Punta Gorda Homes for Sale
Punta Gorda homes for sale sit on Charlotte Harbor and the Peace River, from canal houses and downtown bungalows to Burnt Store golf communities and Deep Creek, one of the Southwest Florida communities we cover. These homes for sale in Punta Gorda FL, and the wider Punta Gorda real estate market, come with a geography worth stating plainly. On this page "Punta Gorda" means the City of Punta Gorda (Punta Gorda Isles, Burnt Store Isles and downtown) plus unincorporated Charlotte County addresses that use ZIP codes 33950, 33955, 33982 and 33983. In the 12 months from October 1, 2025 to September 9, 2026, Charlotte County recorded 2,279 home sales at a $340,000 median, or $190 per living square foot.
Houses for sale in Punta Gorda are counted two ways, and we print both. The Southwest Florida MLS, in a pull dated September 25, 2026, counted 580 closings at a $360,000 median in its 12 months to September 24, with a 79-day median on market and 96.2 percent of list price. Deep Creek is where the two counts differ most, 293 county sales against 38 MLS closings, and the county count is the one to trust. Babcock Ranch has its own Babcock Ranch homes for sale page, and Burnt Store Marina is in Lee County, so both are kept out of the county totals.
By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.
Key takeaways for Punta Gorda buyers
- Charlotte County recorded 2,279 home sales in the Punta Gorda area in the 12 months to September 9, 2026, at a $340,000 median and $190 per living square foot: 475 builder-direct sales at $347,500 and 1,804 resales at $339,000.
- The City of Punta Gorda recorded 818 sales at a $452,000 median ($237 per square foot). Unincorporated Charlotte County addresses with a Punta Gorda ZIP recorded 1,461 sales at $315,000.
- Single family homes were 1,595 of the sales at $395,000, condominiums 456 at $235,000, mobile homes 102 at $153,500, co-op units 93 at $145,000 and multi-family 33 at $505,000.
- Waterfront-flagged homes recorded 1,041 sales at $425,000. Waterfront single family homes sold at a $550,000 median across 679 sales, against $338,350 across 916 non-waterfront single family sales.
- The recorded median has been flat for two years: $340,000 in 2025 and $340,000 in 2026 through September 9, against $379,000 in 2022 and $236,850 in 2019.
- The City's 2026 final property tax rate is 16.8148 mills; unincorporated Charlotte County's most common district is 15.3705 mills. On a $340,000 homesteaded purchase that is about $5,033 and $4,614 a year in ad valorem tax.
- About 93 percent of the City's land area is mapped in a FEMA Special Flood Hazard Area (our computation by land area), and the City holds Community Rating System Class 5, a 25 percent discount on flood policies in those zones.
- The City's canal maintenance assessment for a Punta Gorda Isles single family lot rose from $550 in fiscal year 2021 to $1,350 in fiscal year 2026 (proposed), with $1,500 recommended for fiscal year 2027. Burnt Store Isles went from $460 to $1,010, with $1,035 recommended for fiscal year 2027.
- No hospital is open inside the City of Punta Gorda today.
Data updated: October 2026.
| Punta Gorda snapshot, 12 months to September 9, 2026 | Recorded sales | Median price | Builder-direct sales | Median per living sq ft |
|---|---|---|---|---|
| All Punta Gorda area addresses in Charlotte County | 2,279 | $340,000 | 475 | $190 |
| City of Punta Gorda | 818 | $452,000 | 41 | $237 |
| Unincorporated Charlotte County, Punta Gorda address | 1,461 | $315,000 | 434 | $178 |
| Burnt Store Marina (Lee County, ZIP 33955) | 105 | $360,000 | 0 | not computed |
Source: Charlotte County Property Appraiser recorded sales, DOR-qualified improved sales over $1,000, retrieved October 2026; Lee County Property Appraiser sale files for the Burnt Store Marina row (Lee parcels with ZIP 33955, 12 months, newest recorded sale September 15, 2026). Builder-direct means the first qualified sale within one year of the year built, our estimate of a new home sold by its builder. Babcock Ranch and Harbour Heights are excluded.
Punta Gorda homes for sale right now
Every active Punta Gorda listing, resale and builder inventory together, is in the searches below. We print no count of homes for sale here, because the research behind this page holds no verified active count and any figure would be a guess. The live number appears on the search page and refreshes with the MLS. Data updated: October 2026.
The map frame is a rectangle around the City, Punta Gorda Isles, Burnt Store Isles and the Burnt Store corridor. A rectangle is not a city limit, so a few listings at its edges carry Port Charlotte, Babcock Ranch or Lee County addresses. To see any of these homes in person, contact Domain Realty Group or call 239-441-2816 and a Domain Realty Group agent will set up the showings.
Search Punta Gorda by home type
Condos, waterfront homes, land, golf and gated communities, 55+ marketed communities and new construction are each covered below on this page, with recorded prices. Use the condo search above for condominiums. For waterfront, the canal section explains how access differs from one canal to the next, because "waterfront" on a listing can mean a harbor-connected canal, a freshwater lake or a pond.
Search Deep Creek homes for sale
Deep Creek is its own map search because the main frame does not reach it. The Deep Creek area map search may show a few Harbour Heights listings at its west edge, because Harbour Heights (postal 33983) is part of the Port Charlotte roster and sits beside Deep Creek.
What do Punta Gorda homes sell for? County records vs the MLS
Charlotte County recorded 2,279 residential sales in the Punta Gorda area in the 12 months to September 9, 2026, at a $340,000 median. The MLS counted 580 closings at $360,000 in its own 12 months to September 24, 2026. Builder sales and unlisted deeds make the county count the larger, more complete record. Data updated: October 2026.
Recorded deeds are the fuller count of what Punta Gorda homes sold for, because every closed sale reaches the county whether or not an agent listed it. We tracked every qualified, improved sale on the Charlotte County Property Appraiser's roll to the plat, ZIP and tax district, so the figures here separate the City from the unincorporated county. The MLS adds what a deed cannot: days on market and the share of list price a home achieved.
| Charlotte County recorded sales, Punta Gorda area | Sales | Median | Median per living sq ft |
|---|---|---|---|
| 12 months (since October 1, 2025) | 2,279 | $340,000 | $190 |
| 24 months | 4,302 | $340,000 | $194 |
| 36 months | 6,359 | $349,300 | $202 |
| 60 months | 10,544 | $359,900 | $213 |
| 12 months, builder-direct | 475 | $347,500 | $178 |
| 12 months, resale | 1,804 | $339,000 | $197 |
Source: Charlotte County Property Appraiser recorded sales, DOR-qualified, retrieved October 2026. The 12-month window runs October 1, 2025 to September 9, 2026, the newest recorded sale in the county file.
The MLS view is older than the county file and is labelled that way. In the Southwest Florida MLS pull of September 25, 2026, the MLS city of Punta Gorda excluding Babcock Ranch recorded 580 closings in the 12 months to September 24 at a $360,000 median, with a 79-day median on market and a sale-to-list ratio of 96.2 percent. That is the only MLS figure on this page, and it is a snapshot, not a live reading.
Why the county count beats the MLS count in Punta Gorda
Three things separate the counts. Builders sell directly: 475 of the 2,279 recorded sales were builder-direct by our estimate, and in Tuckers Pointe, the Willow plat, 92 of 93 sales were builder-direct. The MLS pull follows its own city boundary, while the county file follows plats, ZIP codes and tax districts, so the lines do not match. And the Deep Creek plats file under their legal plat sections, not under a Deep Creek label, so MLS searches by community name miss most of them.
How Punta Gorda prices moved, 2019 to 2026
| Calendar year | Recorded sales | Median |
|---|---|---|
| 2019 | 2,030 | $236,850 |
| 2020 | 2,465 | $252,000 |
| 2021 | 2,993 | $297,000 |
| 2022 | 2,057 | $379,000 |
| 2023 | 1,968 | $374,800 |
| 2024 | 1,909 | $365,000 |
| 2025 | 2,226 | $340,000 |
| 2026 through September 9 | 1,719 | $340,000 |
Source: Charlotte County Property Appraiser recorded sales, DOR-qualified, retrieved October 2026.
The recorded median peaked at $379,000 in 2022 and has eased to $340,000, while staying well above 2019. Sales volume peaked in 2021 at 2,993 and has run between 1,909 and 2,226 a year since. The mix matters too: newer builder-direct homes and older canal homes sit far apart, which is why the community tables below are more useful than one citywide median.
What sells in Punta Gorda, by home type
| Home type (county land use) | Sales, 12 months | Median |
|---|---|---|
| Single family | 1,595 | $395,000 |
| Condominium | 456 | $235,000 |
| Mobile home | 102 | $153,500 |
| Co-op | 93 | $145,000 |
| Multi-family | 33 | $505,000 |
Source: Charlotte County Property Appraiser recorded sales, 12 months to September 9, 2026.
Single family homes were the large majority of the 2,279 sales, and condominiums the second-largest group. Condominiums are almost all resales, with very few builder-direct sales in the year.
Is Punta Gorda a city, and what does this page cover?
The City of Punta Gorda is a small incorporated city on Charlotte Harbor, and it is the only municipality in Charlotte County. Many homes with a Punta Gorda address lie outside it, in unincorporated Charlotte County. This page covers both, and tags every figure with which one it describes. Data updated: October 2026.
