Port Charlotte · Kings Gate

Kings Gate Homes for Sale

Charlotte County recorded 59 home sales in Kings Gate at a $295,000 median. Villas and homes, the club fee, HOA documents, flood and costs, section by section.

All Port Charlotte Homes for Sale

Kings Gate is a gated golf community in ZIP 33980 off Rampart Boulevard on the Kings Highway side of I-75, part of Port Charlotte by postal address, and this page covers Kings Gate homes for sale using Charlotte County's recorded sales, the association's own documents and public fee, flood and utility sources. We define it as every county parcel whose short legal starts with KGG: 1,034 parcels in all. Kings Gate sits in unincorporated Charlotte County, so the county, not a city hall, governs zoning, permits, utilities and taxes. For the whole market, see our Port Charlotte homes for sale page.

Charlotte County recorded 59 single family sales in Kings Gate at a $295,000 median, recorded from October 1, 2025 through August 31, 2026 (county files dated October 28, 2026). Builder-direct sales, an estimate, were 5 at $270,000, and resale was 54 at $306,550. The median was $194 per living square foot, and the range ran from $210,000 to $435,000. Live listings are in the search below.

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

Key takeaways for Kings Gate buyers

These are the facts that decide most Kings Gate purchases, drawn from county recorded sales, county tax sheets, the association's own documents, the golf club's own flyers and federal flood sources. Each bullet carries its footprint and window, and the sections below show the sources and the arithmetic behind every figure.

Data updated: October 2026.

Footprint: Kings Gate here means every county parcel with a KGG short legal, 1,034 parcels, of which 951 are single family homes, 59 are vacant residential lots and 24 are other uses (golf, tract, common and commercial codes). All 1,034 sit in tax district 104.
Sales: the county recorded 59 qualified single family sales at a $295,000 median from October 1, 2025 through August 31, 2026. The lowest sale was $210,000 and the highest was $435,000.
Builder-direct versus resale: 5 builder-direct sales (an estimate) had a $270,000 median and 54 resale sales had $306,550, so the newest homes sold below the resale median in this window.
Direction: calendar-year medians were $389,150 in 2023, $339,750 in 2024, $296,000 in 2025 and $306,550 for 2026 through August 31. Prices fell from 2023 and have levelled; we do not forecast.
Homes: the median single family home was built in 2006 (oldest 1997, newest 2026) and has 1,572 square feet. 164 homes (17.3 percent) were built in 2020 or later, and only 11 of 951 (1.2 percent) carry a private pool.
Governance: Kings Gate Homeowners Association, Inc. is resident-controlled and managed by Castle Group. A separate Villas at Kings Gate Association, Inc. serves the paired villas, so villa buyers pay two layers.
Club fee: golf membership is optional and sold by the club, but the HOA budget carries a separate club fee line. A class action over that fee is pending, and club management moves to Hampton Golf on January 1, 2027.
Taxes: district 104 is 15.3705 mills for 2026, so a $295,000 value works out to about $4,534.30 a year without exemptions and about $3,922.57 with a standard homestead structure (an estimate).
Flood: we print no FEMA zone because we have not read one. 381 of 951 homes carry the county's lake or pond frontage flag, none of the 1,034 parcels is on the county's Hurricane Ian Major Damage or Destroyed lists, and Citizens will require flood coverage on its wind-covered residential policies from January 1, 2027.
Documents: the declaration is recorded at Official Records Book 1584, Page 1067, and a buyer should order the estoppel certificate and the disclosure summary before relying on any dues figure.

Kings Gate single family snapshot	Sales	Median
All qualified sales	59	$295,000
Builder-direct (estimate)	5	$270,000
Resale	54	$306,550
Lake or pond frontage flag	26	$309,550
Not flagged	33	$285,000
Pool	0	none recorded

Source: Charlotte County Property Appraiser recorded sales and parcel files dated October 28, 2026, compiled by Domain Realty Group; the 1,034 KGG parcels; qualified improved single family sales over $1,000, recorded from October 1, 2025 through August 31, 2026. Builder-direct means a first sale within one year of the year built.

Where can I see Kings Gate homes for sale right now?

Kings Gate homes for sale are on our MLS-fed map, which you can sort by price from high to low, from low to high, or open to every home in the frame. Live counts and asking prices appear in the search, not on this page, which adds recorded county sales and the fee, club and flood facts.

Data updated: October 2026.

The map frame is approximate. It follows the community's outline in ZIP 33980, so check the city and subdivision shown on each listing. The three links open the same map with a different sort or filter, so you can compare without starting over.

Search sites report very different counts for "Kings Gate" on the same day, because each draws the boundary differently, some list the community under a Punta Gorda postal name, and some mix in other places that share the name or the road. This page states its boundary instead, in the next section, so that every county figure below can be matched to the same set of parcels.

What is Kings Gate, and where is it?

Kings Gate is a gated golf community of 1,034 Charlotte County parcels in ZIP 33980, centered on the golf club at 24000 Rampart Boulevard and reached from the Kings Highway side of I-75. It sits in unincorporated Charlotte County and includes single family homes, paired villas and a few vacant lots.

Data updated: October 2026.

We define Kings Gate as every county parcel whose short legal starts with KGG, which is how the Property Appraiser files the plat phases. That gives 1,034 parcels: 951 single family, 59 vacant residential and 24 other uses. The county roll, the association's pages and the builder's page all use the same Kings Gate name, but only the county file lets us count the same set of parcels in every table that follows.

Where exactly is Kings Gate?

Kings Gate is the gated community around Rampart Boulevard and Buckingham Way, with the golf club and clubhouse at 24000 Rampart Boulevard, Port Charlotte, FL 33980. The FDOT exit list shows I-75 Exit 170 as CR 769, Kings Highway, and Kings Gate sits on that side of the interstate. The builder's model and sales center is at 24876 Buckingham Way.

Of the 1,034 parcels, 981 carry ZIP 33980 and 53 carry no ZIP on the roll (33 of those are vacant). Zoning code 50 covers 1,033 parcels and one parcel carries code 72. The streets with the most single family homes are Buckingham Way (370), Nottingham Trail (90), Westgate Boulevard (70), Palace Court (56), Knights Bridge Trail (48), Birmingham Boulevard (38), Manchester Trail (38) and Britannia Boulevard (35).

Is Kings Gate in Port Charlotte or Punta Gorda?

Kings Gate uses a Port Charlotte postal ZIP, 33980, and sits in unincorporated Charlotte County, outside the City of Punta Gorda. Some portals file it under a Punta Gorda name or spell it "Kingsgate", which is why searches for either name reach the same streets. The county tax chart confirms no city levy applies to district 104, the district for every Kings Gate parcel.

Other places share the name or a piece of it. Kings Highway is a road, not the community, and a different community, Maple Leaf, uses the 2100 Kings Highway address. Other communities in Florida use Kings Gate too. If a listing shows a street other than those above, or a ZIP other than 33980, check the county parcel record before comparing it with the figures on this page.

Which phases make up Kings Gate?

Kings Gate is built in plat phases, which the county codes KGG 000 through KGG 008, with phases 7A and 7B grouped as KGG 07. The KGG 000 parcels carry no phase number in their county legal description; we treat them as the first unit, which a read of the recorded plat would confirm. Phase 8 (KGG 008) is the newest phase, with 190 parcels built from 2021 to 2026.

Phase (county code)	Parcels	Single family	Vacant	Lake or pond flag	Year built (low, median, high)	Median living area (sq ft)
KGG 000	161	150	2	24	1997, 2000, 2009	1,542
KGG 002	163	161	1	49	2000, 2002, 2009	1,542
KGG 003	124	120	2	45	2002, 2004, 2009	1,574
KGG 004	61	58	1	24	2005, 2006, 2009	1,662
KGG 005	102	97	2	33	2008, 2011, 2012	1,666
KGG 006	151	123	23	55	2003, 2006, 2012	1,667
KGG 007 (golf tract)	1	0	0	1	none	none
KGG 07A	16	14	2	6	2008, 2009, 2010	1,557
KGG 07B	65	63	2	8	2011, 2011, 2011	1,665
KGG 008	190	165	24	175	2021, 2023, 2026	1,501

Source: Charlotte County Property Appraiser parcel file dated October 28, 2026, compiled by Domain Realty Group. The "lake or pond flag" is the county's waterfront field, which here means lake or pond frontage, not boating water. Plat book and page references and recording dates for most phases are owed to a by-hand read of the Clerk's records; the Phase 6 plat is cited in a 2016 county legal notice at Plat Book 19, Pages 16A through 16J.

Who built Kings Gate?

