainage MSTU (0.7798 mills proposed for FY2026-27) and a beach renourishment assessment, and Grove City and the Gulf Cove areas have their own units. On the Sarasota side, Manasota Key parcels pay a beach restoration assessment ($481.80 recreation benefit, FY2025 levied and FY2026 proposed), and Sarasota bills solid waste ($263.96 for curbside cart service, FY2025 levied and FY2026 proposed) and stormwater ($31.41 per parcel plus $16.35 per 500 square feet of impervious area, FY2027). Which unit applies is set by parcel.
Englewood Water District bills
The Englewood Water District is an independent special district serving about 44.5 square miles on both sides of the county line. Its rates effective October 1, 2026 are a water base charge of $29.37 a month plus $3.50 per 1,000 gallons up to 6,000 gallons, and a sewer base of $42.75 plus $5.45 per 1,000 gallons. At 4,000 gallons a month: water 29.37 + 4 x 3.50 = $43.37, sewer 42.75 + 4 x 5.45 = $64.55, total $107.92. At 3,200 gallons, the district's average residential use in its 2025 rate study, the total is $100.76 ($40.57 + $60.19). Some Charlotte-side areas are served by Charlotte County Utilities or septic instead; check the district's service availability form.
Buyer closing costs
| Statutory item, 20 percent down | Rule | Sarasota side, $485,000 price, $388,000 loan | Charlotte side, $320,000 price, $256,000 loan |
|---|---|---|---|
| Documentary stamps on the note | $0.35 per $100 of the loan (s. 201.08) | 3,880 x $0.35 = $1,358.00 | 2,560 x $0.35 = $896.00 |
| Intangible tax on the mortgage | 2 mills of the loan (s. 199.133) | 388,000 x 0.002 = $776.00 | 256,000 x 0.002 = $512.00 |
| Buyer's state taxes on the loan | sum of the two lines | $2,134.00 | $1,408.00 |
| Owner's title policy (promulgated rate, rule 69O-186.003) | $5.75 per $1,000 to $100,000, then $5.00 per $1,000 | $575 + $1,925 = $2,500.00 | $575 + $1,100 = $1,675.00 |
| Documentary stamps on the deed | $0.70 per $100 of price (s. 201.02) | 4,850 x $0.70 = $3,395.00 | 3,200 x $0.70 = $2,240.00 |
Who pays the owner's title policy is custom, not law. Secondary sources describe the Sarasota County custom as buyer-pays; in Charlotte County it varies, so confirm it in the contract. Deed stamps are customarily a seller cost. A simultaneous-issue lender's policy adds a $25 minimum, and lender fees, inspections, surveys, prorations and any association estoppel or capital contribution are not included. A cash purchase pays no note stamps or intangible tax.
Insurance and wind mitigation
No first-party source publishes an Englewood premium. Citizens Property Insurance's 2026 approved rate changes by county show its HO-3 average moving from $3,134 to $2,901 (minus 7.4 percent) across 9,090 Sarasota County policies and from $3,069 to $2,887 (minus 5.9 percent) across 3,438 Charlotte County policies, effective July 1, 2026 for new policies and at renewal. The Office of Insurance Regulation's July 1, 2026 report lists a $3,457 Sarasota County average premium including wind. A wind mitigation inspection on form OIR-B1-1802 (revised version effective April 1, 2026, valid up to five years) documents roof and opening features, and Florida Statute 627.0629 requires insurers to give actuarially reasonable credits for them. Flood insurance is separate.
Amendment 3 on the November 3, 2026 ballot
Amendment 3 would raise the homestead exemption from non-school taxes to $150,000 in 2027 and $250,000 in 2028, lower the annual cap on non-homestead assessment increases from 10 percent to 5 percent and needs 60 percent approval; it is not decided as of this update. Holding 2026 rates and the medians above, a Sarasota-side homestead at $485,000 would save (433,589 minus 335,000) x 5.3778 / 1,000 = $530.19 in 2027, and a Charlotte-side homestead at $320,000 would save (268,589 minus 170,000) x 9.2963 / 1,000 = $916.51. School taxes and non-ad valorem lines would not change, and a person who is not a Florida resident on December 31, 2026 starts with the existing exemption, per the Department of State's initiative record.
Associations, rentals and estoppels in Englewood
Englewood has no citywide homeowners' association and no single rental rule: each community sets its own documents, and the county line sets the short-term rental rule. Boca Royale, Englewood Isles and Park Forest are Sarasota-side associations; Oyster Creek, Lemon Bay Isles and the Manasota Key condominiums are Charlotte-side. Many older Englewood plats have no association at all.
HOA and condo dues found
| Community | County side | Structure | Dues published by the association |
|---|---|---|---|
| Tamarind Gulf and Bay (Manasota Key) | Charlotte | condominium | "2026 dues" of $3,775 per quarter, due January 1, April 1, July 1 and October 1 (association's own site; unit basis not stated) |
| Boca Royale | Sarasota | Boca Royale Golf POA plus a separate club | not published on the POA or club pages read |
| Englewood Isles | Sarasota | property owners' association (Units 4, 5, 6) | annual invoice mailed each December; amount not on its site |
| Park Forest | Sarasota | homeowners' association | quarterly fees provide lawn care, per its site; amount not published |
| Oyster Creek | Charlotte | owners' association | not published on its portal |
| Lemon Bay Isles | Charlotte | property owners' association | not published; social clubs bill separately |
Only Tamarind Gulf and Bay published a 2026 dollar figure on its own site among the associations checked. For every other community, the authoritative number is the association's estoppel certificate, which the seller orders before closing. Fee figures on listing and directory sites were not used.
Short-term rental rules by county
On the Sarasota side, Sarasota County's Code Enforcement Citizen Guide says only properties zoned RMF (Residential Multi-Family) on the barrier islands may be rented for less than 30 days; homes elsewhere may be rented as a whole for longer terms. Florida Statute 509.032(7) bars new local limits on vacation rentals but keeps rules adopted on or before June 1, 2011. On the Charlotte side, no county minimum-stay or registration ordinance was found, but an owner renting for six months or less registers for the 5 percent Charlotte County tourist development tax, a $35.00 business tax receipt and a state vacation rental license. Association documents can be stricter on either side.
Estoppel caps
Florida Statutes 720.30851 (HOAs) and 718.116(8) (condominiums) require the association to deliver an estoppel certificate within 10 business days and cap the fee at $250 when the account is current, plus up to $150 if delinquent and $100 for delivery within three business days. A late certificate carries no fee, and the certificate is effective 30 days (35 if mailed). Under 718.116(1)(a), a condominium buyer is jointly and severally liable with the seller for unpaid assessments up to the transfer, which is why the estoppel matters.
What to request before you buy
Ask for the declaration and every recorded amendment, the bylaws, current budget, rules, reserve and insurance information, and an estoppel certificate showing assessments, capital contributions and any transfer approval. Florida Statute 720.306(1)(h) says an HOA rental amendment adopted after July 1, 2021 binds only owners who buy afterward or consent, except that an association may still bar rentals under six months or more than three times a year; 718.110(13) gives condominium owners a similar rule. Boca Royale's POA posts its governing documents on a public portal.