The line matters because the two pay different tax rates and sell at different prices. The City's tax districts are codes 149, 150, 151, 152, 153, 155, 156, 990 and 992 on the county roll; every other district in our research is unincorporated. In the 12 months to September 9, 2026, the City recorded 818 sales at $452,000, and unincorporated addresses with a Punta Gorda ZIP recorded 1,461 at $315,000. Inside the City, single family homes recorded 537 sales at $585,000 and condominiums 259 at $272,000. Outside it, single family homes recorded 1,058 sales at $350,000 and builder-direct sales 434 at $350,000.
What ZIP codes are in Punta Gorda?
| ZIP code | Recorded sales, 12 months | Median |
|---|---|---|
| 33950 | 971 | $390,000 |
| 33955 | 715 | $340,000 |
| 33982 | 160 | $267,250 |
| 33983 | 433 | $315,000 |
Source: Charlotte County Property Appraiser recorded sales, 12 months to September 9, 2026, excluding Babcock Ranch (a 33982 community) and Harbour Heights (33983).
ZIP 33950 is the City core, with downtown, Punta Gorda Isles and Burnt Store Isles. ZIP 33955 holds the Burnt Store corridor, and Burnt Store Marina in Lee County also uses it. ZIP 33982 is east Punta Gorda and the airport, and 33983 is Deep Creek. ZIP 33980 is a Port Charlotte ZIP and is not part of this page.
Is Babcock Ranch in Punta Gorda?
Babcock Ranch carries a Punta Gorda address in ZIP 33982, but it is a separate master-planned community with its own market, builders and page. We keep it out of every Punta Gorda figure on this page. See our Babcock Ranch homes for sale page for it.
Is Burnt Store Marina in Punta Gorda or Lee County?
Burnt Store Marina is in Lee County, with a Punta Gorda ZIP, 33955. Its tax rates, property appraiser and recorded sales come from Lee County, not Charlotte County, so it has its own line in the snapshot table and its own section below. Lee County recorded 105 sales there in the 12 months, at a $360,000 median.
Is Deep Creek in Punta Gorda?
Deep Creek has a Punta Gorda address but is unincorporated Charlotte County, not the City. It is the plats Punta Gorda Isles Section 20 and Section 23 in ZIP 33983, and the county recorded 293 sales there at a $360,000 median in the 12 months, against 38 MLS closings labelled Deep Creek in the September pull. Most deeds file under the plat section, not a Deep Creek label, and builders such as Maronda sell scattered lots there. The county count is the one to trust. Harbour Heights, also 33983, is named here only so you do not confuse it with Deep Creek; it belongs to Port Charlotte.
How much does a home cost in Punta Gorda at each price point?
Most Punta Gorda home sales close under $400,000. Charlotte County recorded 891 sales under $300,000 and 522 from $300,000 to $399,999 in the 12 months to September 9, 2026, together 1,413 of 2,279 sales, or 62.0 percent, while 81 sales closed at $1 million or more. Data updated: October 2026.
| Price band | Recorded sales, 12 months | Share of sales |
|---|---|---|
| Under $300,000 | 891 | 39.1% |
| $300,000 to $399,999 | 522 | 22.9% |
| $400,000 to $499,999 | 304 | 13.3% |
| $500,000 to $749,999 | 362 | 15.9% |
| $750,000 to $999,999 | 119 | 5.2% |
| $1,000,000 to $1,999,999 | 77 | 3.4% |
| $2,000,000 and up | 4 | 0.2% |
Source: Charlotte County Property Appraiser recorded sales, DOR-qualified, 12 months to September 9, 2026, Punta Gorda area excluding Babcock Ranch and Harbour Heights.
Sales at $500,000 or more were 562 of the 2,279, about a quarter of the market, and sales at $750,000 or more were 200. The band notes below name communities whose own 12-month median falls inside each band. A median built on a handful of deeds can move with one or two sales, so each figure is printed with its sale count.
Punta Gorda homes under $300,000
The largest band holds 891 sales, and it is mostly condominiums, co-ops, manufactured homes and older single family plats. Condominiums had a $235,000 median, mobile homes $153,500 and co-op units $145,000. Resident-owned parks recorded Alligator Park Co-op at $119,500 on 20 sales, Burnt Store Colony at $150,800 on 22 and Windmill Village at $185,800 on 23. Fountain Court recorded 14 sales at $214,500, South Punta Gorda Heights 37 at $175,000 and Tee and Green Estates 9 at $189,000. Seminole Lakes, inside the City, recorded 23 sales at $290,000, and Waterford Estates 34 at $295,000.
Punta Gorda homes from $300,000 to $399,999
This band holds 522 sales and is where builder-direct homes cluster. Tuckers Pointe, the Willow plat, recorded 93 sales at $319,500, 92 of them builder-direct. Turnleaf recorded 79 at $350,000, all builder-direct, Coral Lakes 34 at $328,100 and Heritage Station 17 at $351,200. Seagrass recorded 17 sales at $300,000. Resale-heavy areas in the band include Deep Creek, where Sections 20 and 23 recorded 293 sales at $360,000, Burnt Store Village with 76 at $325,000, Burnt Store Meadows with 39 at $363,000, Charlotte Park with 27 at $332,000 and Creekside with 12 at $310,000.
Punta Gorda homes from $400,000 to $499,999
The band holds 304 sales, the smallest of the three lower bands. Burnt Store Lakes (Punta Gorda Isles Section 21) recorded 61 sales at $435,000. Heritage Landing's single family plat recorded 37 at $465,000, 20 of them builder-direct. Palm Shores, in east Punta Gorda, recorded 7 at $425,000, and the in-town condominiums Bella Lago at Vivante and Tarpon Cove recorded 7 each at $429,000 and $420,000. Because these are medians, individual homes in each community sell above and below the band.
Punta Gorda homes from $500,000 to $749,999
This band holds 362 sales and is the entry point for the City's canal sections. Punta Gorda Isles Section 5 recorded 46 sales at $545,000, Section 7 recorded 34 at $560,000 and Section 4 recorded 23 at $565,000. The Bird Section (Section 14) recorded 74 at $663,750, Burnt Store Isles (Section 15 and its replat) 72 at $662,500 and Pirate Harbor 16 at $677,500. New gated product also lands here: Esplanade at Starling recorded 48 sales at $540,850, all builder-direct, and Seahaven townhomes 14 at $540,000. Tern Bay recorded 14 at $697,500.
Punta Gorda homes from $750,000 to $999,999
The band holds 119 sales. The City's most active canal section, Punta Gorda Isles Section 12, recorded 77 sales at a $779,000 median, with no builder-direct sales. Section 11 recorded 24 at $762,500. Section 2 recorded 9 at $730,000, just under the band. Across all Punta Gorda Isles plats in ZIP 33950, 406 sales recorded a $690,100 median at $313 per living square foot, and the City's tax district 149 recorded 62 sales at $684,500.
Punta Gorda homes at $1 million and up
The county recorded 77 sales from $1,000,000 to $1,999,999 and 4 at $2,000,000 or more, 81 in all. The highest recorded Punta Gorda area sale in the 12 months was $2,850,000, a waterfront single family home, and 807 homes with a pool recorded a $540,000 median. Burnt Store Marina, in Lee County, recorded a top sale of $1,150,000 in its 105 sales. Above $1 million, an elevation certificate, seawall status and canal access class move value more than the neighborhood name, so those documents are the first request on any offer.
Which Punta Gorda community fits your budget?
Punta Gorda communities range from resident-owned parks near $120,000 to canal sections near $780,000, measured by 12-month recorded medians. Builder communities on the Burnt Store corridor sell from about $300,000 to $540,000, Deep Creek near $360,000, and the City's canal sections from $545,000 up. Data updated: October 2026.