Benderson Development Company built the early phases, and the county roll shows homes from 1997. Neal Communities began selling villas around December 2020, in a post that put them "from the low $200s" at 1,395 to 1,709 square feet. M/I Homes sells paired villas there now, from a model at 24876 Buckingham Way. The exact hand-offs between the three builders are not in the sources we read.

Other websites name Lennar as the builder of Kings Gate. The builder pages we read do not, and Lennar's own Port Charlotte community list does not show Kings Gate, so we do not repeat that claim.

Is Kings Gate age restricted?

Kings Gate describes itself on its community website as a gated 55+ community; read the recorded declaration (Official Records Book 1584, Page 1067, recorded January 20, 1998) and its amendments for any age rule before you make an offer.

Is Kings Gate gated?

Yes, both the association's website and the builder's page call Kings Gate gated. The 2024 approved HOA budget carried a guard gate contract line, and the association's website lists a $50 replacement charge for gate access devices. Staffing hours at the gate are not published in the sources we read, so ask the association office how guest and contractor entry works.

We have not confirmed whether the streets inside the gate are private; the recorded declaration would say. That matters for county services and for who pays for road repairs, so it belongs on your document request list. The association's Roads committee is posted on its website.

What do Kings Gate homes sell for?

Kings Gate homes sold for a $295,000 median across 59 recorded single family sales from October 1, 2025 through August 31, 2026. Builder-direct homes recorded a $270,000 median and resale homes $306,550, at $194 per living square foot. These are county recorded sales, not asking prices.

Data updated: October 2026.

The lead window runs from October 1, 2025 through August 31, 2026, the same window our Port Charlotte hub prints for Kings Gate, with the county files dated October 28, 2026. We tracked every recorded Kings Gate sale in the county file by phase, and kept qualified improved single family sales over $1,000. Where a table uses a different window or footprint, the heading or source line says so.

Recorded sales in the lead window

The county recorded 59 qualified single family sales in the 1,034 KGG parcels, at a $295,000 median and a range from $210,000 to $435,000. Median price per living square foot was $194. The table splits the window by product. No qualified pool sale was recorded in this window.

Group (October 1, 2025 through August 31, 2026)	Sales	Median	Lowest	Highest
All qualified sales	59	$295,000	$210,000	$435,000
Builder-direct (estimate)	5	$270,000	$257,500	$275,000
Resale	54	$306,550	$210,000	$435,000
Lake or pond frontage flag	26	$309,550	$225,000	$435,000
Not flagged	33	$285,000	$210,000	$415,000

Source: Charlotte County Property Appraiser recorded sales and parcel files dated October 28, 2026, compiled by Domain Realty Group; the 1,034 KGG parcels. Builder-direct means a first sale within one year of the year built. Lowest and highest for the builder-direct row come from the same county script run for this window.

The 12 months after August 31, 2025

A second window, the 12 months after August 31, 2025, records 64 single family sales at a $299,400 median, from $210,000 to $435,000. Five were builder-direct at $270,000 and 59 were resales at $308,100. The window differs from the lead window by five resale deeds recorded in September 2025, which is why the two medians differ by $4,400.

Match the window before you compare this page with another source. The 24 months from September 1, 2024 through August 31, 2026 hold 139 sales at a $298,000 median.

Builder-direct versus resale

Resale is most of the market. Only 5 of 59 sales in the lead window (8.5 percent) were first sales of a new home, and they sold for less than the resale median: $270,000 against $306,550. Over the 24 months to August 31, 2026, the same pattern holds, at $285,000 builder-direct and $309,050 resale.

Year	Builder-direct sales	Builder-direct median
2021	23	$291,200
2022	23	$336,800
2023	41	$396,200
2024	28	$295,750
2025	17	$288,000
2026 through August 31	0	none

Source: Charlotte County Property Appraiser recorded sales files dated October 28, 2026; first qualified improved sale within one year of the year built. All 132 builder-direct sales since 2021 are in Phase 8 (KGG 008). The 2026 row is zero because the file records no first sale in 2026; builders list ready-now homes in October 2026, so more deeds may appear in later files.

Prices by calendar year

Calendar-year medians peaked in 2023 and have fallen since. Kings Gate single family sales were 82 at $389,150 in 2023, 80 at $339,750 in 2024, 69 at $296,000 in 2025 and 46 at $306,550 for 2026 through August 31. That is a decline from 2023 that has levelled, and we do not forecast.

Year	Sales	Median	Lowest	Highest
2021	98	$271,900	$175,000	$400,000
2022	73	$345,000	$251,000	$480,000
2023	82	$389,150	$275,000	$515,000
2024	80	$339,750	$260,000	$441,600
2025	69	$296,000	$225,000	$407,500
2026 through August 31	46	$306,550	$210,000	$435,000

Source: Charlotte County Property Appraiser recorded sales files dated October 28, 2026; qualified improved single family sales, the 1,034 KGG parcels. Earlier years ran 46 sales at $216,750 in 2016, rising to 98 at $271,900 in 2021.

Prices by phase

Phase medians differ by as much as $109,000 over 24 months, and the order roughly follows the phase number up to Phase 5. KGG 005 led at $387,500 on 14 sales, KGG 006 followed at $326,750 and KGG 000, the oldest phase, was lowest at $278,550. Phase 8 sold below the community median at $288,500.

Phase	Sales	Median	Lowest	Highest	Median $ per sq ft
KGG 008	40	$288,500	$250,900	$350,000	$193
KGG 000	20	$278,550	$210,000	$374,000	$183
KGG 006	20	$326,750	$240,000	$435,000	$203
KGG 002	16	$301,250	$225,000	$410,000	$206
KGG 003	15	$320,000	$241,000	$400,000	$193
KGG 005	14	$387,500	$270,000	$415,000	$222
KGG 07 (7A and 7B)	11	$289,000	$225,000	$350,000	$186 to $193
KGG 004	3	$310,000	$280,000	$320,000	$175

Source: Charlotte County Property Appraiser recorded sales files dated October 28, 2026; the 24 months from September 1, 2024 through August 31, 2026 (139 sales). Phase counts are small, so read them as context rather than as a ranking. The two parts of KGG 07 are $193 for 7A (3 sales) and $186 for 7B (8 sales).

Price bands over 24 months

Half of Kings Gate sales were under $300,000 and none was above $500,000. Of 139 single family sales in the 24 months to August 31, 2026, 70 (50.4 percent) were under $300,000, 59 (42.4 percent) were from $300,000 to $399,999, and 10 (7.2 percent) were from $400,000 to $499,999.

Price band (24 months to August 31, 2026)	Sales	Share
Under $250,000	12	8.6 percent
$250,000 to $299,999	58	41.7 percent
$300,000 to $349,999	37	26.6 percent
$350,000 to $399,999	22	15.8 percent
$400,000 to $499,999	10	7.2 percent
$500,000 and up	0	0.0 percent

Source: Charlotte County Property Appraiser recorded sales files dated October 28, 2026; 139 qualified improved single family sales. In the lead window of 59 sales, the bands were 6 under $250,000, 24 from $250,000 to $299,999, 17 from $300,000 to $349,999, 9 from $350,000 to $399,999 and 3 from $400,000 to $499,999. The highest five sales in the 12 months to August 31, 2026 were $385,000, $405,000, $407,500, $415,000 and $435,000.

Price per square foot

Kings Gate homes sold for a median $194 per living square foot in the lead window and $197 over the 24 months to August 31, 2026. Price per square foot barely moves with size: in the 12 months to August 31, 2026, every size band sat between $193 and $198, so size, not age, drives price.

Source: Charlotte County Property Appraiser recorded sales files dated October 28, 2026; 64 qualified improved single family sales with living area, in four size bands (under 1,400, 1,400 to 1,599, 1,600 to 1,799 and 1,800 and up square feet). The one exception to the flat rate is homes built before 2000: 5 sales at $278,100 and $176 per square foot.

How these figures compare with the Port Charlotte hub

Kings Gate's $295,000 median sits about 2 percent below the six-ZIP Port Charlotte single family median of $301,400 on 2,636 sales, in the same October 1, 2025 start window. Kings Gate resale ran about 4 percent higher ($306,550 against $295,000) and builder-direct about 14 percent lower ($270,000 against $315,000).

Kings Gate is 2.2 percent of the hub's single family sales, and its builder-direct share is 8.5 percent against 22.2 percent across the six ZIPs. The hub window runs through September 9, 2026, so read the comparison as the same start date with a slightly different end.

What kinds of homes are in Kings Gate?

Kings Gate homes are almost all single family parcels, including paired villas, with a median build year of 2006 and a median 1,572 square feet. The county roll shows 951 single family parcels, 164 of them built in 2020 or later, only 11 with a private pool and no condominium parcels.