Englewood beaches, Lemon Bay and boating
Englewood sits between Lemon Bay and the Gulf, with Manasota Key's beaches split by county: Charlotte County's Englewood Beach at Chadwick Park charges 75 cents an hour to park, while Sarasota County's Manasota Beach Park and Blind Pass Beach Park list free, first-come parking. Lemon Bay itself is a state aquatic preserve that rarely exceeds 6 feet deep.
Beaches and parking on each side
| Beach | County side | Address | Parking or entry (as published, October 2026) |
|---|---|---|---|
| Englewood Beach at Chadwick Park | Charlotte | 2100 N. Beach Road | 75 cents per hour; county pass $53.50 a year, $37.45 six months, $26.75 three months |
| Stump Pass Beach State Park | Charlotte (state park) | 900 Gulf Blvd., south end of Manasota Key | $3 per vehicle, card kiosk since October 5, 2026; 8 a.m. to sunset |
| Manasota Beach Park | Sarasota | 8570 Manasota Key Road | free, first-come; lifeguards 10 a.m. to 4:45 p.m.; boat ramp |
| Blind Pass Beach Park | Sarasota | 6725 Manasota Key Road | free parking at select county beaches per the county; canoe and kayak launch |
Englewood Beach was built in 2001 on 12.67 acres. Charlotte County's recovery page lists the parking lot, playground and buildings as complete after Helene and Milton, with pavilions, boardwalks and piers in design and permitting on estimated dates running to 2030 and a total recovery budget of $8,493,550; the county's facility-status page lists the Englewood Beach boardwalk as closed. The Charlotte pass also covers every county-operated public boat ramp.
Lemon Bay depth and the Intracoastal
The Lemon Bay Aquatic Preserve, designated in 1986 under Florida Statute 258.3925, covers 7,227 acres in Sarasota and Charlotte counties, according to the state's aquatic preserves program. Its waters "rarely exceed 6 feet in depth," depth can be limited outside marked channels, and most of the bay is slow speed outside the Intracoastal Waterway. Seagrass damage can bring a fine of up to $1,000. The bay bottom is state-owned sovereignty submerged land, so docks, dredging and seawall work need state authorization. Before buying for a boat, check draft, tide and the specific canal.
Bridges and clearances
Two drawbridges link the mainland to Manasota Key. The Tom Adams Bridge carries Beach Road on the Charlotte side; Charlotte County dates it to 1965 and finished structural repair design on January 23, 2026. Waterway Guide lists it as a bascule with 26 feet of charted closed clearance and an 86-foot horizontal opening. The Manasota Beach Road Bridge on the Sarasota side is also listed at 26 feet closed and 90 feet horizontal; both open on signal. A Coast Guard notice covers Tom Adams fender repairs from August 17 to December 17, 2026, with about 75 feet of channel open. Treat charted clearance as a guide and allow for tide.
Boat ramps
Sarasota County runs the four-lane Indian Mound Park ramp at 210 Winson Avenue and the Manasota Beach Park ramp; Charlotte County runs Ainger Creek Park at 2011 Placida Road and Placida Park. Ainger Creek is being rebuilt for $4,416,000 with a new restroom, living seawall panels, more trailer parking and dredged channels. A county bid addendum dated September 16, 2026 expects work to start in January 2027 and finish within 160 calendar days, with the park closed for the duration, so plan on another ramp during that period.
Stump Pass
Stump Pass connects Lemon Bay to the Gulf at the south tip of Manasota Key, beside Stump Pass Beach State Park. Charlotte County maintains it through the Stump Pass Dredging MSTU (0.1978 mills in Charlotte district 001), and the state's August 2026 beach management plan lists dredging in 2003, 2006, 2011, 2017, 2022 and April 2025, when 182,000 cubic yards went onto Manasota Key. The next dredge date is not published. Hurricane Milton opened a new breach, Milton Pass, near the north end of the state park; its current status is unconfirmed.
Golf and parks in Englewood
Englewood golf centers on Boca Royale Golf and Country Club on the Sarasota side and Oyster Creek Golf Club on the Charlotte side, with Lemon Bay Golf Club as a private member club. Parks run from Sarasota County's Lemon Bay Park and Indian Mound Park to Charlotte County's Ann and Chuck Dever Regional Park and Cedar Point Environmental Park.
Boca Royale
Boca Royale Golf and Country Club, 1601 Englewood Road on the Sarasota side, describes itself on its home page as a private country club with Golf, Racquets and Social memberships. Its own pages describe one par-71 championship course of just over 6,600 yards from the back tees, redesigned in 2024 by Gordy Lewis, plus six Har-Tru clay tennis courts, eight lighted pickleball courts and a fitness center. Golf membership includes seven-day advance tee times and six guest passes a year. Neal Communities, which owns the club, converted it from semi-private to a non-equity private club on July 1, 2026, so public tee times are no longer offered; the course reopened December 23, 2024 at par 71 and 6,604 yards. Initiation fees and dues are not published on the club pages read, so ask the club in writing.
Lemon Bay Golf Club and others verified
Lemon Bay Golf Club describes itself as a private club of about 325 members with Full, Preview and Summer+ memberships; dues are not published. Oyster Creek Golf Club, 6651 Oriole Boulevard on the Charlotte side, was designed by Ted McAnlis, built in 1990, measures 3,976 yards with twelve par 3s and six par 4s, and books public tee times online. Golf in neighboring Rotonda West is covered on its own page, Rotonda West homes for sale.
Parks and preserves
| Park | County side | Address | Facts as published |
|---|---|---|---|
| Lemon Bay Park and Environmental Center | Sarasota | 570 Bay Park Blvd. | 210 acres and 1.7 miles of Lemon Bay shoreline per the county tourism bureau; trails, canoe and kayak launch; 6 a.m. to sunset |
| Indian Mound Park | Sarasota | 210 Winson Ave. | boat ramp, kayak launch, fishing, picnic shelters; 6 a.m. to 10 p.m. |
| Englewood Sports Complex | Sarasota | 1300 S. River Road | ball fields, indoor gym, indoor and outdoor pickleball, tennis |
| Ann and Chuck Dever Regional Park | Charlotte | 6961 San Casa Drive | recreation center, 8-lane heated pool, dog park, skate park, disc golf |
| Cedar Point Environmental Park | Charlotte | Lemon Bay shore | one of the last large undeveloped tracts on Lemon Bay in Charlotte County; nature trail |
| Oyster Creek Environmental Park | Charlotte | 2333 Placida Road | trailhead for the Oyster Creek Waterfront Trail to Dever Park and Cedar Point |
Sources: Sarasota County and Charlotte County park pages, read October 28, 2026; check each county's status page for storm closures. Englewood's Pioneer Days runs on Labor Day weekend, and the 2026 event held the 70th Pioneer Day Parade on Dearborn Street on September 7.
Is Englewood in a flood zone?
Yes, much of Englewood is mapped in a FEMA Special Flood Hazard Area, and Manasota Key most of all. A sample of FEMA's National Flood Hazard Layer found about 63 percent of mapped Manasota Key points and about 41 percent of mainland points in AE or VE zones, so lenders will require flood insurance on many financed homes.