| Community | Area | Jurisdiction | 12-month sales | Median | Builder-direct sales |
|---|---|---|---|---|---|
| Punta Gorda Isles Section 12 | City canal grid, ZIP 33950 | City | 77 | $779,000 | 0 |
| Punta Gorda Isles Section 11 | City canal grid | City | 24 | $762,500 | 0 |
| Punta Gorda Isles Section 6 | City canal grid | City | 24 | $695,100 | 0 |
| Pirate Harbor | Burnt Store corridor, ZIP 33955 | Unincorporated | 16 | $677,500 | 0 |
| Bird Section (Section 14) | City canal grid | City | 74 | $663,750 | 1 |
| Burnt Store Isles (Section 15 and replat) | City, ZIP 33950 | City | 72 | $662,500 | 0 |
| Punta Gorda Isles Section 4 | City canal grid | City | 23 | $565,000 | 0 |
| Punta Gorda Isles Section 7 | City canal grid | City | 34 | $560,000 | 0 |
| Punta Gorda Isles Section 5 | City canal grid | City | 46 | $545,000 | 0 |
| Esplanade at Starling | Burnt Store corridor | Unincorporated | 48 | $540,850 | 48 |
| Seahaven townhomes | City, Punta Gorda Isles | City | 14 | $540,000 | 6 |
| Tern Bay plat (Heritage Landing area) | Burnt Store corridor | Unincorporated | 14 | $697,500 | 0 |
| Heritage Landing single family | Burnt Store corridor | Unincorporated | 37 | $465,000 | 20 |
| Burnt Store Lakes (Section 21) | Burnt Store corridor | Unincorporated | 61 | $435,000 | 14 |
| Burnt Store Meadows (Section 18) | Burnt Store corridor | City, per the City overlay listing | 39 | $363,000 | 4 |
| Deep Creek Section 23 | ZIP 33983 | Unincorporated | 130 | $365,000 | 20 |
| Deep Creek Section 20 | ZIP 33983 | Unincorporated | 163 | $359,900 | 19 |
| Turnleaf | Burnt Store corridor | Unincorporated | 79 | $350,000 | 79 |
| Heritage Station | Burnt Store corridor | Unincorporated | 17 | $351,200 | 16 |
| Charlotte Park | ZIP 33950 | Unincorporated | 27 | $332,000 | 0 |
| Coral Lakes | Burnt Store corridor | Unincorporated | 34 | $328,100 | 34 |
| Burnt Store Village (Section 16) | Burnt Store corridor | Unincorporated | 76 | $325,000 | 35 |
| Tuckers Pointe (Willow) | Burnt Store corridor | Unincorporated | 93 | $319,500 | 92 |
| Creekside | ZIP 33950 | Unincorporated | 12 | $310,000 | 0 |
| Historic Punta Gorda (original town plats) | Downtown | City | 36 | $305,750 | not split out |
| Seagrass | City, ZIP 33950 | City | 17 | $300,000 | 17 |
| Waterford Estates | ZIP 33950 | Unincorporated | 34 | $295,000 | 0 |
| Peace River Shores | East Punta Gorda, ZIP 33982 | Unincorporated | 12 | $292,500 | 0 |
| Seminole Lakes | City, ZIP 33955 | City | 23 | $290,000 | 0 |
| Tropical Gulf Acres | ZIP 33955 | Unincorporated | 33 | $275,000 | 22 |
| Sea Cove | City, ZIP 33950 | City | 14 | $255,000 | 12 |
| Park Villas IV at Heritage Lake Park | ZIP 33983 | Unincorporated | 15 | $255,500 | 14 |
| Fountain Court condominiums | City, ZIP 33950 | City | 14 | $214,500 | 0 |
| Windmill Village | ZIP 33950 | Unincorporated | 23 | $185,800 | 0 |
| South Punta Gorda Heights | ZIP 33955 | Unincorporated | 37 | $175,000 | 5 |
| Burnt Store Colony (co-op) | ZIP 33955 | Unincorporated | 22 | $150,800 | 0 |
| Alligator Park Co-op | ZIP 33950 | Unincorporated | 20 | $119,500 | 0 |
| Burnt Store Marina (Lee County, all parcels in ZIP 33955) | Lee County | Lee County | 105 | $360,000 | 0 |
Source: Charlotte County Property Appraiser recorded sales by county plat designator, DOR-qualified, 12 months to September 9, 2026 (Burnt Store Marina row: Lee County Property Appraiser sale files, newest sale September 15, 2026). Jurisdiction comes from county tax-district codes and, for Burnt Store Meadows, the City's overlay listing; confirm it on a parcel's tax bill. Burnt Store Isles is Punta Gorda Isles Section 15 only, per the Burnt Store Isles Association's recorded declaration. Rows with 12 or fewer sales are noisy.
Punta Gorda Isles and the City canals
Punta Gorda Isles (PGI) is the City's canal grid, platted in numbered sections. The County's comprehensive plan says the original Punta Gorda Isles, entirely within the city limits, had canal frontage for most lots providing boat access to Charlotte Harbor. That text is dated 2007, amended 2009. In the 12 months, PGI plats in ZIP 33950, outside Burnt Store Isles, recorded 334 sales at a $700,000 median and $318 per living square foot, with a high of $2,850,000. The City's largest tax district, code 155, recorded 465 sales at $550,000 and $284 per square foot. Our Punta Gorda Isles homes for sale page breaks those sales down by section and covers the canal assessment, seawall rules, flood and the cost of owning there.
PGI has no mandatory master association. The Punta Gorda Isles Civic Association, a voluntary group, says membership is open to owners, renters, year-round and seasonal residents, and the City lists a Special Residential Overlay District for Punta Gorda Isles, Burnt Store Isles and Burnt Store Meadows. We have not confirmed any blanket deed restriction on PGI lots, so read the recorded documents and the City's overlay for the lot you want. A City canal maintenance district for PGI appears as its own taxing code on the county roll, which is why canal assessments get their own section below. Older condominium plats sit inside the grid: Colony Point (64 parcels, built 1972), Spinnaker Point (71, 1989), Windjammer Point (70, 1990 to 1992) and Clipper Cove (two county plats, 97 and 49 parcels).
Burnt Store Isles
Burnt Store Isles (BSI) is Punta Gorda Isles Section 15 and its replat, inside the City, and Twin Isles Country Club sits in the center of it. The Burnt Store Isles Association (BSIA), established in 1983, describes about 1,000 canal-front and 400 golf-course homes, single family residences, villas and condominiums as well as vacant lots, typically custom-built. In the 12 months, Section 15 and its replat recorded 72 sales at $662,500 and $287 per living square foot, from $365,000 to $1,380,000, with no builder-direct sales.
BSIA says enforcement of the deed restrictions was conveyed to it in 1985 and that BSI has four sets of them, two waterfront sets, golf-course lots and multifamily. Those restrictions are in litigation. A Charlotte County judge ruled at an April 2025 hearing that the restrictions had expired in January 2001, an appeal was filed July 24, 2025 in the Sixth District Court of Appeal, and BSIA's page, last updated October 25, 2026, reports no ruling as of its October 2, 2026 board minutes. A buyer should read BSIA's current status and have a title professional review the recorded documents. Four BSI condominium communities are named by BSIA: Villas at Burnt Store Isles, Villa Grande, Vizcaya and Mondovi Bay Villas. BSIA's unit counts differ from county parcel counts (it lists 74 units for Villa Grande where the county holds 63 parcels), so we print association figures only with attribution. The BSI canal district charges its own assessment, covered below.
Downtown Punta Gorda and the historic district
Downtown Punta Gorda is the original town plat, platted in 1884 to 1885 and incorporated as a city on December 7, 1887, with every waterfront block in the original plat designated a park, which is the origin of the 2.5 mile Harborwalk. The county's original-town plat holds 941 parcels built from 1901 to 2026, and Trabue's Addition and Purdy's Acline add 48 parcels each. In the 12 months the original plats recorded 36 sales at $305,750 and $246 per living square foot, from $120,000 to $825,000. The City maintains historic district pages, but we could not read the district list, so confirm any district rule for a specific house with the City.
Older in-town plats near downtown include Aqui Esta (215 parcels, 10 sales at $234,500, mixed City and County), Alta Vista, Parkhill Estates, La Punta Park, Bay Shores, Tierra Coronado, Coral Ridge and Pinecrest. Each is small and none has a master association we could verify. Charlotte Park, the largest in-town plat with 607 parcels, is unincorporated and recorded 27 sales at $332,000.
Deep Creek
Deep Creek is two property owners associations split by Sandhill Boulevard, Section 20 to the north and Section 23 to the south, both unincorporated Charlotte County in ZIP 33983. The county holds 3,592 parcels in Section 20 and 3,103 in Section 23. Together they recorded 293 sales at $360,000 and $179 per living square foot in the 12 months, from $189,000 to $665,000: Section 20 had 163 sales at $359,900 and Section 23 had 130 at $365,000, with about 39 builder-direct between them.
The Deep Creek site describes a deed-restricted community where many homes are on freshwater lakes or canals, with Section 20 limited to single family homes. Maronda's own page lists scattered-lot new construction in Deep Creek from the $334s to the $419s, model address 1009 Rio De Janeiro Ave. Nearby attached communities such as Lakeside and Lakeshore of Charlotte County and Newport sit outside the Section 20 and 23 footprint on the county record, so we group them separately: Lakeside recorded 13 sales at $135,000 and Newport 8 at $103,000. Heritage Lake Park, also in 33983, has its own community development district on the county roll, and Park Villas IV there recorded 15 sales at $255,500. Deep Creek Elementary School earned an A in the 2025 to 2026 state grades.
The Burnt Store corridor
The Burnt Store corridor, ZIP 33955, runs along Burnt Store Road and mixes older plats with new gated communities, all unincorporated except Burnt Store Meadows and Seminole Lakes, which are inside the City. Burnt Store Lakes (Section 21) has 1,845 parcels, about 59 percent still unbuilt by year-built count, and recorded 61 sales at $435,000. Its association posts deed restrictions for 2021, 2023 and 2025. Burnt Store Village (Section 16) describes 1,450 building lots on 520 acres and recorded 76 sales at $325,000, 35 of them builder-direct; Maronda describes it as a new scattered lot community. Burnt Store Meadows (Section 18) is not a canal community and its declaration is posted by its association; it recorded 39 sales at $363,000.
Heritage Landing is the golf community that began as Tern Bay and reopened December 6, 2019 under its new name, after Charlotte County Resolution 2019-134 renamed the development. The club describes a guard gated entry, resort pool, three restaurants, tennis, pickleball, bocce and fitness. The county carries two plats, Tern Bay (14 sales at $697,500) and Heritage Landing (37 at $465,000), plus condominium buildings named Terrace, Veranda and Coach Homes, where Terrace I recorded 9 sales at $235,000, Terrace VI 9 at $205,000 and Veranda II 8 at $325,000. Our Heritage Landing homes for sale page counts all 18 Heritage Landing plats together, 138 recorded sales at a $352,500 median in the 12 months to August 31, 2026, with the Tern Bay district assessment for each home type. Seminole Lakes is a gated community inside the City, begun in 1992, with 8 lakes and 450 homes, and recorded 23 sales at $290,000. Pirate Harbor recorded 16 sales at $677,500. Tropical Gulf Acres, a 1955 plat of 6,271 parcels with 5,324 vacant-residential parcels on the roll, recorded 33 sales at $275,000 and is covered in the land section.