Data updated: October 2026.

The roll codes every home as single family, so it cannot split detached homes from paired villas. Plan sizes from the builders and the county size range below are the most useful guide to the mix.

Single family homes and paired villas

The county files each paired villa as its own single family parcel, so the 951 parcels include both detached homes and villas. The association keeps a separate document set for the Villas at Kings Gate, and its newsletter lists a villa board apart from the HOA board. Kings Gate has no condominium parcels on the county roll; for attached product elsewhere in town, see our Port Charlotte condos for sale page.

Builders describe the newer product as single-level paired villas of 1,395 to 1,709 square feet (Neal Communities, 2020) and 1,443 to 1,660 square feet (M/I Homes, 2026). The county file describes older phases by size only. We do not count detached versus villa homes, because that split needs the county building file, which we did not pull.

How new are the homes?

Kings Gate is mostly a 2000s community with a recent new-build phase. Of 950 single family homes with a year built, 69 date to the 1990s, 552 to the 2000s, 165 to the 2010s and 164 (17.3 percent) to 2020 or later. The median year built is 2006, the oldest is 1997 and the newest is 2026.

Decade built	Single family homes	Share
1990s	69	7.3 percent
2000s	552	58.1 percent
2010s	165	17.4 percent
2020s	164	17.3 percent

Source: Charlotte County Property Appraiser parcel file dated October 28, 2026; 950 single family parcels with a year built. Shares are of 950 and may not sum to 100 because of rounding.

How big are the homes?

The median Kings Gate single family home has 1,572 square feet of living area, and the middle half run from 1,397 to 1,710. Phase medians run from 1,501 square feet in Phase 8 to 1,667 in Phase 6. The two M/I Homes plans, at 1,443 and 1,660 square feet, sit inside the middle half.

Do Kings Gate homes have pools?

Private pools are rare in Kings Gate: the roll shows a pool on 11 of 951 single family parcels (1.2 percent), spread across KGG 000 (1), KGG 002 (3), KGG 003 (4), KGG 004 (1) and KGG 006 (2). No qualified pool sale was recorded in the 24 months to August 31, 2026, so we cannot give a pool price premium.

The community pool is a shared amenity. The association describes an Olympic-sized heated pool and spa open year round, and its rules page says the pool is open dawn to dusk with no lifeguard, a shower required before entry and no glass in the pool area. The rules also bar above-ground pools. Details are in the amenities section below.

Are there vacant lots in Kings Gate?

The roll shows 59 vacant residential parcels: 24 in Phase 8 (KGG 008), 23 in Phase 6 (KGG 006) and a handful across the older phases. Whether a given lot is owned by a builder, the association or a private owner is not in the files we read. For lots in the rest of Port Charlotte, see our Port Charlotte land for sale page.

What is M/I Homes building now?

M/I Homes lists two single-level paired villa plans in Kings Gate, with a model villa at 24876 Buckingham Way. The builder's page, read October 29, 2026, shows a "priced from" figure of $269,990, and the two plans below. Builder prices change often, so treat this table as a dated snapshot and confirm on the builder's page.

Plan (M/I Homes, read October 29, 2026)	Living area	Bedrooms, baths, garage	Published starting price
Augusta	1,443 sq ft	2 bedrooms, 2 baths, 2-car front load	$284,990
Venetian	1,660 sq ft	2 bedrooms, 2 baths, 2-car garage (flex space on some homes)	$292,990

The builder also listed ready-now and under-construction homes that day, from $269,990 to $311,710:

Quick move-in address (read October 29, 2026)	Plan	Price shown	Status shown
24305 Westgate Boulevard	Augusta	$269,990 (was $274,990)	Ready now
1851 Nottingham Trail	Augusta	$279,990	Ready now
1859 Nottingham Trail	Augusta	$289,990	Ready now
1847 Nottingham Trail	Venetian	$299,990	Ready now
1601 Royal Court	Venetian	$309,990	Ready now
24820 Buckingham Way	Augusta	$311,710	Estimated move-in December 7, 2026

The Augusta page describes a one-story plan on a slab foundation. The builder pages we read do not state the wall system, roof covering or window rating, so ask for the plan's spec sheet rather than assuming block construction or impact glass. The builder also runs dated incentives; its page shows the current terms. The full community page on the builder's site carries the model hours and the latest list.

Which building code era is my home?

A Kings Gate home's code era depends on its permit date, not its year built. Florida's statewide building code took effect March 1, 2002. Homes from 1997 to early 2002 predate it and were built under local codes, and later homes under successive editions of the statewide code.

The county's building codes page lists the editions it adopted: the 2010 code from March 15, 2012; the fifth edition from June 30, 2015; the sixth from December 31, 2017; the seventh from December 31, 2020; and the eighth from December 31, 2023, with no local amendments. A home's code is the edition in force when its permit was applied for. The state's wind mitigation inspection form documents roof covering, deck attachment, roof-to-wall connection and opening protection for insurers.

How do I check a home's permit history?

The county's Citizen Access portal shows permit history by address without a login. A roof permit dates a roof, which matters for insurance, and an open or expired permit shows up in the same record. The Property Appraiser's record card also lists the year built and a separate condition year for each building.

Open the Charlotte County Citizen Access portal from the county's online services page. No registration is needed to search.
Choose Building, then Search Permits.
Search by street address (enter the street number and the first three letters of the street name), by permit number or by contractor.
Open each permit number to see review status, attachments and inspections.
Look for the new-home permit and certificate of occupancy date, roof permits, air conditioning and electrical permits, window or door replacements, lanai additions and anything still open.

Permits issued on or after July 1, 2026 expire one year after issuance or on the effective date of the next code edition, whichever is later, so ask about the status of any recent permit on a home you are buying. Roof, electrical, mechanical and plumbing permits are over-the-counter types with little or no plan review, so a replacement roof leaves a clear record.

What does it cost to own a Kings Gate home each year?

Kings Gate owners pay county property tax at 15.3705 mills, HOA dues, a separate villa association fee if the home is a villa, utilities and insurance. On the $295,000 median, county tax alone is an estimated $3,922.57 to $4,534.30 a year; the association figures come from your estoppel certificate, not from this page.

Data updated: October 2026.

We print no HOA dollar figure on this page. Listing sites quote widely different monthly amounts, none from the association, and the association's budget is posted only as a scanned image behind its documents pages. Everything below is the county's published rate or a rule that tells you how to get the exact number.

Property tax in district 104

All 1,034 Kings Gate parcels sit in Charlotte County tax district 104, and the Property Appraiser's 2026 final rate chart shows 15.3705 mills for that district. There is no city levy and no community development district line on the chart. The district covers unincorporated Port Charlotte and is the county's largest, with 108,798 parcels.

The chart's lines are county general 6.1275, law enforcement 2.3578, two lines printed as 0.1907 and 0.2000 (labels garbled in the PDF text), the two water management districts at 0.0394 and 0.1831, and school state 3.0240 and school local 3.2480 mills.

Source: Charlotte County Property Appraiser 2026 final millage rate chart. The school lines total 6.2720 mills and the non-school lines 9.0985; the eight lines sum to the district total of 15.3705.

Here is the worked example on the $295,000 median, an estimate rather than a bill. Taxable value is set by the Property Appraiser, not the sale price, and Save Our Homes caps reset at a sale, so a new owner's first bill is usually higher than the seller's. The roll's median 2025 just value for Kings Gate single family parcels is $260,226 (range $30,600 to $394,945), about 87 percent of the $299,400 12-month median sale price.

$295,000 assessed value	Non-homestead	Homestead, standard structure (estimate)
Taxable value, school levies	$295,000	$270,000
Taxable value, non-school levies	$295,000	$245,000
School tax at 6.2720 mills	$1,850.24	$1,693.44
Non-school tax at 9.0985 mills	$2,684.06	$2,229.13
Ad valorem total	$4,534.30	$3,922.57
Per month	$377.86	$326.88

The homestead column assumes the standard Florida structure of a $25,000 exemption on all levies plus a second $25,000 on non-school levies, and it applies only if you own and occupy the home on January 1 and file with the Property Appraiser. Confirm the amounts and your eligibility with the appraiser; we did not re-read the statute for this page.

The tax bill also carries non-ad valorem lines. The county's Mid Charlotte Stormwater unit lists $76 per acre for fiscal years 2026 and 2027, but we could not confirm that it applies to any Kings Gate parcel. Check the last tax bill for any non-ad valorem lines before you rely on this example.