FEMA sample: Manasota Key vs mainland
| FEMA zone | Manasota Key (201 points) | Mainland Englewood (435 points) |
|---|---|---|
| VE (coastal high hazard, waves) | 64 (32%) | 28 (6%) |
| AE (1 percent annual chance) | 63 (31%) | 150 (34%) |
| X shaded (0.2 percent annual chance) | 52 (26%) | 189 (43%) |
| X unshaded (minimal hazard) | 22 (11%) | 68 (16%) |
| Median base flood elevation, AE and VE points (NAVD88) | 11 ft (range 8 to 14) | 9 ft (range 8 to 13) |
Method: a scripted query of FEMA's NFHL flood hazard layer on two grids run October 28, 2026, counting land-mapped points only (Gulf and open-water points excluded); it samples the area, not each parcel, and the mainland VE points sit mostly along the Lemon Bay edge. Check an address in Charlotte County's Forerunner floodplain portal or Sarasota County's flood map tools, and ask for the home's elevation certificate.
Map dates on each side
FEMA's Community Status Book lists unincorporated Sarasota County (community 125144) with effective flood maps dated March 27, 2024, and unincorporated Charlotte County (community 120061) with maps dated December 15, 2022, both on the NAVD88 datum. A Manasota Key home on the Sarasota part therefore sits on a newer map than one on the Charlotte part. Charlotte County's flood page explains that its Coastal A Zone, where waves of 1.5 to 3 feet can occur, is built to V-zone standards.
CRS discounts
Both unincorporated Sarasota County and unincorporated Charlotte County hold Class 5 in FEMA's Community Rating System, both in the program since October 1, 1992, per the Community Status Book. FEMA's CRS table gives Class 5 a 25 percent discount on eligible NFIP flood premiums, so an Englewood buyer gets the same CRS class on either side of the line.
Hurricane Milton and Helene
| Storm | Date | Where it came ashore | Englewood-area effect |
|---|---|---|---|
| Charley | August 13, 2004 | Cayo Costa, then Punta Gorda | 130 knots at landfall; no Englewood surge figure in the NHC report |
| Ian | September 28, 2022 | Cayo Costa, then near Punta Gorda | NHC: most sensors in Port Charlotte and Englewood stayed dry because of offshore winds |
| Helene | September 26, 2024 | Florida Big Bend, offshore of Englewood | NHC: 4 to 6 feet of surge above ground from Venice to south of Englewood |
| Milton | October 9, 2024, 8:30 p.m. EDT | Siesta Key | NHC: 6 to 9 feet of surge from Venice south to Boca Grande, an isolated peak up to 10 feet near Manasota Key; opened Milton Pass |
Sources: National Hurricane Center tropical cyclone reports. Charlotte County's flood page counts more than 5,900 damage assessments, over 2,500 structures with major damage and about 250 homes destroyed after Milton countywide, and the Florida DEP's March 2025 report rated the Charlotte and Sarasota shores of Manasota Key with major beach and dune erosion.
Beach renourishment
Charlotte County's Manasota Key Beach Renourishment is the second full-scale nourishment of the key's Charlotte shoreline, on the same design template as 2019 and 2020, with dune restoration at Chadwick Cove Beach Park and storm-damage repairs. Bids came in September 30, the Board approved the contract on October 27, 2026, and construction is estimated from January 1 to April 30, 2027, with a tentative schedule to follow the pre-construction meeting. The state's August 2026 beach plan says the May 2020 project placed 578,600 cubic yards on 2.5 miles in Charlotte County and 301,680 cubic yards on 1.9 miles in Sarasota County. No Sarasota County 2027 schedule for the key was found.
Flood insurance, Citizens and disclosure law
Flood insurance is required for federally backed mortgages in a Special Flood Hazard Area, and homeowners policies exclude flood. Citizens Property Insurance requires flood coverage on its personal residential wind policies on a phased schedule: Special Flood Hazard Area homes since 2023, dwellings of $400,000 or more from January 1, 2026, and every such policy from January 1, 2027, with condo unit-owner and tenant policies exempt; Citizens does not sell flood insurance itself. Florida Statute 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before contract, covering flood damage during ownership, flood insurance claims including NFIP, and FEMA or other flood assistance.
The 50 percent rule
Both counties enforce the NFIP substantial damage rule: if repair or improvement costs equal or exceed 50 percent of a building's pre-damage market value, the building must meet current floodplain rules, including elevation, flood openings and flood-resistant materials. Sarasota County reviews it on residential repair permits, and Charlotte County publishes a "50% FEMA Rule" page. For any Manasota Key or low-lying Englewood home damaged in Helene or Milton, ask for the county substantial damage determination or permit history and the final elevation certificate; the county line decides which building department holds the file.
Evacuation zones
Englewood has two evacuation systems. Charlotte County uses lettered color zones (A is red, B orange, C yellow) on its Know Your Zone lookup, and Sarasota County uses evacuation levels on its Know Your Evacuation Level lookup, so the same letter does not mean the same thing across the line. Manasota Key is a barrier island and is among the first areas told to leave, but the parcel's own county lookup is authoritative.
Which schools serve Englewood addresses?
Englewood public school assignment depends on the side of the county line. Sarasota-side addresses go to Englewood Elementary, then by exchange to Charlotte County's L.A. Ainger Middle, then Wellen Park High since August 10, 2026. Charlotte-side addresses go to Vineland or Englewood Elementary by address, L.A. Ainger Middle and Lemon Bay High. Confirm each address with its district.
| School | District | Location | FDOE grade 2025-26 | 2024-25 | 2023-24 | Percent of points 2025-26 |
|---|---|---|---|---|---|---|
| Englewood Elementary | Sarasota | Englewood | A | A | B | 65 |
| SKY Academy Englewood (charter, grades 6 to 8) | Sarasota | Englewood | A | A | A | 70 |
| L.A. Ainger Middle | Charlotte | Rotonda West | A | A | A | 71 |
| Lemon Bay High | Charlotte | 2201 Placida Road, Englewood | A | A | B | 68 |
| Vineland Elementary | Charlotte | 467 Boundary Blvd., Rotonda West | A | A | A | 65 |
| Wellen Park High | Sarasota | Wellen Park | not yet graded (opened August 10, 2026) | n/a | n/a | n/a |
Source: Florida Department of Education 2025-26 school grades file, as of September 1, 2026. Grades are a state accountability measure shown with their year.
Sarasota-side assignment and Wellen Park High
Under the Student Exchange and Transportation Agreement between the two school boards, effective July 1, 2015, Sarasota County students in the L.A. Ainger Middle attendance area attend Ainger in Charlotte County, and each home district provides transportation to the other district's school. An amendment recorded in the Sarasota superintendent's report of August 19, 2025 removed the Lemon Bay High attendance zone for Sarasota-resident high school students, who now fall in the Wellen Park High zone; Wellen Park High opened August 10, 2026 and has no FDOE grade yet. The district's own locator is the check for a specific address.