East Punta Gorda outside Babcock Ranch
East Punta Gorda, ZIP 33982, is unincorporated Charlotte County east of the river, and it holds Punta Gorda Airport. With Babcock Ranch excluded, ZIP 33982 recorded 160 sales at $267,250 and $190 per living square foot, from $10,000 to $1,120,000. Peace River Shores, the largest plat with 1,404 parcels built from 1923 to 2026, recorded 12 sales at $292,500. Tee and Green Estates recorded 9 at $189,000, Ridge Harbor (which has an association with a clubhouse, pavilion and waterfront park) 8 at $262,500, Calusa Creek 9 at $318,500 and Palm Shores 7 at $425,000. Manufactured-home and co-op parks such as Pelican Harbor, River Forest, Lazy Lagoon and Waters Edge also sit here. Palm Breeze, with a Punta Gorda address, markets itself as an RV resort, so we leave it off the homes index until its lot type is verified.
Burnt Store Marina in Lee County
Burnt Store Marina is a gated community in Lee County with a Punta Gorda ZIP, and its prices come from the Lee County Property Appraiser, not Charlotte County. Lee County recorded 105 sales across all parcels with ZIP 33955 in the 12 months, at a $360,000 median from $70,000 to $1,150,000, all resales; the MLS counted 30 closings in the same window, so the county count is again the fuller one. The community's own site describes about 1,920 residences on 600 acres, 47 sub-associations, a master association commonly called the Section 22 HOA, a 27-hole golf course and a privately owned marina it calls the largest deep-water marina on the west coast of Florida.
Most homes there are condominium regimes. The Lee roll lists Harbor Towers (120 parcels, built 1998 to 2006), Grande Isle Towers I to IV, Courtside Landings (72), Topaz Cove (68), Vista del Sol (60), Marlin Run (57) and Emerald Isle (51), among more than 40 regimes. Lee County tax rates, prices by building, association layers, flood zones by building and the marina's slip rules are on our Burnt Store Marina homes and condos for sale page, which counts 109 recorded sales inside the community's own boundary from September 15, 2025, a different window and boundary from the ZIP count above. Burnt Store Road in Lee County cleared the state's project development and environment phase on August 5, 2025 for widening to four lanes divided.
Which Punta Gorda homes have sailboat water, and what is a canal access class?
The City of Punta Gorda says "most of the PGI system features deep, wide canals with no fixed bridges," and its code names two inlet bridges, at Tarpon Inlet and Bass Inlet. The City reports about 45 miles of canals and inlets and 91 miles of seawalls. Waterfront-flagged homes recorded 1,041 sales at a $425,000 median in the 12 months. Data updated: October 2026.
| Waterfront view, 12 months to September 9, 2026 | Sales | Median | Median per living sq ft |
|---|---|---|---|
| Waterfront flag, all homes | 1,041 | $425,000 | $224 |
| Waterfront flag, single family | 679 | $550,000 | $272 |
| No waterfront flag, all homes | 1,238 | $300,000 | $174 |
| No waterfront flag, single family | 916 | $338,350 | $182 |
| City of Punta Gorda, waterfront flag | 609 | $537,500 | $272 |
| Unincorporated Punta Gorda address, waterfront flag | 432 | $332,500 | $193 |
Source: Charlotte County Property Appraiser recorded sales and roll waterfront field, DOR-qualified, 12 months to September 9, 2026. The roll's waterfront flag does not separate a harbor-connected canal from a freshwater lake or pond.
The roll's flag is a screen, not an access class. It tells you a parcel touches water, and it does not tell you whether a sailboat can get from the dock to Charlotte Harbor. That is why the next sections separate access, assessments and seawalls.
Bridged canals vs bridge-free water
A buyer can sort Punta Gorda waterfront into four working classes. Sailboat or "no fixed bridge" water is what the City describes for most of the Punta Gorda Isles system. Burnt Store Isles reaches the harbor through a narrow inlet: the City says the old lock doors were removed in 2001 and the remaining structure works as a narrow passageway, and the Burnt Store Isles Association reported the inlet widening project complete in April 2025. Confirm the passage width for your boat before pricing a home as sailboat water. Canals elsewhere, including unincorporated Charlotte County waterfront, may be bridged or restricted, and we found no first-party clearance table for them. Freshwater lakes and ponds, including many in Deep Creek, are not boating classes at all.
We print no canal bridge clearance, inlet width or run time, because none is published in a first-party source we could reach. For any address, ask the seller for the canal access letter, measure the lowest fixed bridge between the dock and the harbor and have a captain or surveyor confirm depth at the dock and at the canal mouth, since silting is why the City runs a dredging program. Posted signs govern speed and manatee zones; the state wildlife agency's Charlotte Harbor boating guide lists five aquatic preserves in the harbor area, and whether a particular canal parcel lies in one can be checked on the state's aquatic preserve map.
Punta Gorda Isles and Burnt Store Isles canal assessment districts
The City runs two canal maintenance districts, one for Punta Gorda Isles (PGI) and one for Burnt Store Isles (BSI), each funded by a non-ad valorem assessment on the November tax bill and each with a resident advisory committee that recommends the rate to City Council. The BSI district was created by City Ordinance 1156-96 on July 3, 1996; the City says it is responsible for 18 miles of seawall and for dredging 9 miles of canals. Data updated: October 2026.
| Fiscal year | PGI single family lot | BSI single family lot |
|---|---|---|
| FY 2017 | $550 | $570 |
| FY 2018 | $550 | $555 |
| FY 2019 | $650 | $555 |
| FY 2020 | $650 | $555 |
| FY 2021 | $550 | $460 |
| FY 2022 | $650 | $560 |
| FY 2023 | $950 | $860 |
| FY 2024 | $1,100 | $985 |
| FY 2025 | $1,200 | $985 |
| FY 2026 (shown as proposed) | $1,350 | $1,010 |
| FY 2027 (recommended) | $1,500 | $1,035 |
Source: City of Punta Gorda Finance, special assessments page, FY 2017 to FY 2026 rates (FY 2026 labelled proposed on the page); City budget development page for the FY 2027 recommended rates, with a hearing scheduled September 9, 2026. Adopted FY 2026 and FY 2027 figures were not shown on the pages we read, so confirm them against the adopted resolution.
The PGI rate more than doubled from $550 in FY 2021 to $1,350 in FY 2026, and the City's own pro forma in its proposed FY 2026 budget carries $1,500 for FY 2027, then $1,650, $1,800 and $1,950 for FY 2028 through FY 2030. For BSI, the proposed $1,010 is $920 for operations plus $90 for a lock widening project to allow barge access; the City's pro forma shows the $90 special rate running through FY 2028. These are pro forma figures, not adopted rates, but a buyer underwriting a canal home should treat the assessment as a rising line. At $1,350 a year it is $112.50 a month, and at $1,500 it is $125.
Seawalls after Hurricane Ian: what a buyer should check
Hurricane Ian damaged about 7.25 miles of seawall in the City of Punta Gorda, roughly 582 parcels in eight zones, six in Punta Gorda Isles and two in Burnt Store Isles, according to the City's Public Works page, last updated February 2024. Three contractors received notice to proceed on May 10, 2023, and the City ranks failed walls as high, medium or low priority. The City's proposed FY 2026 budget states that FEMA and State reimbursements cover 95 percent of obligated project costs and district assessments cover 5 percent, with the City expecting $500,000 in State funding split between the two districts. It also lists annual seawall work of about 10,000 lineal feet in PGI in FY 2026, rising by 1,000 feet a year.
Homeowners get a letter about six weeks before construction, but the City calls its address list a cursory review, so an address missing from the list can still have damage. We could not confirm which individual parcels are City-maintained walls, how much of the 7.25 miles remains unrepaired, or who owns the panel and cap on a given lot, so a buyer should ask these questions per address:
- Is the lot on the City's Ian recovery list, which zone is it in and was the work completed or scheduled?
- Who owns the seawall panel and cap on this lot, and is the wall City-maintained?
- What priority did the City assign, high, medium or low?
- What does the canal assessment history show, and what does the City's pro forma project?
- Where are the permit numbers and final inspections for the dock, each boatlift and its electrical work?
The City's Public Works line is listed as 941-575-5050, and the City's after-hours fallen-seawall line as 941-639-2057.
Docks, lifts and permits
A dock or boatlift is a permitted structure, and the seller's permit trail is part of what you buy. Charlotte County's residential dock permit page lists a $90 flat fee, a building fee of 0.004 times the valuation when valuation is $50,000 or more, and review by building, natural resources, right-of-way, tree and zoning staff, and it says Florida Department of Environmental Protection or U.S. Army Corps of Engineers approval may be required. The page does not say whether it applies inside City limits; the City Building Division posts a Special Permit Application for Docks, so confirm which office issues the permit for a City parcel.
A County notice dated August 29, 2024 says electrical work for docks, boatlifts and seawalls must be done by a state licensed electrical contractor and listed on the permit or covered by a separate electrical permit, and that unpermitted wiring fails the building final. A lift installed without that permit is a closing-table finding. The state's dock permitting guide (May 2020, so confirm current rules) lists exemption sizes of 500 square feet of over-water area in Outstanding Florida Waters and 1,000 square feet in canals outside them, structures set at least 25 feet inside riparian lines, boatlift slips that may not be enclosed by walls, and roofs that may overhang a lift and boat by no more than one foot. An older dock may predate those limits, so ask for the permit, the state exemption or authorization and the final inspection.