Bills are mailed on or before November 1. The Tax Collector's early-payment discounts are 4 percent in November, 3 percent in December, 2 percent in January and 1 percent in February, and taxes are delinquent on April 1. An installment plan is available if the estimated tax exceeds $100, with the application due before May 1.

HOA and villa association dues

Kings Gate Homeowners Association, Inc. (Sunbiz N97000006930) collects assessments from every owner, and Villas at Kings Gate Association, Inc. (N09000010685) collects a second set from villa owners. We print no dollar amount because the association's budget is a scanned image and every third-party figure we found disagrees with the others.

What the association's own pages say is limited. Its amenities page lists the pool, fitness center, courts and clubhouse rooms but states no dues amount and no list of what dues cover. The October 2025 newsletter says lawn care is included for villas, while single family owners keep their own weeds and shrubs under control. A reserve report in the same issue mentions building reserves for villa roofs and painting. The September 2026 newsletter says a villa exterior repaint is going out to bid.

Dues are enforceable by lien. A 2018 foreclosure notice shows the association has used a lien foreclosure for unpaid assessments, and Florida's s. 720.3085 makes a buyer jointly liable with the seller for amounts due before transfer. Ask in writing whether cable, internet, irrigation or exterior insurance sit inside the dues, and whether any special assessment is pending. Kings Gate's capital contribution or transfer fee at closing is not published anywhere we found, so ask the association for its closing cost letter.

The club fee

Golf membership is optional and sold by the golf club, which is open to the public. Separately, the HOA budget carries a mandatory club fee line that owners pay through their assessments, whether or not they play. We print no dollar figure for that line, because the only copy we found is a scanned budget image that we could not read reliably.

A class action, Spradlin vs Victoria Estates, No. 25000728CA in the Twentieth Judicial Circuit, Charlotte County, challenges the mandatory club fee. The court has not decided it, the defendants deny wrongdoing, and the published notices give conflicting trial dates, so we print none. The HOA board's letter of September 4, 2026 says club and amenity management moves to Hampton Golf on January 1, 2027 with the HOA funding club expenses. Ask the association how the fee is set for the year you buy, and check the Clerk's docket for the case.

Utilities

Charlotte County Utilities is the expected water and sewer provider, because the HOA newsletter lists it as the resident contact; the sewer type and plant are unconfirmed. The county's rates for bills rendered on or after April 1, 2026 show a water base of $26.77 plus a $5.02 customer charge, and a sewer base of $47.26.

Residential monthly rates, bills rendered on or after April 1, 2026	Rate
Water base facility charge (5/8 by 3/4 inch meter)	$26.77
Customer charge added to each bill	$5.02
Water, first tier (0 to 5,999 gallons) per 1,000 gallons	$6.84
Water, second tier (6,000 to 10,999) per 1,000 gallons	$7.86
Sewer base facility charge	$47.26
Sewer per 1,000 gallons (10,000 gallon maximum)	$6.58

For a household using 5,000 gallons of water and 5,000 gallons of sewer in a month, that is $65.99 for water ($26.77 plus $5.02 plus 5 times $6.84) and $80.16 for sewer ($47.26 plus 5 times $6.58), about $146.15 a month before taxes and fees. It is an illustration of the schedule, not a bill estimate.

Florida Power and Light is the likely electric provider; confirm by address with the Public Service Commission's find-your-utility page. FPL's typical 1,000-kWh residential bill is $136.64 from January 2026 under the approved four-year plan. Waste Management is the county's curbside hauler and is listed in the HOA newsletter. The newsletter also lists Comcast as a resident contact, but we found no statement of a bulk cable or internet agreement. We found no piped natural gas provider.

Insurance

Citizens' approved Charlotte County averages, effective July 1, 2026 for new policies, are $2,887 for a homeowners multiperil policy and $4,799 for wind-only. These are county averages, not Kings Gate quotes, and no regulator publishes a Kings Gate premium. Homes over 20 years old need a four-point inspection, and Citizens requires flood coverage from January 1, 2027; the flood section below has the rules.

A worked yearly cost checklist

This table lists each yearly cost line for a Kings Gate home at the $295,000 median, with the figure we can source and where to get the rest. Lines marked "from your estoppel" or "from quotes" are the buyer's to collect before an offer.

Cost line	Source	Amount
County property tax, non-homestead	District 104, 15.3705 mills	$4,534.30 a year (estimate)
County property tax, homestead structure	District 104, standard exemptions	$3,922.57 a year (estimate)
Non-ad valorem lines	Last tax bill	from the tax bill
HOA dues	Estoppel certificate	from your estoppel
Villa association dues (villas only)	Estoppel certificate	from your estoppel
Club fee inside the HOA budget	HOA budget, ask how it is set	from your estoppel and budget
Golf membership (optional)	Club flyer, summer 2026	$3,750 annual single
Water and sewer	County rates, 5,000 gallons	about $146.15 a month
Electric	FPL, address-level	from FPL
Homeowners and wind insurance	Independent agent quotes	from quotes
Flood insurance	Quote or NFIP rating by address	from quotes

Add the lines you can price and the estoppel figure for your own home. The county tax lines are the only ones we can compute for you from public sources.

Does Kings Gate have an HOA, and what do the documents say?

Kings Gate has a mandatory homeowners association, Kings Gate Homeowners Association, Inc., and a separate Villas at Kings Gate Association, Inc. for the paired villas. Membership attaches to each homesite under the recorded declaration at Official Records Book 1584, Page 1067, so every owner is bound by the declaration, its amendments and the association's rules.

Data updated: October 2026.

Which associations govern Kings Gate?

Two entities appear on Sunbiz. Kings Gate Homeowners Association, Inc. (document N97000006930, filed December 12, 1997, active, address 24000 Rampart Boulevard) covers every homesite. Villas at Kings Gate Association, Inc. (N09000010685, active) serves the paired villas. A villa buyer therefore pays two layers; a detached-home buyer pays one.

The HOA is resident-controlled, and Castle Group Management runs day-to-day operations under contract, with a property manager, activities director, receptionist and maintenance staff. The association office is open Monday to Friday, 9:00 to 4:00, and owners use the TownSq portal. The Sunbiz annual reports for 2025 and 2026 list officers at Kings Gate street addresses. We found no master association above the HOA, and no community development district on the district 104 rate chart or in Sunbiz.

Where is the declaration recorded?

The Declaration of Restrictive Covenants for Kings Gate Subdivision was recorded January 20, 1998, at Official Records Book 1584, Page 1067, Charlotte County. The 2018 assignment of declarant rights lists its amendments by book and page, and the villas have their own document set. Order all of them from the Clerk or the association before you rely on any summary, including this one.

Document	Recording reference
Declaration of Restrictive Covenants, Kings Gate Subdivision	Official Records Book 1584, Page 1067 (recorded January 20, 1998)
Amendment to Declaration	Official Records Book 1838, Page 0134
First Amendment	Official Records Book 2926, Page 2108
Second Amendment (recorded December 29, 2006)	Official Records Book 3090, Page 637
Certificate of Amendment	Official Records Book 3331, Page 233
Certificate of Amendment	Official Records Book 3385, Page 324
Certificate of Amendment	Official Records Book 3406, Page 287
2009 amendment (recorded May 18, 2009)	book and page not given in the state order
Villas at Kings Gate Certificate of Amendment (September 1, 2010)	Official Records Book 3509, Page 1002

Source: the 2018 assignment of declarant rights and the villas page on the association's website, and the Department of Business and Professional Regulation order cited below. Villa declaration supplements recorded in 2023 and certificates of amendment dated December 7, 2023 and January 11, 2024 are posted on the villas page.

What changed in 2018?

A 2018 state arbitration order (DBPR case 2017-04-4021) voided the 2006 and 2009 article amendments and ordered a turnover election; the association posts the order with its documents. The order is on the Department's site and the association's website, and it quotes the declaration's articles on membership, voting and amendment.

What does an estoppel certificate cost?

Florida's s. 720.30851 caps the fee at $250 for a certificate with nothing owed, adds $100 if you need it within three business days, and adds up to $150 if the account is delinquent. The association must deliver it within 10 business days, and it is valid for 30 days if handed over or emailed. Kings Gate's actual charge is not published; ask the association office for it when you order.

The certificate lists current assessments, other fees, violations, whether the board must approve a transfer, any right of first refusal, other associations and insurance contacts. The caps adjust every five years, so confirm the current amount when you order. Separately, s. 720.401 requires a disclosure summary before you sign, and a buyer who does not receive it can void the contract within three days of receipt or before closing.

Can I rent out a Kings Gate home?