Charlotte-side assignment
Charlotte County Public Schools sets elementary zones for its Englewood addresses, including an attendance zone for Englewood Elementary, which sits in Sarasota County; other Charlotte addresses are zoned to Vineland Elementary in Rotonda West. Middle school is L.A. Ainger and high school is Lemon Bay High. The district's 2026-27 choice chart lists Vineland at 508 students against a programmatic capacity of 560 and closed to choice, Ainger at 578 against 968, and Lemon Bay at 1,277 against 1,285. Use the Charlotte Boundary Locator for the street address.
Charter options
SKY Academy Englewood is a tuition-free public charter middle school for grades 6 to 8 in Sarasota County, graded A for 2025-26 with 70 percent of possible points. Florida Statute 1002.33 bars charter schools from charging tuition or registration fees beyond those other public schools charge, and a Sarasota-side Englewood student can apply there regardless of the Ainger zone. Private schools were not researched for this page.
Hospitals, utilities and services in Englewood
Englewood's hospital is HCA Florida Englewood Hospital, a 100-bed acute care hospital with a 24/7 emergency room at 700 Medical Blvd. on the Sarasota side, about 3.1 miles from Dearborn Street. Water and fire come from districts that cross the county line, while EMS transport, the sheriff and the library change at the line.
Hospitals
| Facility | Address | Facts from the operator | Drive from Dearborn Street (estimate) |
|---|---|---|---|
| HCA Florida Englewood Hospital | 700 Medical Blvd., Englewood 34223 | 100 beds; 24/7 ER; Primary Stroke Center | about 3.1 miles, 8 minutes |
| Sarasota Memorial Hospital-Venice | 2600 Laurel Road E., North Venice | 212 private patient suites; 61-bed emergency care center | about 15.3 miles, 29 minutes |
| AdventHealth Port Charlotte | 2500 Harbor Blvd., Port Charlotte | 247 beds; formerly ShorePoint Health Port Charlotte | about 22.3 miles, 37 minutes |
| HCA Florida Fawcett Hospital | 21298 Olean Blvd., Port Charlotte | 253 beds; ER | not routed |
Bed counts are each hospital's own statements, read October 28, 2026. AdventHealth's acquisition release gave a different bed count, so the location page figure is used.
Water, sewer and power
| Service | Sarasota side | Charlotte side |
|---|---|---|
| Water and sewer | Englewood Water District, 201 Selma Ave., where in its boundary | Englewood Water District where in its boundary; Charlotte County Utilities serves Rotonda and Gulf Cove areas |
| Lawn watering | Southwest Florida Water Management District Modified Phase III, one day a week, through March 31, 2027 | same order in portions of Charlotte County |
| Electric | Florida Power and Light serves the county; confirm the address | Florida Power and Light serves the county; confirm the address |
| Internet | FCC National Broadband Map, by address | same |
Fire, EMS and sheriff
The Englewood Area Fire Control District answers fire calls on both sides and reports nearly 7,000 emergency calls in 2024. Ambulance transport differs: Sarasota County Fire Department provides EMS in the Sarasota part of Englewood, and Charlotte County Fire and EMS runs Station 10 at 71 Gasparilla Way, Englewood, and Station 14 at 9495 Placida Road. Law enforcement is the county sheriff on each side, with the Charlotte County Sheriff's Office District 1 office at 11051 Willmington Blvd. in Englewood and the Sarasota County Sheriff's South County Office in Venice.
Libraries
Elsie Quirk Library, 100 W. Dearborn St., is part of Sarasota County Libraries and opens Monday through Saturday, with Monday and Wednesday hours to 8 p.m. The Englewood Charlotte Public Library, 3450 North Access Road, is part of Charlotte County Libraries and opens Tuesday through Saturday, with Thursday hours to 8 p.m. Elsie Quirk also hosted FDOT's May 20, 2026 public meeting on the Charlotte segment of SR 776.
Where is Englewood?
Englewood is on Lemon Bay in southwest Sarasota County and west Charlotte County, about 12 miles south of Venice and 26 miles west of Punta Gorda by road, with Manasota Key across the Intracoastal Waterway. State Road 776, called S. Indiana Avenue downtown, S. McCall Road to the east and Englewood Road to the north, is the main road.
| Destination from downtown Englewood | Road miles | Minutes (free flow) |
|---|---|---|
| Englewood Beach | 2.2 | 5 |
| HCA Florida Englewood Hospital | 3.1 | 8 |
| Venice (City Hall) | 11.9 | 23 |
| North Port (City Hall) | 16.4 | 30 |
| Port Charlotte (Town Center) | 18.8 | 33 |
| Punta Gorda (City Hall) | 26.3 | 43 |
| Punta Gorda Airport (PGD) | 30.5 | 52 |
| Downtown Sarasota (City Hall) | 35.0 | 53 |
| Sarasota Bradenton International (SRQ) | 40.6 | 61 |
| Downtown Fort Myers | 50.4 | 77 |
| Southwest Florida International (RSW) | 67.6 | 89 |
Method: OSRM public routing on OpenStreetMap data from Dearborn Street Park, run October 28, 2026, free flow with no traffic, tolls, construction or drawbridge delays modeled. These are estimates, not official distances, and season and SR 776 work lengthen them. Englewood has no interstate; trips to Sarasota and SRQ join I-75 via Jacaranda Boulevard. For other Charlotte County markets on the same county record, see Punta Gorda homes for sale and Babcock Ranch homes for sale.
Is Englewood a city?
No. Englewood is unincorporated, with no mayor, city council or police department, and no record of incorporation was found. The Census Bureau's Englewood census-designated place counted 20,800 people in 2020 on 19.491 square miles of land and 3.502 square miles of water. Its boundary changed between 2010 and 2020 (land area was 9.79 square miles in 2010), so the 2010 and 2020 counts are not comparable and this page states no growth rate. The 2020 to 2024 American Community Survey estimates 14,591 housing units and an 87.0 percent owner-occupied rate.
What is changing near Englewood
| Project | Side | Status and dates | Cost |
|---|---|---|---|
| SR 776 milling and resurfacing, Charlotte County line to south of US 41 (FDOT 451014-1) | Sarasota | began mid 2026; completion estimated mid 2027 | $15.4 million |
| SR 776 raised medians and protected bike lanes, county line to Tangerine Woods Blvd., 2.189 miles (FDOT 447882-1) | Sarasota | construction mid 2026 to mid 2027 | combined with 451014-1 |
| SR 776, Merchants Crossing to the Sarasota County line, 1.02 miles (FDOT 449652-1) | Charlotte | design; letting March 29, 2027 | construction estimate $2,457,605 |
| Englewood Isles Parkway bridges information meeting | Sarasota | November 18, 2026, 5:30 p.m., Elsie Quirk Library | not stated |
| Manasota Key beach renourishment | Charlotte | construction January 1 to April 30, 2027 | not stated on the county page |
| Ainger Creek Park boat ramp rebuild | Charlotte | expected to start January 2027, 160 calendar days | $4,416,000 |
Sources: FDOT District One project pages, the Englewood Isles Property Owners Association, and Charlotte County project pages. On SR 776, medians replace the center turn lane in the Sarasota segment, so left turns move to designated openings.