Our Punta Gorda waterfront homes for sale guide covers canal homes by Punta Gorda Isles section and community, with bridges, seawall assessments, docks and flood zones.
Are there condos for sale in Punta Gorda?
Yes. Charlotte County recorded 456 condominium sales in the Punta Gorda area in the 12 months to September 9, 2026, at a $235,000 median and $168 per living square foot. Inside the City, 259 condominiums sold at $272,000; outside it, 197 sold at $179,900. Only 7 were builder-direct, so the market is nearly all resales. Data updated: October 2026.
| Condominium view, 12 months | Sales | Median | Median per living sq ft |
|---|---|---|---|
| All Punta Gorda area condominiums | 456 | $235,000 | $168 |
| City of Punta Gorda | 259 | $272,000 | $180 |
| Unincorporated Punta Gorda address | 197 | $179,900 | $158 |
| Builder-direct condominiums | 7 | $420,000 | $224 |
Source: Charlotte County Property Appraiser recorded sales, DOR-qualified, 12 months to September 9, 2026.
The county roll shows these named condominium communities with recent sales.
| Condominium community | Area | Built | County parcels | 12-month sales | Median |
|---|---|---|---|---|---|
| Seahaven (townhomes) | City, Punta Gorda Isles | 2024 to 2025 | 37 | 14 | $540,000 |
| Bella Lago at Vivante | City, ZIP 33950 | 2006 to 2008 | 120 | 7 | $429,000 |
| Tarpon Cove | ZIP 33950 | 2002 to 2004 | 61 | 7 | $420,000 |
| Colony Point | City, Punta Gorda Isles | 1972 | 64 | 8 | $340,000 |
| Banyan Point | City, ZIP 33950 | 1980 to 1981 | 109 | 8 | $256,000 |
| Fountain Court | City, ZIP 33950 | 2003 to 2005 | 145 | 14 | $214,500 |
| Gateway Point | ZIP 33950 | 1973 to 1974 | 69 | 7 | $179,000 |
| Emerald Pointe Phase 6 | City, ZIP 33950 | 1982 to 1984 | 96 | 9 | $140,000 |
| Veranda II at Heritage Landing | Burnt Store corridor | 2022 to 2023 | 93 | 8 | $325,000 |
| Terrace I at Heritage Landing | Burnt Store corridor | 2020 | 61 | 9 | $235,000 |
| Terrace VI at Heritage Landing | Burnt Store corridor | 2024 to 2025 | 91 | 9 | $205,000 |
| Lake View II at Heritage Lake Park | ZIP 33983 | 2006 | 49 | 10 | $147,500 |
| Lakeside of Charlotte County | ZIP 33983 | 1985 to 1986 | 117 | 13 | $135,000 |
| Newport 1 | ZIP 33983 | 1988 to 1989 | 145 | 8 | $103,000 |
Source: Charlotte County Property Appraiser roll (parcel counts and year built) and recorded sales (sales and medians), 12 months to September 9, 2026. County parcel counts include every unit row and can differ from an association's own unit count.
Burnt Store Marina's condominium buildings are in Lee County and are not in the table. The Lee roll lists Harbor Towers, Grande Isle Towers, Courtside Landings, Topaz Cove, Vista del Sol, Marlin Run, Emerald Isle and more than 30 other regimes, with the county sales summary above. Smaller Punta Gorda Isles and in-town regimes, including Charlevoi, Bridge Point, Venetian Isles, Sea Isles, Magdalena Gardens, Solamar, Peace Harbor and Harbor Walk, appear on the county roll with built dates from 1973 to 2006 and did not make the county's list of the 60 busiest plats in the window.
What Florida condo law means for a Punta Gorda condo buyer
Florida law now sets inspection and reserve duties that change what a Punta Gorda condo costs to own. Buildings of three or more habitable stories must have a milestone inspection by December 31 of the year the building reaches 30 years from its certificate of occupancy, and a local enforcement agency may require it at 25 years, under section 553.899 of the Florida Statutes. The inspection repeats every 10 years. The structural integrity reserve study required by section 718.112 must be completed by December 31, 2025 for associations that existed by July 1, 2022, and the statute says that in no event may it be completed after December 31, 2026.
Reserves follow the study. For budgets adopted on or after December 31, 2024, a unit-owner-controlled association required to have the study may not provide no reserves or fewer reserves than required, and owners may not vote to use those reserves for other purposes. A 2025 bill analysis describes new options, including a line of credit in place of full reserve funding, that must be disclosed to later buyers; that analysis was a committee staff analysis, so the enacted text should be read in Chapter 2025-175 of the Laws of Florida. Our rule on a resale: treat a missing or old reserve study as a price item, not a footnote.
What to ask for before you buy a Punta Gorda condo
Section 718.503 gives a resale buyer the right to a set of association documents and a 7 day window (excluding Saturdays, Sundays and legal holidays) to void the contract if they were not delivered. The seller provides, at the seller's expense, the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if applicable, the most recent reserve study or a statement that none has been completed, and the Frequently Asked Questions and Answers document. Section 718.116 requires the association to issue an estoppel certificate within 10 business days of a request, for a fee not to exceed $250 when nothing is delinquent, with an expedited 3 business day option that adds $100.
Order the estoppel at contract and read it for special assessments, reserve funding, litigation and any association line of credit. Ask for the reserve study, the latest milestone report and the master insurance declarations. Then price your own flood and wind coverage: a unit owner policy and the association's master policy cover different things, and no premium is printed here because none could be sourced without an address.
Our Punta Gorda condos for sale guide covers recorded condo sales, flood zones, milestone inspections and reserve rules.
Is there land for sale in Punta Gorda?
Yes, and it is a large, cheap market with a wide spread. Charlotte County recorded 631 qualified vacant land sales in the Punta Gorda area in the 12 months to September 9, 2026, at a $32,000 median, from $2,000 to $6,248,600. ZIP 33955 carried 359 of them at a $20,000 median. Data updated: October 2026.
| Vacant land sales, 12 months | Sales | Median | Low | High |
|---|---|---|---|---|
| All Punta Gorda area ZIPs | 631 | $32,000 | $2,000 | $6,248,600 |
| ZIP 33950 | 55 | $210,000 | $2,000 | $750,000 |
| ZIP 33955 | 359 | $20,000 | $2,100 | $762,800 |
| ZIP 33982 | 166 | $57,500 | $2,600 | $6,248,600 |
| ZIP 33983 | 51 | $46,000 | $21,000 | $467,100 |
Source: Charlotte County Property Appraiser recorded sales, DOR-qualified vacant parcels, 12 months to September 9, 2026. Multi-parcel deeds are excluded from every median.
Three plats produce most vacant sales. Tropical Gulf Acres recorded 152 vacant sales, Punta Gorda Isles plats 151, unplatted tracts 106, South Punta Gorda Heights 40 and Peace River Shores 34. The roll holds 5,324 vacant residential parcels in Tropical Gulf Acres, 3,121 in Punta Gorda Isles, 2,088 in unplatted tracts and 1,228 in South Punta Gorda Heights. The county's comprehensive plan describes Tropical Gulf Acres as begun in 1955, on both sides of US 41, with 7,821 platted lots, 66 miles of roads and 26 lakes as of 2006, and says the Tropical Gulf Acres and Charlotte Ranchettes areas lacked public water and sewer in 2007; that text is dated, so ask Charlotte County Utilities about service at a specific lot.
What to check before buying Punta Gorda land
Start with the flood zone and base flood elevation on the County's Forerunner lookup, then the City or County permit rules for the use you plan. Confirm utilities, because septic and well rules differ from sewer and water service. Look for a county municipal service benefit unit assessment with the County's MSBU payoff search, deed restrictions and any association, and read the tax bill for lighting, dredging or Sandhill levies. A Punta Gorda Isles canal lot adds the canal district assessment and seawall status to that list, and a lot near a creek or the harbor adds the flood, wave and surge questions answered in the flood section below.
Our Punta Gorda land and lots for sale guide prices lots plat by plat and covers water and sewer, scrub-jay rules, impact fees and build costs.
Where is the new construction around Punta Gorda?