The association's rules page, updated September 22, 2026, allows single family homesites to be leased in their entirety for a minimum of one month, up to three leases in a 12-month period, and allows villas a minimum of 30 days and three leases in 12 months. Read the declaration and the rules for approval steps, because we did not read the lease article itself.

Florida's s. 720.306 limits how far a later rental amendment reaches. A restriction adopted after July 1, 2021 applies to an owner who acquires title after it takes effect or who consents, except an amendment banning rentals shorter than six months or limiting rentals to three per calendar year, which can bind all owners. Ask the estoppel and the board about any pending amendment.

What are the lake rules?

The association's rules say swimming, wading and boating in the lakes are not permitted. Fishing is permitted at your own risk, except no fishing from the fairway side of lakes, and entering the water to retrieve golf balls is not permitted. The page was updated September 22, 2026. Kings Gate has no tidal canals, no docks and no boating access.

What other rules does the association post?

The rules page limits a property to two dogs unless the board grants an exception, bars above-ground pools, requires architectural review committee approval for exterior changes and hurricane shutters, and allows commercial vehicles, RVs, boats and campers only in garages. For-sale signs are limited to an 8.5 by 11 inch window sign on single family homes, and villas may not post signs.

Gate access devices cost $50 to replace. Ask the association for the rules in force on your closing date.

What happens to the club in 2027?

The HOA board's letter of September 4, 2026 says the group that owns the club and amenities turns club and amenity management over to Hampton Golf effective January 1, 2027, with the HOA responsible for associated expenses under Article 6 of the declaration. The letter says the golf course will remain public. It also proposes that ballroom access may be restricted and carry usage fees.

The letter describes other rooms as ideally remaining freely accessible, subject to change by the managing entity, and says details are still to be worked out. We treat all of that as proposed and dated. The HOA's November 2026 budget meetings, listed on its newsletter calendar, are where owners can learn how the year's club costs are set.

What is the Kings Gate golf club, and what amenities are there?

Kings Gate Golf Club is an 18-hole, par 60 executive course at 24000 Rampart Boulevard, which the club calls semi-private, with public tee times, optional membership and a restaurant open to the public. The membership prices below come from the club's summer 2026 flyers; confirm them with the club before you rely on them.

Data updated: October 2026.

The course

The club's official scorecard lists 18 holes at par 60, with twelve par-3s and six par-4s. Blue tees measure 3,182 yards (rating 59.4, slope 97), White tees 2,858 yards (58.1, 97) and Red tees 2,384 yards (57.2, 87). Course guides list the designer as Bill Murray and the opening year as 2006; those two facts come from guides, not from the club.

The scorecard asks for a pace of play of 3:15 or less, proper dress and carts on paths, marks drop areas on holes 2, 6, 16 and 17, and treats crushed concrete cart paths as waste areas. Environmental areas are marked as no-hunt zones. Third-party sites disagree on yardage, so we use the club's scorecard. The scorecard file is titled 2022, so ask the pro shop whether ratings changed.

Do I have to join the golf club?

No club page we read makes golf membership a requirement of owning a home. The association's amenities page says golf membership is available separately, M/I Homes calls membership optional, and the club sells its own memberships and takes public tee times. The separate club fee in the HOA budget is a different charge, covered in the cost section above.

That distinction is the one most listing pages miss. Ask the association which of the two applies to you, and ask the club what a membership includes. A buyer who never plays still pays any assessment the HOA budget carries.

Membership prices

The club prints its membership prices on flyers. These come from the July 2026 flyer (fees subject to change after July 31, 2026 and to sales tax, cart plan and trail fee starting October 1, 2026) and the August 2026 monthly-plan update. Tier names are the club's; the second tier is for two cohabitating people. Confirm every figure with the club.

Membership (club flyers, summer 2026)	Single	Two-person tier
Annual	$3,750	$4,995
Seasonal, 6 months	$2,975	$3,825
Annual commitment, paid monthly (August 2026 update)	$350 a month	$455 a month
Cart plan and trail fee, personal cart (from October 1, 2026)	$560 a year	$775 a year
Cart plan and trail fee, club cart (from October 1, 2026)	$710 a year	$925 a year

The maintain-a-handicap fee is $30 per person. A 2025 social membership flyer lists $250 for a single social member, $350 for two cohabitating partners and $500 for a social group, with no expiry date printed. A summer membership appears on the application form, but its price is not published in the text we read. Member privileges listed on the club's site are unlimited golf, no walking fee, tee times 14 days in advance, reciprocal privileges at other Hampton Golf properties, reduced golf fees and member events.

Public tee times

The course is open to the public, and online tee times run through the club's tee time page and a third-party booking site. We print no green fee because rates change by day, season and time of day; check the club's page for the rate you would pay. Members book 14 days ahead.

Clubhouse, pool, courts and rooms

The association's amenities page lists a heated Olympic-sized pool and spa open year round, a fitness center, tennis and pickleball courts, bocce, shuffleboard, lawn bowling greens, horseshoes, volleyball, billiards, ping pong, darts, a card room, a ballroom, a theater and the Lion's Den restaurant. The pool and spa are open dawn to dusk, and the spa holds six people at up to 104 degrees.

Courts are open from dawn to 10 PM, and soft court shoes are required. The pool rules require a shower and bar glass, diving and alcohol in the pool area. Club rules bar bringing your own beverages into the facilities and require shirts and shoes. A directory lists the clubhouse at 30,000 square feet, and Neal Communities' 2020 post also says 30,000, so treat that as approximate.

The club's catering page lists the Grand Ballroom at $1,800 for about 200 to 300 guests and smaller rooms from $400, with all food and beverage through Kings Gate catering plus sales tax and a 20 percent service charge. The September 2026 board letter says ballroom access may become restricted, so confirm room access after January 1, 2027.

Restaurant

The Lion's Den restaurant and bar is open to the public with full service, and reservations are preferred. The club's fall 2026 hours flyer lists lunch Monday to Saturday from 10 AM to 3 PM, Sunday breakfast from 10 AM to 1 PM, a Sunday pub menu from 1 to 5 PM and happy hour from 3 to 6 PM on weekdays, with dinner on selected evenings. Hours are subject to change.

Is Kings Gate in a flood zone?

Kings Gate has no flood zone printed on this page, because we have not read a FEMA zone for any Kings Gate address, and zones differ by lot. Read the FEMA Flood Map Service Center by address and ask for an elevation certificate. Kings Gate is inland, so rain and river flooding is the relevant frame.

Data updated: October 2026.

How do I read the flood zone for one address?

Use FEMA's Flood Map Service Center address search, which returns the zone, base flood elevation, panel number and effective date and a downloadable map. The county's Forerunner portal shows flood zone and base flood elevation and lets you download available elevation certificates. The county also hosts a Find Your Flood Zone app on its 50 percent rule page.

Panel labels on the county's FIRM index map end in F, while other Charlotte County reads show panels effective December 15, 2022, so ask the Service Center which panel and date govern your lot. County flood maps use the NAVD88 datum, about 1.15 feet lower than the older NGVD29, so convert an old elevation certificate before you compare it with a base flood elevation.

Lakes and the waterfront flag

The county roll flags 381 of 951 Kings Gate single family homes (40.1 percent) as waterfront. In Kings Gate that flag means lake or pond frontage, not tidal water or boating access. The flag is why lake-edge lots need a lot-level check, and it shows no stable price premium: 28 flagged sales at $309,550 against 36 at $287,500 in the 12 months to August 31, 2026, and 64 at $296,250 against 75 at $307,500 over 24 months.

What did Ian, Helene and Milton do?

The National Hurricane Center's reports describe wind, rain, river and surge effects across Charlotte County, and none names Kings Gate. Kings Gate sits inland of Charlotte Harbor, so the river and rain effects matter more than harbor surge. We found no published Kings Gate water height for any of these storms.

Storm	National Hurricane Center text	What it means here
Charley, August 13, 2004	The eyewall struck Punta Gorda and neighboring Port Charlotte	A wind event; Kings Gate homes date from 1997 and later
Ian, September 28, 2022	Port Charlotte sensors mostly stayed dry; the Peace, Myakka and Alafia Rivers crested at record levels	River and rain flooding, little measured surge at Port Charlotte sensors
Helene, September 26, 2024	Surge of 3 to 5 feet inundation from south of Englewood to Bonita Beach, including Charlotte Harbor	A harbor surge storm
Milton, October 9, 2024	Surge of 5 to 8 feet in the northern part of Charlotte Harbor and along the Peace River	Surge up the Peace River; no Kings Gate height is published

We also checked Kings Gate against the county's Hurricane Ian Long-Term Recovery Plan. None of the 1,034 Kings Gate parcels appears among the 580 unique parcel IDs on its Major Damage and Destroyed lists. That is derived by joining the appendices to the 2026 roll; the plan does not publish minor damage, the IDs are 2022 values, and Helene and Milton parcel lists are not published.