How Englewood compares with nearby areas
Englewood's two county sides recorded a $407,600 median (Sarasota, 783 sales) and a $300,000 median (Charlotte, 839 sales), set against nearby Charlotte County benchmarks measured on the Charlotte yardstick: Rotonda West's seven sections at $405,000 (353 sales) and Cape Haze Windward at $446,500 (18 sales). Each row names its county file and end date. Data updated: October 2026.
| Area | County file | 12-month window ends | Home sales | Median | Median $ per sq ft |
|---|---|---|---|---|---|
| Englewood, Sarasota side (ZIP 34223) | Sarasota County Property Appraiser | October 13, 2026 | 783 | $407,600 | $251, all homes (living area) |
| Englewood, Charlotte side (34224 and part of 34223) | Charlotte County Property Appraiser | September 9, 2026 | 839 | $300,000 | $197, all homes (heated area) |
| Manasota Key, Charlotte part | Charlotte County Property Appraiser | September 9, 2026 | 103 | $550,000 | $636, single-family |
| Port Charlotte sections, Englewood ZIP 34224 | Charlotte County Property Appraiser | September 9, 2026 | 225 | $315,000 | $205, single-family |
| Rotonda West, seven sections (ZIP 33947) | Charlotte County Property Appraiser | September 9, 2026 | 353 | $405,000 | $208, single-family |
| Cape Haze Windward (ZIP 33946) | Charlotte County Property Appraiser | September 9, 2026 | 18 | $446,500 | $207, single-family |
Sources: the Englewood rows come from this page's two county files; the Rotonda West and Cape Haze Windward rows come from the team's Rotonda West county file and its benchmark run of the same Charlotte script, both anchored to the newest Charlotte sale, September 9, 2026.
How to read the comparison table
The four Charlotte rows use the same record, qualified-sale rule and window, so they compare like with like. The Sarasota row uses a different appraiser, a window ending five weeks later and living rather than heated area, so read it beside the Charlotte rows, not merged with them. The medians also reflect different housing: the Charlotte side of Englewood includes 121 mobile home sales and many 1950s to 1970s plats. The table states facts only; which area fits is a buyer's call. Rotonda West has its own Domain Realty Group page.
The history of Englewood
Englewood was platted in 1896 by three brothers from Englewood, Illinois, on Lemon Bay, and it was divided between two counties in 1921, when Charlotte County was formed from DeSoto County and Sarasota County from Manatee County. Independent water and fire districts later grew up across that line.
Settlement and the 1896 plat
The Lemon Bay Historical Society and other local histories describe the Goff family settling on the Lemon Bay shore in 1878, and Herbert, Howard and Ira Nichols arriving after seeing an exhibit at the 1893 Chicago exposition with a plan to grow lemons, which gave Lemon Bay its name. Freezes in 1894 and 1895 killed the young trees, so the brothers platted the town in 1896, named it for their Illinois hometown and marketed it to winter visitors. The Goff trail became Dearborn Street, which replaced Yale Street as the commercial center in the 1910s. Sources disagree on the first post office date, so this page does not state one.
Two counties from 1921
Florida Memory's sketch of Charlotte County records its creation from DeSoto County on April 23, 1921, one of five counties split from DeSoto that year. Its sketch of Manatee County records Sarasota County being split from Manatee in 1921, and local histories give July 1, 1921 as Sarasota's effective date. The line the two new counties drew runs through Englewood, which is why downtown Dearborn Street is in Sarasota County while Englewood Beach and Stump Pass are in Charlotte County. The exact legal description of the line was not found on a first-party page; the parcel record remains the test.
Water, fire and the CRA
The Florida Legislature created the Englewood Water District by special act, chapter 59-931, in 1959, according to a 2003 House staff analysis, and the district now cites a 2004 act (chapter 2004-439) as its charter. The Englewood Area Fire Control District's first special act is chapter 69-597 (1969), per a 2001 House staff analysis that codified its charter; both districts cross the county line. On the Sarasota side only, the County Commission established the Englewood Community Redevelopment Area on March 31, 1998 and adopted its plan on December 14, 1999, funded by tax increment under Ordinance 99-08K5. Sarasota County states the CRA levies no tax, fee or assessment of its own. No Charlotte County CRA covers Englewood.
Timeline
| Year | Event | Source type |
|---|---|---|
| 1878 | Goff family settles on the Lemon Bay shore | local history |
| 1896 | Nichols brothers plat Englewood | local history |
| April 23, 1921 | Charlotte County created from DeSoto County | Florida Memory |
| 1921 | Sarasota County split from Manatee County (effective July 1 per local histories) | Florida Memory; local history |
| 1959 | Englewood Water District created (chapter 59-931) | House staff analysis |
| 1965 | Tom Adams Bridge built | Charlotte County |
| 1969 | Englewood Area Fire Control District first special act (chapter 69-597) | House staff analysis |
| 1971 | Stump Pass park opens as Port Charlotte Beach State Recreation Area | Florida State Parks |
| July 1986 | Lemon Bay Aquatic Preserve designated | Florida aquatic preserves program |
| October 1, 1992 | Sarasota and Charlotte counties enter FEMA's Community Rating System | FEMA |
| March 31, 1998 | Englewood CRA established | Sarasota County |
| 2001 | Englewood Beach at Chadwick Park built | Charlotte County |
| December 15, 2022 | Charlotte County's current FEMA flood maps take effect | FEMA |
| January 2023 | Dearborn Street improvement project substantially complete | news report |
| March 27, 2024 | Sarasota County's current FEMA flood maps take effect | FEMA |
| September 26 and October 9, 2024 | Hurricanes Helene and Milton | National Hurricane Center |
| August 10, 2026 | Wellen Park High opens for Sarasota-side students | Sarasota County Schools |
| October 27, 2026 | Charlotte County approves the Manasota Key renourishment contract | Charlotte County |
Talk to a Domain Realty Group Englewood specialist
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Talk to our team about an Englewood home
Contact Domain Realty Group or call 239-441-2816, tell us the side of the county line, the neighborhood, the home type and the budget you have in mind, and an agent will send matching Englewood listings, the recent recorded sales on that street, the parcel's flood zone and the county, fire, water and association items to confirm. You can also search current listings any time.
Domain Realty Group agents who live near Englewood
Four Domain Realty Group agents live in the Englewood and Rotonda West area: Lindsey Moffat-Ridge, Jordan Ridge, Jason Peterson and Christina Walsh Peterson. To compare the whole team, meet every Domain Realty Group agent.
Thinking of selling an Englewood home?
Englewood prices differ sharply by side and neighborhood, from a $152,000 median in Grove City to $585,000 in Boca Royale and $2,200,000 on the Sarasota part of Manasota Key, so a price is best set against the recorded sales on its own county file. Start with a Domain Realty Group home valuation, or see McGreevy and Comisar's guide to selling a home in the Port Charlotte area.
Frequently Asked Questions about Englewood FL homes for sale
These are the questions Englewood buyers ask most, answered from the Sarasota County and Charlotte County property appraiser records, both counties' tax, flood and school documents, the Englewood fire and water districts, FEMA and the Florida Department of Education. Each answer names its county side and carries the same dates as the sections above.