New construction around Punta Gorda clusters along Burnt Store Road in ZIP 33955, where Taylor Morrison, Lennar, Toll Brothers and the builders at Turnleaf sell, with Seagrass and Seahaven reported inside the City and Maronda selling scattered lots in Deep Creek. Builder-direct sales were 475 of the 2,279 recorded sales. Data updated: October 2026.
| Community | Builder | Builder-page detail (October 28, 2026) | Builder-direct sales, 12 months | Median, all sales in the plat |
|---|---|---|---|---|
| Esplanade at Starling | Taylor Morrison | 14 plans from $313,999 to $626,999, 1,483 to 4,591 sq ft, gated | 48 | $540,850 |
| Turnleaf | Dream Finders, Lennar, M/I Homes, Perry Homes | M/I Homes from $326,990; 1,735 homesites on 426 acres | 79 | $350,000 |
| Willow (Tuckers Pointe plat) | Lennar, Toll Brothers | Lennar villas from $249,999, patio homes from $265,999, executive homes from $295,999, manor homes from $346,999 | 92 | $319,500 |
| Heritage Station | Maronda, Ryan Homes | Maronda from the $299s, Ryan Homes from $267,990 | 16 | $351,200 |
| Coral Lakes | D.R. Horton | master-planned, model on Seagrass Drive | 34 | $328,100 |
| Seagrass | D.R. Horton | gated, kayak launch with canal access, 3 to 5 bedrooms, starting in the $290s | 17 | $300,000 |
| Sea Cove | D.R. Horton | townhomes and single family | 12 | $255,000 |
| Deep Creek scattered lots | Maronda | Melody from the $334s to Livorno from the $419s | 39 | $360,000 |
| Cassia Bay | Pulte | planned gated community, no year built on the county roll yet | 0 | not applicable |
Source: Builder pages (Taylor Morrison, Lennar, Toll Brothers, GreenPointe, M/I Homes, Maronda, Ryan Homes, D.R. Horton, Pulte), read October 28, 2026; Charlotte County Property Appraiser recorded sales for the sales and median columns. Builder prices are starting prices and change often. Deep Creek builder-direct sales are Sections 20 and 23 combined, all builders.
Burnt Store corridor builders
Esplanade at Starling, from Taylor Morrison at 26601 Dove Drive, is gated and the builder page says "low CDD fees" without an amount. Amenities are phased: the bark park, tennis and pickleball are listed as open, and the resort pool, spa and The Venue are listed as coming, with The Venue slated for early 2027. The builder page does not state an age restriction, so we do not describe it as one. Willow, off US 41 and Tuckers Grade, has Lennar villas, patio homes, executive homes, townhomes and manor homes, and Toll Brothers homes of 1,917 to over 3,516 square feet per its 2024 opening announcement; the county roll carries a "Tuckers Pointe CDD" for the plat.
Turnleaf is a GreenPointe master plan west of I-75 and US 41 along Burnt Store Road, with a community development district, a fitness center, pickleball, resort pool, yoga lawn, playground and a 5,500 square foot amenity center. GreenPointe states the plan will also feature an age-restricted active-adult community with private amenities, so some Turnleaf product may be age restricted, and the restriction for any given street must be read in its recorded declaration. M/I Homes lists estimated move-ins from November 25, 2026 to February 15, 2027. Heritage Station (Maronda and Ryan Homes) and Cassia Bay (Pulte, reported at about 222 homes) round out the corridor.
Seagrass, Seahaven and Sea Cove in the City
Seagrass, Seahaven and Sea Cove are the City's in-town new construction. D.R. Horton's page describes Seagrass as a gated community with a pool, passive park and private kayak launch with canal access, at 9695 Turtle Grass Circle. Gulfshore Business reported that City Council approved final plans for 117 more Seagrass homes on August 20, 2025, for 224 homes in all; confirm the final count with the City. Seahaven, Taylor Morrison's townhomes on West Marion Avenue in Punta Gorda Isles, is sold out or nearly sold out on the builder's pages, and the county shows 14 sales at $540,000 in the window. Sea Cove, also D.R. Horton, is at 9715 Sunbeam Circle and recorded 14 sales at $255,000, 12 of them builder-direct. City new construction pays the City levy and falls under the City's flood rules, covered below.
Deep Creek scattered lots
Maronda sells scattered-lot homes in Deep Creek's deed-restricted association from the $334s to the $419s across six plans, with the model at 1009 Rio De Janeiro Ave. Because those homes file under the Punta Gorda Isles Section 20 and 23 plats, they appear in county counts under a plat section, not a builder or community name. In the 12 months, Sections 20 and 23 recorded 39 builder-direct sales out of 293.
Babcock Ranch builders are a separate market
Toll Brothers' Waterview Landing, Regency and Sawgrass Lakes and Lennar's Tuckers Cove are Babcock Ranch communities, not Punta Gorda communities, and they are excluded from every figure on this page. See our Babcock Ranch homes for sale page for them.
What a new construction buyer should know about CDDs
Florida requires every contract for the initial sale of a residential unit inside a community development district to carry a bold statement just above the buyer's signature that the district may levy taxes or assessments in addition to county and local taxes (section 190.048). Resale contracts do not carry it by statute, so a resale buyer has to find the district on the tax bill. The county roll's taxing authority list for 2025 includes districts for Starling, Tuckers Pointe, Coral Lakes, Waterford Estates, Heritage Lake Park and Tern Bay. We did not source the dollar assessments, which vary by lot class: ask the builder for the district's adopted budget and the lot's assessment before you sign.
Are there golf and gated communities in Punta Gorda?
Yes. Gated and golf communities in the Punta Gorda area include Heritage Landing, Seminole Lakes, Burnt Store Isles with Twin Isles Country Club, the new gated builder communities at Esplanade at Starling and Seagrass, and, in Lee County, Burnt Store Marina. Each community's own site is the source below; membership terms need the club's documents. Data updated: October 2026.
| Community | What its own source says | Jurisdiction |
|---|---|---|
| Heritage Landing | Golf and country club, guard gated entry, resort pool, three restaurants, tennis, pickleball, bocce, fitness; began as Tern Bay, reopened December 6, 2019 | Unincorporated |
| Seminole Lakes | "A gated community within the confines of Punta Gorda, FL city limits," begun 1992, 8 lakes, 450 homes; its golf club is a separate organization at 26200 Stillwater Circle | City |
| Burnt Store Isles | Twin Isles Country Club in the center; about 400 golf-course homes and 1,000 canal-front homes | City |
| Burnt Store Marina | Gated, about 1,920 residences on 600 acres, 47 sub-associations, 27-hole golf course, private marina | Lee County |
| Esplanade at Starling | Gated per Taylor Morrison, amenities phased | Unincorporated |
| Seagrass | Gated per D.R. Horton, pool, passive park, kayak launch | City |
| Punta Gorda Isles clubs | Isles Yacht Club lists a 45-slip marina with transient slips; St. Andrews South Golf Club members use the yacht club's dining room, marina and tennis courts | City |
Source: Heritage Landing Golf and Country Club, Seminole Lakes property owners association, Burnt Store Isles Association, Burnt Store Marina master association, Taylor Morrison, D.R. Horton, Isles Yacht Club and St. Andrews South Golf Club websites, read October 28, 2026.
Golf and club membership terms differ widely, and none is assumed here. Some communities bundle a membership with the home, some make it optional and some keep the club separate from the property owners association, as Seminole Lakes does. Before you offer, ask for the club's membership documents, the current dues and initiation or capital fees, and whether the membership transfers on sale. A club estoppel or resale package, where one exists, answers most of it.
Are there 55+ communities in Punta Gorda?
Some Punta Gorda communities market themselves as 55 and older, but we have not verified a recorded age restriction for any of them. Windmill Village calls itself a resident-owned community of 452 homes for ages 55 and up, and Turnleaf's developer says a planned active-adult section will be age restricted. Read the recorded declaration first. Data updated: October 2026.
Age restrictions depend on a community's recorded documents, not on a marketing page, so we cite only what each community says about itself. Windmill Village states on its own site that it is "a 55+ resident-owned adult community of 452 homes" on the Peace River and Charlotte Harbor with Gulf access. The county roll shows 454 parcels built from 1969 to 2025, and the community recorded 23 sales at $185,800 in the 12 months. GreenPointe states that Turnleaf "will also feature an age-restricted active-adult community with private amenities," and the age basis for any specific Turnleaf neighborhood is unverified until a recorded declaration is cited. Esplanade at Starling is not described as 55+ by Taylor Morrison, and we found no age statement for Heritage Landing or Burnt Store Marina, so we assert none.
| Resident-owned park or co-op (county roll legal name) | Parcels | 12-month sales | Median | Age rule |
|---|---|---|---|---|
| Alligator Park Co-op | 404 | 20 | $119,500 | not verified |
| Burnt Store Colony co-op | 238 | 22 | $150,800 | not verified |
| Windmill Village | 454 | 23 | $185,800 | marketed as 55+ by the community |
| Lazy Lagoon co-op | 158 | 7 | $98,000 | not verified |
| Eagle Point, River Haven, Bay Palms and Waters Edge | 248, 127, 49 and 194 | not split out | not split out | not verified |
Source: Charlotte County Property Appraiser roll legal names and recorded sales, 12 months to September 9, 2026; Windmill Village website, read October 28, 2026. Ownership model comes from the roll's legal name only; fees, share transfer rules and age rules need each community's documents.
For co-ops and parks, ask whether you are buying a share, a fee-simple lot or a lease, what the monthly fee covers, whether the community approves buyers, and whether the age rule is recorded in its governing documents. A manufactured home in a fee-simple lot and a share in a co-op are different legal purchases with different lenders and insurance.
Is Punta Gorda in a flood zone?
About 93 percent of the City of Punta Gorda's land area lies in a FEMA Special Flood Hazard Area, almost all of it zone AE, by our computation from federal map layers. The City holds Community Rating System Class 5, a 25 percent discount on flood premiums for policies in those zones. Data updated: October 2026.
| FEMA zone inside the City of Punta Gorda | Square miles of land | Share of City land |
|---|---|---|
| AE, coastal floodplain | 14.229 | 91.8% |
| VE, coastal high hazard | 0.178 | 1.1% |
| All A, AE and VE (Special Flood Hazard Area) | 14.42 | 93.1% |
| X, 0.2 percent annual chance (shaded X) | 0.445 | 2.9% |
| X, minimal hazard (unshaded X) | 0.624 | 4.0% |
| D, undetermined | 0.003 | 0.0% |
Source: our computation from the FEMA National Flood Hazard Layer (effective flood maps, in force since December 15, 2022) intersected with the U.S. Census Bureau's 2020 City boundary and hydrography layers, 15.49 square miles of land, queried October 28, 2026. It measures land area, not parcels or structures, and it does not cover the unincorporated Punta Gorda ZIP codes.