What is the evacuation zone?

The county uses five evacuation zones, A (Red) through E (Purple), and says they are not based solely on elevation. Look up your address on the county's Know Your Zone page. The county's map PDF is dated June 7, 2022, before Ian, so check the lookup rather than the file, and we state no zone for Kings Gate.

Orders go by zone. For Ian the county ordered Zone A on September 26, 2022 and Zones A and B on September 27, and for Milton it ordered Zones A and B on October 7, 2024 and Zones A, B and C on October 8. The county also warns that shelters may not open, so plan to leave the area rather than rely on a local shelter.

What does the 50 percent rule mean?

The county's 50 percent rule applies to a building in a FEMA high-risk flood zone that is improved or repaired and does not meet current elevation requirements. If the cost is more than half of the structure's value, it must be brought up to the Florida Building Code, including elevation. The county page says it does not apply to structures in Zone X or D.

Why Citizens buyers will carry flood insurance from 2027

Citizens requires flood insurance on most of its personal residential policies that include wind coverage, and the phase-in reaches all such policies, regardless of value, on January 1, 2027, in or out of a flood zone. The 2026 trigger was a $400,000 dwelling (rebuild) value, not a sale price; Kings Gate homes sell near $300,000, so for most of them the 2027 date is the one that matters, but ask your agent for the home's Coverage A figure.

Exempt are condo unit-owner policies, tenant policies and policies that exclude wind or hail. Flood limits must match the Citizens dwelling value, up to the National Flood Insurance Program maximum of $250,000 on the building. Whether a villa insured under an association master policy counts as exempt is not stated in the sources we read, so ask Citizens or your agent.

Flood insurance, the county's rating and the NFIP

Charlotte County is a Class 5 community in FEMA's Community Rating System, which gives a 25 percent discount on full-risk National Flood Insurance Program premiums for all Regular Program policies in a participating community, including outside the Special Flood Hazard Area. We could not open FEMA's April 2026 eligible-community list, so confirm the class when you shop.

The county says flood insurance is mandatory for federally backed mortgages in Special Flood Hazard Areas, and that about a quarter of flood claims nationally come from moderate to low risk areas. NFIP premiums now depend on the building's own features, including elevation, not only the map zone. Ask for the Coverage A rebuild number, not the price, when you compare quotes.

Insurance averages and inspections

Citizens' approved Charlotte County averages, effective July 1, 2026 for new policies, are $2,887 for a homeowners multiperil policy (down from $3,069), $1,438 for a condo unit (down from $1,642), $4,799 for a wind-only homeowners policy and $2,083 for dwelling fire. Only 3,438 of the county's 7,983 Citizens personal-lines policies are homeowners multiperil, and these are county averages, not Kings Gate quotes.

Citizens requires a four-point inspection for homes more than 20 years old, and documented remaining life of at least five years for shingle roofs older than 25 years and hard-covered roofs older than 50. About half of Kings Gate's homes were built in 2006 or earlier, and roof age comes from the permit record, not the county roll. A wind mitigation inspection on the state's form is valid for five years and documents credits an insurer must offer.

The seller's flood disclosure

Under s. 689.302, a seller of residential property must give the buyer a flood disclosure at or before the time the contract is signed. It asks whether the seller knows of flooding that damaged the property during their ownership, whether the seller filed a flood insurance claim, including with the NFIP, and whether the seller received flood assistance, including from FEMA.

What utilities, services and drive times should I expect in Kings Gate?

Kings Gate is expected to use Charlotte County Utilities for water and sewer, Florida Power and Light for electric and Waste Management for trash, per the HOA newsletter and county sources; confirm each by address. Punta Gorda Airport is about 11 miles and 18 minutes away, and the two hospitals with emergency rooms are about 4 miles away.

Data updated: October 2026.

Water and sewer

The HOA newsletter lists Charlotte County Utilities as the resident contact, and the monthly rates are in the cost section above. Whether a specific Kings Gate lot has both services, and whether the sewer is gravity or low pressure, is unconfirmed. Use the county's Utilities availability form for one lot, or ask the seller for a recent bill.

Connection fees matter mainly for a vacant lot. The county's Schedule A (approved January 13, 2026 and effective April 1, 2026, as read in our earlier Port Charlotte land research; confirm the current schedule) lists $9,118 for water, $11,343 for gravity sewer and $17,596 for low-pressure sewer per equivalent residential connection; a buyer of a connected home normally pays none.

Electric, trash, internet and schools

FPL's typical residential bill is $136.64 for 1,000 kWh from January 2026, and the Public Service Commission's find-your-utility page confirms the provider by address. Waste Management is the county curbside hauler for garbage, recycling and yard trimmings. The solid waste assessment for the current year appears on the tax bill's non-ad valorem section. For internet, check the FCC National Broadband Map by address.

Schools are set by address. Use the Charlotte County Public Schools boundary locator for each home you are considering; we name no school here because a ZIP code does not determine zoning. The builder's page lists the school district as Charlotte.

Roads and projects near Kings Gate

The county is widening Kings Highway (CR 769) to four lanes from Sandhill Boulevard to the DeSoto County line, with street lighting, a multi-use path on the west side and a sidewalk on the east. That work is north of Kings Gate, so it affects trips toward I-75 and DeSoto County more than local streets. The county page gives lane closures and progress.

Rampart Boulevard, the golf club's street, appears in the draft 2050 long range transportation plan as a widening from Kings Highway to Rio De Janeiro Avenue (2.37 miles), a planning-stage item with no construction year found. The same plan notes that Kings Highway will fail by 2038 without widening and tracks an interchange study north of the Kings Highway exit. We treat all of it as proposed.

Drive times from Kings Gate

These drive times are free-flow estimates from the builder's sales center at 24876 Buckingham Way, computed from open routing data on October 29, 2026 with no traffic. They are plus or minus a mile or two minutes, and season and gate time will lengthen them, so treat them as "about" figures rather than first-party measurements.

Destination	Miles (about)	Minutes (about)
Punta Gorda Airport	11	18
Southwest Florida International Airport (RSW)	44	54
AdventHealth Port Charlotte, 2500 Harbor Boulevard	4	9
HCA Florida Fawcett Hospital, 21298 Olean Boulevard	4	10
Port Charlotte Marketplace, Murdock	6	14
Downtown Punta Gorda	6	13
Port Charlotte Beach Park, Charlotte Harbor	6	16
Englewood Beach, Manasota Key	25	43

Source: free-flow routing from 24876 Buckingham Way on October 29, 2026; destination names verified on the hospital, airport and county sites. The association's own marketing quotes shorter minutes for some of these trips, and ours are the more cautious figures.

What should I check before I make an offer in Kings Gate?

Kings Gate buyers should check twelve things before an offer: the recorded declaration, the estoppel certificate, the disclosure summary, the club fee, the flood zone and elevation by address, the roof permit, insurance quotes, the tax bill, the villa association, the lease rules and the golf and amenity access terms.

Data updated: October 2026.

Order the declaration (Official Records Book 1584, Page 1067) and its amendments, and read them for use, lease, pet, parking and assessment rules.
Request the HOA estoppel certificate early. It is due in 10 business days and capped at $250 for a clean account, with extra charges for expedited or delinquent accounts.
Get the s. 720.401 disclosure summary before you sign. A buyer who does not receive it can void the contract within three days of receipt or before closing.
For a villa, request the Villas at Kings Gate declaration, supplements, bylaws and rules, and the current budget for that association.
Ask how the club fee is set for the year you buy, and check the status of case 25000728CA on the Clerk's docket.
Read the FEMA zone, base flood elevation and panel date for the exact address, and ask for any elevation certificate.
Pull the permit history in the county's Citizen Access portal. Date the roof, the air conditioning and any window or lanai work.
Ask for the seller's flood disclosure under s. 689.302 with the offer.
Collect homeowners, wind and flood quotes from an independent agent, using the rebuild value, and ask whether a four-point inspection and a wind mitigation form are needed.
Read the last tax bill for non-ad valorem lines and compute the first-year tax from the sale price, not the seller's bill.
Ask whether any special assessment is pending or planned, including the villa repaint, and whether the HOA has a closing cost or capital contribution letter.
Confirm gate access, golf and amenity access, and any 2027 changes to club management in the association's written terms before closing.

Kings Gate compared with Port Charlotte and South Gulf Cove

Kings Gate's $295,000 median on 59 single family sales sits slightly below the six-ZIP Port Charlotte single family median of $301,400 on 2,636 sales, and well below South Gulf Cove's $475,000 on 335 sales. Kings Gate has a golf club inside its gate; South Gulf Cove has no gate and a county boat lock instead.