Is Englewood FL in Sarasota or Charlotte County?
Both. Englewood is an unincorporated community that straddles the Sarasota County and Charlotte County line, so the parcel record decides the county. Downtown Dearborn Street, Boca Royale, Englewood Isles and Park Forest are on the Sarasota roll; Grove City, Oyster Creek, Coco Bay and Englewood Beach are on the Charlotte roll. Check both property appraiser sites.
What ZIP codes are in Englewood?
Englewood uses ZIP 34223 and ZIP 34224. ZIP 34223 is mostly Sarasota County, with 14,536 Sarasota parcels, but a Charlotte slice, the Charlotte part of Manasota Key including Englewood Beach plus mainland plats near Beach Road, holds 3,431 Charlotte parcels. ZIP 34224 is mostly Charlotte County. Because ZIP codes do not follow the county line, confirm the county on the parcel record, not the mailing address.
Is Englewood a city?
No. Englewood has no mayor, city council or police department; Sarasota County governs its northern and western part and Charlotte County its southern and eastern part. The Census Bureau counts the Englewood census-designated place, 20,800 people in 2020, and counts the Charlotte part of Manasota Key, including Englewood Beach, as a separate census place. Fire and water come from independent special districts.
What is the median home price in Englewood?
It depends on the side. The Sarasota County record shows a $407,600 median across 783 home sales in ZIP 34223 in the 12 months through October 13, 2026. The Charlotte County record shows a $300,000 median across 839 sales in the 12 months through September 9, 2026. The files have different end dates, so they are not combined.
Are homes cheaper on the Charlotte side?
On the county records, yes by median. Charlotte-side single-family homes recorded a $320,000 median (547 sales to September 9, 2026) against $485,000 for Sarasota-side single-family homes (605 sales to October 13, 2026). But Charlotte's 2026 millage is higher, 15.5683 against 11.3068, so compare taxes at each home's own price.
How many homes sold in Englewood last year?
The Sarasota County record shows 783 qualified home sales in ZIP 34223 in the 12 months through October 13, 2026, up from 685 the year before. The Charlotte County record shows 839 in the 12 months through September 9, 2026, up from 729. In calendar 2025 the counts were 723 on the Sarasota side and 794 on the Charlotte side.
What do Englewood condos sell for?
On the Charlotte side, 144 condo sales recorded a $291,800 median in the 12 months through September 9, 2026, led by beach condos on the Charlotte part of Manasota Key at $473,750 (68 sales). On the Sarasota side, 67 condo sales in ZIP 34223 recorded $202,300 through October 13, 2026. Mainland condos such as Fiddlers Green II sold near $103,750.
What do Manasota Key homes sell for?
It depends on the county part of the key. The Sarasota part recorded 25 home sales at a $2,200,000 median in the 12 months through October 13, 2026, including 19 single-family homes at $1,870,000. The Charlotte part, including Englewood Beach, recorded 103 sales at $550,000 through September 9, 2026, with 68 condos at $473,750.
Is there new construction in Englewood?
Yes, on both sides. On the Charlotte side, Lennar's Island Lakes at Coco Bay listed homes from $292,999 to $464,999 on October 28, 2026, and Maronda builds scattered homes from the $274s. On the Sarasota side, Neal Communities lists Boca Royale from $352,990 and DiVosta lists BeachWalk by Manasota Key from $349,990. Builder prices change without notice.
What are property taxes in Englewood?
At the single-family medians with homestead and 2026 rates, a $485,000 Sarasota-side home pays $5,059.09 in ad valorem tax and a $320,000 Charlotte-side home in district 001 pays $4,347.12, before the $266.31 Englewood fire assessment and other non-ad valorem lines. These are illustrations at sale price; the Property Appraiser sets the actual taxable value.
What is the millage rate on each side?
For 2026 the Sarasota County side's countywide rate for unincorporated Englewood is 11.3068 mills on the tax collector's preliminary sheet, and Charlotte County's tax district 001 is 15.5683 mills (final). Charlotte Manasota Key parcels in district 003 pay 16.3481 mills. Each mill is $1 per $1,000 of taxable value, and the parcel record shows the district.
Who supplies water in Englewood?
The Englewood Water District, an independent special district, serves about 44.5 square miles of southern Sarasota County and western Charlotte County, including Englewood, Grove City and Manasota Key. Its rates from October 1, 2026 give about $107.92 a month for 4,000 gallons of water and sewer. Some Charlotte-side parcels use Charlotte County Utilities or septic instead.
Which fire district serves Englewood?
The Englewood Area Fire Control District serves Englewood on both the Sarasota and Charlotte sides, covering about 83 square miles from six stations. It is funded by a non-ad valorem assessment of $266.31 per residence and $58.57 per vacant lot for 2025-26, which homestead does not reduce. Ambulance transport is by each county's own fire and EMS service.
Is Englewood in a flood zone?
Much of it is. A sample of FEMA's flood map found about 63 percent of mapped Manasota Key points and about 41 percent of mainland points in high-risk AE or VE zones, with median base flood elevations of 11 and 9 feet. Sarasota maps are dated March 27, 2024 and Charlotte maps December 15, 2022.
What happened in Englewood during Hurricane Milton?
Hurricane Milton came ashore on Siesta Key on October 9, 2024. The National Hurricane Center reports 6 to 9 feet of surge above ground from Venice south to Boca Grande, with an isolated peak up to 10 feet near Manasota Key, and says Milton opened a new inlet, Milton Pass. Helene had brought 4 to 6 feet two weeks earlier.
Is Manasota Key being renourished?
Yes, on the Charlotte side. Charlotte County's Manasota Key Beach Renourishment, the second full-scale nourishment of its shoreline, had its contract approved on October 27, 2026, with construction estimated from January 1 to April 30, 2027 and dune restoration at Chadwick Cove Beach Park. A 2027 Sarasota County schedule for the north part of the key was not found.
Which high school serves Englewood?
It depends on the side. Charlotte-side Englewood students are zoned to Lemon Bay High at 2201 Placida Road, graded A for 2025-26. Sarasota-side students were moved into the new Wellen Park High zone under an amendment to the two districts' exchange agreement, and Wellen Park High opened August 10, 2026. Confirm the zone with each district's locator.
Which middle and elementary schools serve Englewood?
L.A. Ainger Middle, a Charlotte County school graded A for 2025-26, serves Charlotte-side students and, by exchange agreement, Sarasota-side students in its attendance area. Sarasota-side elementary students attend Englewood Elementary (A); Charlotte-side elementary students attend Vineland Elementary (A) or, in its Charlotte attendance zone, Englewood Elementary, by address.
Which hospital serves Englewood?
HCA Florida Englewood Hospital, 700 Medical Blvd. on the Sarasota side, is a 100-bed acute care hospital with a 24/7 emergency room and a Primary Stroke Center, about 3.1 miles from Dearborn Street by a routing estimate. Larger hospitals nearby include Sarasota Memorial Hospital-Venice (212 suites) and, in Port Charlotte, AdventHealth Port Charlotte and HCA Florida Fawcett Hospital.
How far is Englewood from the beach?