Read that figure as land area, not homes: it does not say 93 percent of homes flood, and it does not cover unincorporated Punta Gorda addresses, which need their own lookup. Flood insurance is the norm with a mortgage in these zones, and the County's flood page says zones starting with A or V carry a 1 percent annual chance of flooding and that flood insurance is mandatory for federally backed mortgages there. The same page notes that moderate and low risk zones still flood, citing 25 percent of national flood claims. Zone AE has a published base flood elevation, VE adds wave action of 3 feet and higher with pilings or piers required, and the Coastal A Zone, bounded by the Limit of Moderate Wave Action, covers waves of 1.5 to 3 feet.
The County's 2025 Local Mitigation Strategy says the City holds 8 percent of the county's structures and 14.1 percent of the value of all county structures, calls flooding a higher risk in the City because its elevation is lower, and counts 25 repetitive-loss structures in the City, 136 in the county and 161 in all. On the discount, the County strategy text lists the City at Class 6 and a 20 percent discount, while the City's own flood readiness page, updated as of October 19, 2025, says Class 5 and 25 percent and posts its certification letter. We lead with the City's page, as the newer and more specific source. Premiums themselves now come from the NFIP's Risk Rating 2.0 method, which uses the structure's own data, so the discount is a percentage of a property-specific number and we print no premium here.
Flood zone and evacuation zone are different maps
A flood zone says how likely a lot is to flood and what the building must withstand. An evacuation zone says when the County asks residents to leave before a storm. They are separate maps, and a lot can sit in a low flood zone and a high evacuation zone or the reverse. The current Flood Insurance Rate Map for Charlotte County and the City took effect December 15, 2022; the City lists panels 0233G through 0244G and 0406G through 0409G for itself.
To check an address, use the County's Forerunner site for the flood zone and base flood elevation and for elevation certificates, the County's Know Your Zone tool for the evacuation zone, and FEMA's Flood Map Service Center for the official map. Charlotte County uses the NAVD88 datum. The City also publishes a "50% FEMA Rule" page on substantial improvement and substantial damage, which governs how much of a damaged or renovated house's value can be spent before the whole structure must meet current flood rules. Florida's seller flood disclosure, section 689.302, requires the seller to give the buyer a form before the contract is signed asking about flood damage, flood insurance claims and federal assistance, so ask for it before making an offer and compare it with the claims history your insurance agent can pull.
Hurricane Charley and Hurricane Ian in Punta Gorda
Punta Gorda has taken two Category 4 eyewall passes in 18 years, and the County's surge record shows the 2024 storms hit the Peace River and harbor shoreline harder than Ian did locally.
| Storm | Date | What the primary source records |
|---|---|---|
| Hurricane Charley | August 13, 2004 | Landfall near Cayo Costa as a Category 4 around 1945 UTC with winds near 130 knots; the eye passed over Punta Gorda about 2045 UTC and the eyewall struck the city and neighboring Port Charlotte. Punta Gorda airport gust 97 knots; lowest pressure 964.5 millibars. National Hurricane Center total damage $15.113 billion (2011 revision). |
| Hurricane Ian | September 28, 2022 | Peaked at 140 knots (Category 5) over open Gulf water; landfall on Cayo Costa at 130 knots, then a second landfall near Punta Gorda at 125 knots (Category 4) at 2035 UTC. Punta Gorda airport gust 117 knots; pressure 951.2 millibars observed in Punta Gorda; a USGS sensor at Pirate Harbor measured 4.47 feet above mean higher high water. At least 200 homes destroyed in Charlotte County; $112.9 billion US damage. |
| Hurricane Idalia | August 2023 | Charlotte County recorded 2 to 4 feet of surge and 5 to 7 inches of rain. |
| Hurricane Helene | September 2024 | Surge of 3 to 5 feet in the county; 8 structures destroyed and more than 2,000 damaged by surge and flooding. |
| Hurricane Milton | October 2024 | Surge of 5 to 8 feet including up the Peace River; more than 5,900 damage assessments, more than 2,500 structures with major damage and about 250 homes destroyed, mostly by surge. |
Source: National Hurricane Center Tropical Cyclone Reports for Charley (AL032004) and Ian (AL092022); Charlotte County emergency management flood page and timeline, read October 28, 2026.
Two points that careless summaries get wrong: Charley and Ian each made landfall at Cayo Costa, not at Punta Gorda, and Ian's Category 5 intensity was over open water, not at landfall. The county's own flood page puts Charley damage in the county at about $5.4 billion in private and public resources, and says southern Charlotte County saw more than 4 feet of inundation in Ian, with more than 200 homes destroyed, primarily by wind. Atlantic hurricane season runs June 1 to November 30. Florida's building code, shutter rules and the roof-age underwriting that insurers use today post-date Charley, but we did not source specific code dates, so ask for a wind mitigation report and roof permit on any house.
What schools serve Punta Gorda homes?
Charlotte County Public Schools earned an A district grade in the 2025 to 2026 Florida school grades, with 10 A schools, 8 B schools and 2 C schools. Punta Gorda Middle School rose from C to A, and Sallie Jones Elementary and Deep Creek Elementary each earned an A. Data updated: October 2026.
| School | Address | 2026 grade | 2025 grade | 2024 grade | Percent of points, 2026 |
|---|---|---|---|---|---|
| Sallie Jones Elementary School | 1230 Narranja St, Punta Gorda 33950 | A | A | A | 69 |
| East Elementary School | 27050 Fairway Dr, Punta Gorda 33982 | B | B | C | 56 |
| Deep Creek Elementary School | 26900 Harbor View Rd, 33983 | A | A | B | 64 |
| Punta Gorda Middle School | 1001 Education Ave, Punta Gorda 33950 | A | C | C | 64 |
| Charlotte High School | 1250 Cooper St, Punta Gorda 33950 | B | B | B | 63 |
| Florida Southwestern Collegiate High School (dual enrollment) | 26300 Airport Rd, Punta Gorda 33950 | A | A | A | 85 |
Source: Florida Department of Education, 2025-26 school grades (file dated as of September 1, 2026) and the department's school directory for district 08, read October 28, 2026. The state lists Deep Creek Elementary's city as Port Charlotte. Babcock Neighborhood School is excluded because Babcock Ranch has its own page.
The district itself earned an A for 2026 with 67 percent of points and 98 percent tested, after grades of B in 2025 and B in 2024. The grading scale is changing: the state's results packet says the cut for an A at the elementary level rises from 62 percent to 65 percent beginning in 2026 to 2027, so letters can drop for the same performance. We report letters and years only, and we do not rank schools or neighborhoods.
How do you find the school zoned to a Punta Gorda address?
Charlotte County Public Schools assigns students by attendance boundary, not by city limit, so a Punta Gorda address does not guarantee any school in the table. We could not verify which elementary school serves each Punta Gorda ZIP code, and the table's addresses come from the state directory. Confirm the zoned school for the exact address with the district before you write an offer.
What do property taxes, insurance, HOA and CDD fees cost in Punta Gorda?
A homesteaded buyer of a $340,000 Punta Gorda home pays about $5,033 a year in ad valorem tax inside the City and about $4,614 in unincorporated Charlotte County at 2026 final rates of 16.8148 and 15.3705 mills. Canal, stormwater, CDD and association charges are extra. Data updated: October 2026.
| District group (county tax district codes) | 2025 final mills | 2026 final mills |
|---|---|---|
| City of Punta Gorda (149, 150, 151, 152, 153, 155, 156, 992) | 16.6185 | 16.8148 |
| Unincorporated, with lighting MSTU (104, 101, 105, 111, 113, 120, 121, 162, 202) | 15.0855 | 15.3705 |
| Unincorporated, no lighting (110, 190, 198, 201, 232) | 14.8948 | 15.1798 |
| Unincorporated with Sandhill levy (108) | 15.7917 | 16.0767 |
| Unincorporated, South Florida Water Management District codes (including 205) | 14.9418 | 15.2268 |
| City of Punta Gorda with SFWMD codes (990) | 16.8486 | not shown |
Source: Charlotte County Property Appraiser, 2025 and 2026 final rate charts and final rate proofs. Code 104 is the most common unincorporated code, with 109,003 parcels on the 2025 chart.
The City's own levy was 3.8686 mills in 2025, adopted at the rollback rate and down from 3.9500, and is 3.9928 mills in 2026. City parcels do not pay the County's law enforcement or lighting levies, so a City bill is higher than an unincorporated bill by about 1.44 mills in 2026, not by the whole City rate. The 2026 final rates were set in September 2026, and the Tax Collector offers early payment discounts of 4 percent in November, 3 percent in December, 2 percent in January and 1 percent in February, with taxes delinquent after April 1.