Data updated: October 2026.

Measure	Kings Gate (this page)	Port Charlotte, six ZIPs	South Gulf Cove
Footprint	1,034 KGG parcels, ZIP 33980	ZIPs 33948, 33952, 33953, 33954, 33980 and 33981	Nine plat sections plus Harbor East and Harbor West
Recorded single family sales	59	2,636	335
Median	$295,000	$301,400	$475,000
Builder-direct (estimate)	5 at $270,000	584 at $315,000	127 at $390,000
Resale	54 at $306,550	2,052 at $295,000	208 at $566,350
Tax district, 2026	104, 15.3705 mills	Several districts; 104 is the county's largest	006, 15.5683 mills
Gate and golf	Gated, 18-hole executive course on site	Varies by community	No gate; county boat lock

Source: Charlotte County Property Appraiser recorded sales and parcel files dated October 28, 2026, compiled by Domain Realty Group. Kings Gate: October 1, 2025 through August 31, 2026. The six ZIPs and South Gulf Cove: October 1, 2025 through September 9, 2026, as printed on our Port Charlotte homes for sale page and our South Gulf Cove homes for sale page.

The table compares recorded prices, not value. Kings Gate's median reflects homes mostly built in the 2000s, a small share of new builds and a community with no waterfront-boating premium. South Gulf Cove's is higher partly because its homes are newer (a 2018 median year built) and 55.8 percent of its sales carry the waterfront flag. The six-ZIP number includes the whole market, from older platted lots to new homes in West Port, so it is a benchmark, not a peer group.

Your Kings Gate agents at Domain Realty Group

Domain Realty Group is a team of about 40 agents founded in 2008 and led by Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671), who bring over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar. Domain Realty Group, the #1 team in Southwest Florida since 2012, has $2.5 billion in team production and 4,000+ transactions. RealTrends 2026: #5 in Florida. For this page we tracked the county sales file, the association documents, the club's flyers and the permit rules so an offer on a Kings Gate home is written on current facts.

Data updated: October 2026.

The agents below can help with Kings Gate home searches, from resale homes in the older phases to new villas in Phase 8. Each line comes from the agent's own bio page. Meet the full roster on our agents page or learn more about Domain Realty Group.

Jesse McGreevy: Co-Founder and REALTOR.
Marc Comisar: Co-Founder and Broker Associate.
Lindsey Moffat-Ridge: Realtor and Babcock Ranch Specialist.
Jordan Ridge: Realtor and Babcock Ranch Specialist.
Jason Peterson: Realtor, serving Southwest Florida since 2003.
Christina Walsh Peterson: Realtor for over 20 years, J and C Home Team.
Jake Comisar: Realtor and Resort and Golf Community Specialist.

What clients say about working with our agents:

★★★★★ "Christina and Jason are rock stars! If you are looking for agents that know the market, are giving of their time, work hard but aren't pushy, are well connected, and care about YOU, then you found your agent!" Verified Google review. Joe Kurnos, on working with Christina Walsh Peterson and Jason Peterson of Domain Realty Group.

★★★★★ "Jesse McGreevy is a Guru, and his staff won't disappoint either. They found my perfect forever home, and it came with a cottage they are helping me rent. If I ever decide to move again, I'm using Domain Realty." Verified Google review. Ideas Boutique, on working with Jesse McGreevy of Domain Realty Group.

Ready to tour Kings Gate homes?

Call Domain Realty Group, the #1 team in Southwest Florida since 2012, at 239-441-2816 or use our contact page. We have three offices: Bonita Springs at 24031 S Tamiami Trl #101, FL 34134; Naples at 9180 Galleria Ct #200, FL 34109; and Fort Myers at 8290 College Parkway, Unit 201, FL 33919. We do not have a Port Charlotte office. Brokered by Domain Realty, a licensed Florida real estate brokerage.

Tell us the phases, the budget, the club questions and the questions from the checklist above, and we will set up a saved search and help you pull the county records, the association documents and the flood and permit facts for the homes you like.

Thinking of selling a Kings Gate home?

Many Kings Gate buyers already own a home here or nearby. If you want to talk about selling, Jesse McGreevy and Marc Comisar's McGreevy and Comisar team can show you how to sell a home in Port Charlotte. If you own from out of state, keep your mailing address current with the Property Appraiser so tax notices reach you, and consider the Clerk's free Property Fraud Alert, which watches your name in county records.

Frequently Asked Questions about Kings Gate homes for sale

These are the questions Kings Gate buyers ask most, answered from the county records and public rules on this page. Sales figures are for the 1,034 KGG parcels, recorded from October 1, 2025 through August 31, 2026 (county files dated October 28, 2026), unless an answer says otherwise.

Data updated: October 2026.

What is the median price of a Kings Gate home?

The county recorded 59 qualified single family sales in Kings Gate at a $295,000 median from October 1, 2025 through August 31, 2026, ranging from $210,000 to $435,000. The median was $194 per living square foot. These are recorded sale prices, not asking prices, so they differ from the figures on listing sites.

Are Kings Gate home prices coming down?

Calendar-year medians were $389,150 in 2023, $339,750 in 2024, $296,000 in 2025 and $306,550 for 2026 through August 31. That is a decline from 2023 that has levelled. We do not forecast prices, and live inventory and days on market come from the MLS search, not this page.

How many homes are in Kings Gate?

The county roll shows 1,034 parcels with a KGG short legal: 951 single family, 59 vacant residential and 24 other uses such as golf, tract and common land. Other websites quote about 940 homes, but they do not say which parcels they count, so we use the county number with its footprint.

How much do new villas cost in Kings Gate?

M/I Homes' page, read October 29, 2026, showed a starting price of $269,990, the Augusta plan (1,443 square feet) from $284,990 and the Venetian plan (1,660 square feet) from $292,990. Ready-now and under-construction homes ran from $269,990 to $311,710. Builder prices and incentives change often, so confirm on its page.

Who builds in Kings Gate?

Benderson Development Company built the early phases, Neal Communities began selling villas around December 2020, and M/I Homes sells paired villas now from a model at 24876 Buckingham Way. The county file does not name builders, and the exact hand-off dates between them are not in the sources we read.

Is Kings Gate a Lennar community?

The builder pages we read name M/I Homes, not Lennar, and Lennar's own Port Charlotte community list does not show Kings Gate. Some websites say Lennar builds there, but we found no builder source for that claim, so we do not repeat it.

How old are the homes in Kings Gate?

The median single family home was built in 2006, the oldest in 1997 and the newest in 2026. By decade, 69 homes date to the 1990s, 552 to the 2000s, 165 to the 2010s and 164 (17.3 percent) to 2020 or later.

Do Kings Gate homes have pools?

Private pools are rare: the county roll shows a pool on 11 of 951 single family parcels (1.2 percent), and no pool sale was recorded in the 24 months to August 31, 2026. The community pool is shared, and the association's rules bar above-ground pools.

Does Kings Gate have an age rule?

Is Kings Gate in Port Charlotte or Punta Gorda?

Kings Gate uses the Port Charlotte postal ZIP 33980 and sits in unincorporated Charlotte County, outside the City of Punta Gorda. Some portals file it under Punta Gorda, and the golf club's address is 24000 Rampart Boulevard, Port Charlotte, FL 33980. County rules, permits and taxes apply, not a city's.

Is Kings Gate gated?

Yes, the association's website and the builder's page both call Kings Gate gated, and the 2024 approved HOA budget carried a guard gate contract line. Gate access devices cost $50 to replace, per the association's website. Staffing hours are not published, so ask the association office how guest and contractor entry works.

What are the HOA fees in Kings Gate?

We print no figure, because the association does not publish a dues schedule in the sources we read and third-party amounts disagree widely. Villa owners pay a second association on top of the master HOA. Ask for the estoppel certificate, which lists current assessments and other fees, and the s. 720.401 disclosure summary before you sign.

Who manages Kings Gate?

Kings Gate Homeowners Association, Inc. (Sunbiz N97000006930) is resident-controlled and contracts Castle Group Management for day-to-day operations, with a property manager, activities director, receptionist and maintenance staff. The office is open Monday to Friday, 9:00 to 4:00, and owners use the TownSq portal.

Does Kings Gate have a CDD?

We found no community development district for Kings Gate on the county's 2026 district 104 rate chart or in Sunbiz. The tax bill is the final check, because it lists any non-ad valorem lines. The county's Mid Charlotte Stormwater unit lists $76 per acre, but we could not confirm that it applies to Kings Gate.