Englewood Beach at Chadwick Park, on Manasota Key in Charlotte County, is about 2.2 miles and 5 minutes from downtown Dearborn Street by a free-flow routing estimate, reached over the Tom Adams Bridge on Beach Road. Sarasota County's Manasota Beach and Blind Pass parks are farther north on Manasota Key Road, reached over the Manasota Beach Road Bridge.
How far is Englewood from Venice and Sarasota?
By free-flow routing estimates from downtown Englewood, Venice City Hall is about 11.9 miles and 23 minutes away, North Port about 16.4 miles, and Sarasota City Hall about 35.0 miles and 53 minutes. Trips to Sarasota join I-75 via Jacaranda Boulevard. Season traffic and the SR 776 construction through mid 2027 add time.
How far is Englewood from Fort Myers?
Downtown Fort Myers is about 50.4 miles and 77 minutes from downtown Englewood by a free-flow routing estimate, by SR 776 and US 41 south through Punta Gorda. Port Charlotte Town Center is about 18.8 miles and 33 minutes, and Punta Gorda City Hall about 26.3 miles and 43 minutes. Traffic and drawbridge openings are not modeled.
What airports are closest to Englewood?
By free-flow routing estimates from downtown Englewood, Punta Gorda Airport (PGD) is closest at about 30.5 miles and 52 minutes, then Sarasota Bradenton International (SRQ) at about 40.6 miles and 61 minutes, and Southwest Florida International (RSW) at about 67.6 miles and 89 minutes. Estimates exclude traffic, so allow more time in season.
Can I rent my Englewood home short term?
It depends on the side. Sarasota County's Code Enforcement guide says only barrier-island parcels zoned RMF may be rented for less than 30 days, so most Sarasota-side homes need 30 days or more. No Charlotte County minimum-stay rule was found, but rentals of six months or less pay the 5 percent tourist development tax.
What are HOA fees in Boca Royale?
Neither the Boca Royale Golf POA portal nor the club's membership pages publish dues or initiation fees, so this page states none; Boca Royale is on the Sarasota side, and its club is separate from the POA. Ask the seller for an estoppel certificate, which Florida Statute 720.30851 requires within 10 business days, and ask the club in writing.
Is Boca Royale gated or private?
Boca Royale Golf and Country Club describes itself on its home page as a private country club, with Golf, Racquets and Social memberships and a par-71 course. The recorded Declaration has the association pay the club for a Community Membership for every lot through April 15, 2029 (longer for the Boca Royale East lots), while golf and racquets memberships are optional, so get the membership terms in writing. The club, Neal Communities and the Wellen Park developer describe Boca Royale as gated; see Boca Royale homes for sale for the documents.
Are there mobile home parks where you own the land?
Yes. The Lemon Bay Isles Property Owners' Association says its owners own their land, on the Charlotte side. Other Englewood parks use other models: Holiday Travel Park runs as a condominium association, Gulf to Bay on Manasota Key is a cooperative, and some parks rent lots under Florida Statute chapter 723. Read each park's recorded documents or prospectus.
What is Dearborn Street?
Dearborn Street is Englewood's historic downtown on the Sarasota side. Local histories trace it to the Goff family's trail and the Nichols brothers' 1896 plat, and by the 1910s it had replaced Yale Street as the commercial center. Today it holds shops, restaurants and the Elsie Quirk Library, and it is the focus of the Englewood CRA.
What is the Englewood CRA?
The Englewood Community Redevelopment Area is a Sarasota County tax-increment district covering the Sarasota part of Englewood. The County Commission established it on March 31, 1998 and adopted its plan on December 14, 1999. Sarasota County states the CRA levies no tax, fee or assessment of its own. No Charlotte County CRA covers Englewood.
Do Englewood canals have Gulf access?
No first-party source lists which Englewood canal neighborhoods reach the Gulf, so this page names none. Check four things for a specific lot: the depth of the canal and of Lemon Bay, which the state says rarely exceeds 6 feet; any fixed bridge between the lot and the Intracoastal; and the survey and plat.
How deep is Lemon Bay?
The Florida aquatic preserves program says Lemon Bay's waters "rarely exceed 6 feet in depth," that depth can be limited outside marked channels, and that most of the bay is slow speed outside the Intracoastal Waterway. The Lemon Bay Aquatic Preserve covers 7,227 acres in Sarasota and Charlotte counties, and seagrass damage can bring a fine of up to $1,000.
How much does it cost to park at Englewood beaches?
Charlotte County's Englewood Beach at Chadwick Park charges 75 cents an hour, or $53.50 for a one-year county pass that also covers county boat ramps. Stump Pass Beach State Park charges $3 per vehicle. Sarasota County lists free, first-come parking at select beaches, including its Manasota Beach Park and Blind Pass Beach Park on Manasota Key.
What is the Englewood East assessment?
The Englewood East Non-urban Street and Drainage Unit is a Charlotte County MSBU on the Charlotte side of Englewood. The county adopted $292.00 per equivalent residential unit for fiscal 2026 and 2027, for vacant and occupied parcels alike, up from $190.00 in fiscal 2025, to fund paving. It appears on the tax bill only for parcels inside the unit.
How does the 2026 homestead exemption work in Englewood?
On both sides, the first $25,000 of assessed value is exempt from all levies, and a second exemption of $26,411 for 2026 applies to non-school levies, the Department of Revenue's indexed figure. A buyer must own and live in the home on January 1 and apply by March 1. Fire and water charges are not reduced.
Who pays for title insurance in Englewood?
It is custom, not law, and it differs by side. Secondary sources describe the Sarasota County custom as the buyer paying for the owner's title policy; in Charlotte County the custom varies, so confirm it in the contract. The premium itself is set by Florida rule 69O-186.003: $2,500 on a $485,000 policy and $1,675 on a $320,000 policy.
What would Amendment 3 mean for Englewood taxes?
Amendment 3, on the November 3, 2026 ballot and needing 60 percent approval, would raise the non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028. At 2026 rates it would cut 2027 non-school tax by about $530.19 on a $485,000 Sarasota-side homestead and $916.51 on a $320,000 Charlotte-side homestead. School taxes would not change.
Is Englewood Beach part of Englewood?
Englewood Beach has an Englewood, FL 34223 mailing address, but the Census Bureau counts the Charlotte part of Manasota Key, where Englewood Beach sits, as the separate Manasota Key census-designated place, so the Englewood CDP's 20,800 people do not include it. Englewood Beach and the rest of the south part of the key are Charlotte County; the north part of the key is Sarasota County.
What is Oyster Creek in Englewood?
Oyster Creek is a Charlotte County golf community in ZIP 34224: 410 parcels, 405 of them single-family homes built from 1991 to 2006, with a median 1,711 heated square feet. The county recorded 27 sales at a $335,000 median in the 12 months through September 9, 2026. Its owners' association posts the recorded covenant amendments on a management company portal.
Is Palm Lake at Coco Bay still selling?
No. Lennar's Palm Lake at Coco Bay page read sold out on October 28, 2026, and the cards it still shows are archived plan prices, not offers. Neighboring Island Lakes at Coco Bay, also on the Charlotte side in ZIP 34224, was actively selling from $292,999 to $464,999 with six homes listed available that day.