What are property taxes on a Kings Gate home?

District 104 is 15.3705 mills for 2026. On a $295,000 value that is an estimated $4,534.30 a year without exemptions, or about $3,922.57 with the standard homestead structure. Taxable value is set by the Property Appraiser, not the sale price, and Save Our Homes caps reset at a sale.

What is an HOA estoppel certificate, and what does it cost?

An estoppel certificate lists the owner's assessments, fees, violations, transfer approval and right of first refusal. Under s. 720.30851 the fee is capped at $250 when nothing is owed, plus $100 if expedited and up to $150 if delinquent, and the association must deliver it within 10 business days.

Do I have to join the Kings Gate golf club?

No club page we read makes golf membership a requirement of owning a home. The association says membership is available separately, the builder calls it optional and the course takes public tee times. The HOA budget's separate club fee line is a different charge, so ask the association how it applies to you.

What is the Kings Gate club fee?

The HOA budget carries a mandatory club fee line paid through assessments, separate from optional golf membership. We print no dollar figure because the only copy we found is a scanned budget image. A class action challenges the fee, and the court has not decided it.

What is the Kings Gate class action about?

Spradlin vs Victoria Estates, No. 25000728CA in the Twentieth Judicial Circuit, Charlotte County, challenges the mandatory club fee. The court has not decided who is right, and the defendants deny wrongdoing. Published notices give conflicting trial dates, so we print none; check the Clerk's docket for the current schedule.

What happens to the Kings Gate club on January 1, 2027?

The HOA board's letter of September 4, 2026 says club and amenity management moves to Hampton Golf on January 1, 2027, with the HOA funding associated expenses and the golf course remaining public. It also proposes that ballroom access may be restricted and carry usage fees.

How much is a Kings Gate Golf Club membership?

The club's summer 2026 flyers list annual memberships at $3,750 for a single member and $4,995 for its two-person tier, with a monthly plan at $350 and $455. Cart plan and trail fees start October 1, 2026. These prices are subject to change and sales tax, so confirm with the club.

Is Kings Gate Golf Club open to the public?

Yes. The club calls itself semi-private and open to all, and it offers public tee times through its tee time page. Members book 14 days ahead. The course is an 18-hole, par 60 executive layout at 24000 Rampart Boulevard, and the Lion's Den restaurant is open to the public too.

What amenities does Kings Gate have?

The association lists a heated Olympic-sized pool and spa, a fitness center, tennis and pickleball courts, bocce, shuffleboard, lawn bowling, horseshoes, volleyball, billiards, ping pong, darts, a card room, a ballroom and a theater. The golf course and the Lion's Den restaurant are run by the club, whose flyers say it is managed by Hampton Golf.

Can I rent out my Kings Gate home?

The association's rules page, updated September 22, 2026, allows single family homes to be leased in their entirety for a minimum of one month, up to three leases in 12 months, and villas for a minimum of 30 days and three leases in 12 months. Read the declaration and ask the board about any pending amendment.

Are pets allowed in Kings Gate?

The association's rules page limits a property to two dogs unless the board grants an exception. It does not list other pet limits in the text we read, so read the full rules and the declaration for breed, leash and common-area rules before you plan on a particular animal.

Can I fish in the Kings Gate lakes?

The association's rules say fishing is permitted at your own risk, except no fishing from the fairway side of lakes, and that swimming, wading and boating are not permitted. Whether a state freshwater license is needed depends on the lake's status, so ask the Fish and Wildlife Conservation Commission.

Is Kings Gate in a flood zone?

We print no zone because we have not read a FEMA zone for any Kings Gate address, and zones can differ by lot. Read the FEMA Flood Map Service Center by address and ask for an elevation certificate. The county flags 381 of 951 homes as lake or pond frontage, which is why a lot-level check matters.

Did Kings Gate flood in Hurricane Ian?

We found no Kings Gate flood report for Ian. None of the 1,034 Kings Gate parcels appears on the Major Damage or Destroyed lists in the county's Hurricane Ian Long-Term Recovery Plan, but minor damage is not published. The National Hurricane Center says rivers crested at record levels and Port Charlotte surge sensors mostly stayed dry.

Do I need flood insurance in Kings Gate?

It depends on the lot and the lender. A federally backed mortgage requires flood insurance in a Special Flood Hazard Area, and a lender can ask for it elsewhere. Citizens will require flood coverage on its wind-covered residential policies at any value from January 1, 2027.

How much is homeowners insurance in Kings Gate?

No regulator publishes a Kings Gate premium. Citizens' approved Charlotte County averages, effective July 1, 2026 for new policies, are $2,887 for a homeowners multiperil policy and $4,799 for a wind-only policy. Roof age, wind mitigation credits and the carrier drive a real quote, so get quotes by address.

What evacuation zone is Kings Gate in?

We state no zone. Charlotte County uses zones A (Red) through E (Purple), based on more than elevation, and the county's map PDF predates Hurricane Ian. Look up your address on the county's Know Your Zone page, and plan to leave the area when an order covers your zone.

Does Kings Gate have city water and sewer?

The HOA newsletter lists Charlotte County Utilities as the resident contact, so county water and sewer are expected, but we have not confirmed sewer type or plant for any lot. The county's April 1, 2026 rates are in the cost section above. Use the county's availability form for one lot to confirm.

How far is Kings Gate from the airport and hospitals?

From the builder's sales center at 24876 Buckingham Way, Punta Gorda Airport is about 11 miles and 18 minutes, and Southwest Florida International is about 44 miles and 54 minutes. AdventHealth Port Charlotte and HCA Florida Fawcett Hospital are each about 4 miles and 9 to 10 minutes. These are free-flow estimates.

What school serves Kings Gate?

We name no school, because zoning is set by address. Use the Charlotte County Public Schools boundary locator for each home you are considering. The builder's page lists the school district as Charlotte, and a ZIP code alone does not determine a school.

Where can I see Kings Gate homes for sale?

Use the three map links near the top of this page, which open our MLS-fed search sorted by price or showing every home in a frame around Kings Gate. The frame is approximate, so check the subdivision on each listing. Call Domain Realty Group at 239-441-2816 for a saved search.

Sources and data for Kings Gate

Every source below was read, or named as a lookup route, between October 28 and October 29, 2026 unless another date is shown. Sales, prices and parcel counts come from the Charlotte County Property Appraiser's downloadable roll and sales files dated October 28, 2026.

County records and data

Charlotte County Property Appraiser downloads: parcel roll and recorded sales files.
Charlotte County Property Appraiser 2026 final millage rate chart: district 104 millage.
Charlotte County Property Appraiser home: parcel search for any Kings Gate.
Property Appraiser record help: year built and condition year definitions.
Charlotte County Tax Collector, property tax: billing dates, discounts and installment plan.
Charlotte County permits page: permit types and expiration rules.
Charlotte County Citizen Access portal: permit history by address.
Charlotte County building codes: adopted code editions and dates.

Association, club and builder

Kings Gate HOA home: community site, newsletters and resident login.
Kings Gate HOA about page: management and community description.
Kings Gate HOA amenities: pool, courts and facilities list.
Kings Gate rules and regulations: lakes, leasing, pets, parking and signs.
Villas at Kings Gate documents: villa declaration set.
Newsletter, October 2026: office hours and billing contacts.
Newsletter, September 2026: villa repaint notice.
Newsletter, October 2025: lawn care and reserves notes.
HOA board letter, September 4, 2026: club and amenity management change.
2018 assignment of declarant rights: amendment references by book and page.
2018 board turnover order: posted with the association's documents.
Kings Gate Golf Club: club home, address and tee times.
Kings Gate Golf Club membership: types and privileges.
Kings Gate Golf Club scorecard: yardage, ratings and local rules.
Kings Gate Golf Club, the Lion's Den: restaurant open to the public.
Kings Gate Golf Club catering and events: event rooms and prices.
Membership flyer, July 2026: annual, seasonal and cart plan prices.
Monthly membership flyer, August 2026: monthly plan prices.
Social membership flyer, 2025: social membership prices.
Fall 2026 hours flyer: restaurant hours.
Hampton Golf, Kings Gate Golf Club: club management.
Class action website, Spradlin vs Victoria Estates: case summary and notice.
Court-approved class notice, May 18, 2026: club fee claim and status.
M/I Homes, Kings Gate: plans, quick move-ins and prices, read October 29, 2026.
Neal Communities, Kings Gate villas: builder post of December 22, 2020.

See Kings Gate Homes

Our agents show Kings Gate homes and villas. Tell us your budget and the phase you like, and we will pull the association documents, the club fee and the flood facts before you write an offer.