What does it cost to build on an Englewood lot?
Beyond the lot and the house, a new single-family home pays county impact fees ($7,804 printed for unincorporated Charlotte County; about $12,289 for a 2,000 square foot Sarasota-side home from three county schedules), the $404.35 Englewood Area Fire impact fee, and, where the Englewood Water District serves, $17,865.50 in water, sewer and meter charges, plus permit fees.
How do I see Englewood homes for sale?
Use the listing links at the top of this page for all Englewood homes for sale, houses, condos or lots, or call Domain Realty Group at 239-441-2816 for a saved search and the recent recorded sales on the streets and neighborhoods you are considering, on either side of the county line. Listings refresh from the MLS throughout the day.
About Domain Realty Group in Charlotte and Sarasota Counties
Domain Realty Group is a Southwest Florida real estate team working Lee, Collier and Charlotte counties, and the team serves Charlotte and Sarasota County buyers and sellers, including Englewood, from its three Southwest Florida offices, the closest being our Fort Myers office at 8290 College Parkway, Unit 201, Fort Myers, FL 33919. Domain Realty Group has been the #1 team in Southwest Florida since 2012, with $2.5 billion in team production and 4,000+ transactions. The team is led by Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671), who bring over 45 years of combined direct experience between them.
Reach any of our agents through our agents page, read our client reviews or learn more about our team. We tracked every recorded sale on both of Englewood's county files to build this page.
Domain Realty Group 239-441-2816 info@domainrealtygroup.com
Offices in Fort Myers, Bonita Springs and Naples:
- Fort Myers: 8290 College Parkway, Unit 201, Fort Myers, FL 33919
- Bonita Springs: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
- Naples: 9180 Galleria Ct #200, Naples, FL 34109
Brokered by Domain Realty, a licensed Florida real estate brokerage. Florida Real Estate Commission (FREC) licensed. All agents are licensed Florida real estate professionals.
Where to go next: Punta Gorda homes for sale, Babcock Ranch homes for sale, Southwest Florida communities, current listings, a home valuation and contact Domain Realty Group.
Sources
Every figure on this page traces to one of the sources below. No real estate portal or other brokerage is cited, by policy. Sarasota-side sale and parcel data comes from the Sarasota County Property Appraiser's public files dated October 21, 2026 (newest qualified ZIP 34223 sale October 13, 2026), and Charlotte-side data from the Charlotte County Property Appraiser's public files as indexed for this page on October 28, 2026 (newest qualified sale September 9, 2026); the two are never combined. Web sources were read in October 2026 unless another date is shown. Builder prices are dated to the day read, figures from secondary sources are labeled as such in the text, and anything a document does not publish is stated as not published.
Figures on this page
Sarasota County Property Appraiser, data downloads and parcel search
Charlotte County Property Appraiser, data downloads (roll and sales)
Florida Department of Revenue, property tax data portal (sale qualification codes)
Sarasota County Tax Collector, 2026 millage sheet, preliminary, revised October 16, 2026 (PDF)
Charlotte County Property Appraiser, 2026 Final Millage Rates by Tax District (PDF)
Florida Department of Revenue, 2025 Charlotte County taxing authority code descriptions (PDF)
Sarasota County Property Appraiser, FAQs (2026 additional homestead exemption)
Florida Statutes 193.155, Save Our Homes and reassessment on sale
Charlotte County Tax Collector, property tax (discounts and due dates)
Englewood Area Fire Control District, assessments, fees and charges 2025-2026
Englewood Water District, Customer Rules and Regulations, effective October 1, 2026 (PDF)
Englewood Water District, 2025 rate and charge study presentation, August 14, 2025 (PDF)
Charlotte County, Englewood East Street and Drainage MSBU, FY26 adopted and FY27 approved (PDF)
Sarasota County Fire Department, fire assessments (Englewood excluded)
Florida Administrative Code 69O-186.003, title insurance premium rates
Citizens Property Insurance, 2026 approved rate changes by county (PDF)
Florida Office of Insurance Regulation, Property Insurance Stability Report, July 2026 (PDF)
Florida Office of Insurance Regulation, wind mitigation resources and form OIR-B1-1802
Florida Department of State, constitutional initiatives record for Amendment 3
Sarasota County, Code Enforcement Citizen Guide (short-term rentals)
Florida Statutes 718.116, condominium assessments and estoppel certificates
Tamarind Gulf and Bay Condominium Association, 2026 dues and documents
Oyster Creek owners' association portal, Priority Community Management
Charlotte County, impact fee master schedule effective October 12, 2022 (PDF)
Charlotte County Board workshop, impact fee update study, September 15, 2026 (PDF)
Sarasota County, educational system impact fee schedule (PDF)
Sarasota County, floodprone areas ordinance, Ordinance 2023-068 (PDF)
Florida Statutes 252.422, post-hurricane limits on local rules
Florida Fish and Wildlife Conservation Commission, gopher tortoise permitting guidelines
FEMA, National Flood Hazard Layer map service, flood hazard zones
National Hurricane Center, Hurricane Milton tropical cyclone report (PDF)
National Hurricane Center, Hurricane Helene tropical cyclone report (PDF)
National Hurricane Center, Hurricane Ian tropical cyclone report (PDF)
National Hurricane Center, Hurricane Charley tropical cyclone report (PDF)
Florida DEP, Hurricane Helene and Milton impact report, March 2025 (PDF)
Florida DEP, Strategic Beach Management Plan, Southwest Gulf Coast Region, 2026 (PDF)
Charlotte County, disaster recovery site, Englewood Beach and Chadwick Park
Florida aquatic preserves program, Lemon Bay Aquatic Preserve
Charlotte County, capital and repair projects list (Tom Adams Bridge)
Charlotte County Purchasing, Ainger Creek bid addendum 3, September 16, 2026
Florida Department of Education, 2025-26 school grades file (XLSX)
Sarasota and Charlotte school boards, Student Exchange and Transportation Agreement, 2015 (PDF)
Sarasota County Schools, Superintendent's Report, August 19, 2025 (PDF)
Charlotte County Public Schools, controlled open enrollment chart 2026-27
Southwest Florida Water Management District, water restrictions
Florida Public Service Commission, find your utility service
FDOT District One, SR 776 Merchants Crossing to the Sarasota County line, 449652-1
Florida House staff analysis, HB 881 (2003), Englewood Water District (PDF)
Florida House staff analysis, HB 1183 (2001), Englewood Area Fire Control District (PDF)
Englewood Water District, Enabling Act, chapter 2004-439 (PDF)
Further reading: records, taxes and associations
- Sarasota County Clerk of the Circuit Court, Official Records
- Charlotte County Clerk of the Circuit Court, Official Records
- Sarasota County Tax Collector, non-ad valorem assessments
- Charlotte County, MSBU and MSTU units
- Charlotte County Property Appraiser, tax estimator
Further reading: flood, storms and insurance
- FEMA Map Service Center, flood map search
- FEMA, answers to questions about substantially damaged buildings, P-213 (PDF)
- Florida Division of Emergency Management, Know Your Zone
- Sarasota County, evacuation centers