A worked property tax bill on a $340,000 Punta Gorda home
| Line, 2026 final rates, homestead assumed | Unincorporated (code 104) | City (code 155) |
|---|---|---|
| School tax: $315,000 taxable x 6.2720 mills | $1,975.68 | $1,975.68 |
| Non-school tax: $290,000 taxable x 9.0985 or 10.5428 mills | $2,638.57 | $3,057.41 |
| Total ad valorem tax | $4,614.25 | $5,033.09 |
| Per month | $384.52 | $419.42 |
| Same price, no homestead (second home), $340,000 x total mills | $5,225.97 | $5,717.03 |
Source: our arithmetic from the Charlotte County Property Appraiser's 2026 final rates and the Florida Department of Revenue homestead exemption structure; ad valorem tax only.
The example assumes the $340,000 county median as the first-year assessed value, which is a conservative upper bound because the county's just value is usually lower than a sale price. Homestead exempts the first $25,000 from all taxes including school, and exempts a further band above $50,000 from non-school taxes only, so the school taxable value is $315,000 and the non-school taxable value is $290,000; the state adjusts the third band for inflation, which lowers the bill by a small amount. The same bill on the Census median owner-occupied value of $518,100 is $7,351.73 unincorporated and $8,027.81 in the City. A second home gets no exemption, and non-homesteaded assessed value is capped at 10 percent growth a year and resets when ownership changes. The Tax Collector's bill also carries non-ad valorem lines, including stormwater, solid waste, fire, canal district and seawall assessments, MSBU assessments and any CDD, none of which is in the table.
Homeowners and flood insurance in Punta Gorda
We print no insurance premium on this page, because the research behind it found no cited premium and a real quote depends on the address. What decides the price is documented. FEMA's Risk Rating 2.0 prices flood coverage from the structure's value and its own flood risk, including elevation and cost to rebuild, and an elevation certificate, which is optional, can be submitted to your agent to see if it lowers the rate. For wind coverage, ask the seller for the roof age and permit, the wind mitigation inspection report, the four-point report where an underwriter asks for it and the property's claims history.
Get a quote on the day the contract is signed, not at the end of the inspection period, and quote the flood policy separately from the homeowners policy, since homeowners policies do not cover flood. For a condominium, price the unit owner policy against the association's master policy, and ask your agent for the state-backed insurer's current eligibility rules, since they can change.
HOA, deed restrictions and CDD fees in Punta Gorda
Three kinds of recurring charge sit outside the tax rate. A homeowners association charge depends on the community, and section 720.401 requires the seller to give a prospective buyer a disclosure summary before signing, with the buyer able to cancel in writing within 3 days of receiving it or before closing, whichever comes first. A community development district charge appears as a non-ad valorem line on the tax bill, and new-home contracts carry the bold CDD statement described above. A County service unit charge also appears on the bill: the County's 2025 to 2026 proposed rates include a street lighting district at 0.1907 mills, Stump Pass dredging at 0.1978, law enforcement at 2.1449 and Sandhill at 0.7062, and which of these touches a parcel depends on its tax district.
Deed restrictions differ by community. Deep Creek's two associations describe deed-restricted communities, Burnt Store Lakes posts its 2021, 2023 and 2025 restrictions, Burnt Store Meadows posts its declaration, and Burnt Store Isles has the litigation described above. We have not confirmed any blanket restriction on Punta Gorda Isles lots, so request the recorded documents. The County's MSBU payoff search shows whether a lot carries a municipal service benefit unit balance.
What it costs each month to own a Punta Gorda home
| Illustrative monthly cost, before insurance | Condominium at $235,000, City | Single family at $340,000, unincorporated | Canal home at $550,000, City |
|---|---|---|---|
| Loan, 80 percent of price | $188,000 | $272,000 | $440,000 |
| Principal and interest, 30 years at 6.50 percent | $1,188.29 | $1,719.23 | $2,781.11 |
| Property tax, homestead, 2026 final rates | $272.30 | $384.52 | $713.68 |
| Canal district assessment (FY 2026 proposed to FY 2027 recommended) | none | none | $112.50 to $125.00 |
| Total before insurance and association charges | $1,460.59 | $2,103.75 | $3,607.29 to $3,619.79 |
Source: our arithmetic. The 6.50 percent rate is an illustrative assumption, not a quote or a current rate; the $235,000 and $340,000 prices are the county medians for condominiums and all homes, and $550,000 is the median in tax district 155, mostly Punta Gorda Isles; tax from the 2026 final rates above; canal assessment from the City rates above.
Not in the table: homeowners wind and flood insurance, a condominium's monthly association fee, HOA or CDD charges, dock and lift upkeep, dredging at the owner's expense and the cost of a seawall. Each $100 a month of association fee adds $1,200 a year, so a $400, $600 and $800 monthly fee would bring the condominium column to $1,860.59, $2,060.59 and $2,260.59 before insurance. The canal assessment adds about 3 percent to the canal home's monthly outlay, but it is the line most likely to rise.
Closing costs for a Punta Gorda buyer
Florida charges documentary stamp tax of 70 cents per $100 of consideration on the deed and 35 cents per $100 on a mortgage note (Chapter 201). On a $340,000 price that is $2,380 for the deed, and on a $272,000 loan $952 for the note; on $235,000 and a $188,000 loan it is $1,645 and $658, and on $550,000 and a $440,000 loan it is $3,850 and $1,540. The statute taxes the document. Who pays is a matter of the contract and local custom: sellers commonly pay deed stamps and buyers commonly pay note stamps, but that is a convention, not a Charlotte County rule, so read the contract's closing cost paragraphs. Title insurance, lender fees, survey and recording charges are not sourced here and vary by transaction. On a condominium, the association's estoppel certificate is capped at $250 when nothing is delinquent.
Can you rent out a Punta Gorda home?
Whether you can rent out a Punta Gorda home depends on the recorded documents for that home, not on the city name. Condominium declarations, association rules, deed restrictions and co-op bylaws set minimum lease terms and approval steps, and we could not source a single City or County rule to quote here.
Questions to ask before buying a Punta Gorda home you plan to rent
Start with the document that governs the property. For a condominium, read the leasing section of the declaration and rules, which are part of the packet a resale seller must provide under section 718.503, and order the estoppel certificate under section 718.116 to see what the association says today. For a house in an association, the section 720.401 disclosure summary and the recorded covenants answer the same question. For a co-op or manufactured-home park, ask whether you are buying a share, a lot or a lease, and whether the community approves tenants.
Then ask the City and County. We did not research rental registration, business tax or occupancy rules for the City of Punta Gorda or unincorporated Charlotte County, so confirm them for the address before you rely on rental income, and tell your lender how you plan to use the home, since loan terms differ for owner-occupied, second-home and investment purposes. If you plan to rent a canal home, remember that the dock, lift and seawall remain your responsibility to keep permitted and insurable.
What is changing in Punta Gorda?
The biggest changes around Punta Gorda are roads and a hospital. Lee County's Burnt Store Road widening cleared its state environmental review on August 5, 2025, Charlotte County has a roads package tied to a November 2026 sales tax vote, and AdventHealth has announced an emergency department off Jones Loop Road. Data updated: October 2026.
| Project | What the source says | Status as of October 28, 2026 |
|---|---|---|
| Burnt Store Road, Lee County section | State Location and Design Concept Acceptance on August 5, 2025 for Van Buren Parkway to the Charlotte County line; widening from two lanes to four lanes divided, expandable to six | Environmental review complete; later phases with Lee County |
| Burnt Store Road Area East/West Connector | County study linking Burnt Store Road to US 41; the 2026 sales tax sheet prices design, right-of-way and construction at $46,176,000 | Not funded unless voters approve the extension |
| Charlotte County sales tax extension | 1 percent, on the November 2026 ballot, with the connector and Taylor Road among listed projects | Pending; reported terms conflict, so we print none |
| Regional road priorities (MPO, March 30, 2026) | Jones Loop Road segments at $29.97 million, $17.85 million and $12.12 million; Taylor Road segments at $58.50 million, $53.52 million and $27.86 million; Burnt Store Road widening from the Lee County line to Wallaby Lane at $7.20 million; Tuckers Grade Extension design at $5.00 million; Harborview Road construction programmed in FY 2026 at $46.45 million for segment 1 | Priorities, not all funded |
| AdventHealth emergency department | AdventHealth's September 5, 2025 announcement places a new emergency department at the southeast corner of Jones Loop Road and Mac Ever Street, with later phases that may include a full-service hospital and medical office space. Gulfshore Business reported a 12-bed emergency department first, groundbreaking expected in November 2026, and steel supply as a risk to the opening | Planned in phases; no opening date promised |
| Burnt Store corridor mixed-use plan | Gulfshore Business reported that the county Planning and Zoning Board voted 3 to 0 on April 13, 2026 on 195,000 square feet of retail on 12.55 acres within a 277.75-acre site, with residential that could reach nearly 1,000 homes and up to 300 RV units | Commissioners' outcome not verified |
| Burnt Store Area Plan | County planning effort for large undeveloped properties south of Tuckers Grade, with 14 approved planned developments listed | In progress |
Source: Florida Department of Transportation project page 436928-1; Charlotte County project, sales tax and planning pages; Charlotte County-Punta Gorda Metropolitan Planning Organization 2026 project priorities; AdventHealth newsroom, September 5, 2025; Gulfshore Business and Fox 4 reporting, read October 28, 2026.
Treat the table as direction, not promise. Several items depend on a vote or on approvals that can change, and the research behind this page could not confirm the ballot language, so check the County's sales tax page after the election. There is no hospital open inside the City today; Fox 4 reported that the former ShorePoint Health Punta Gorda hospital on East Marion Avenue closed after the 2024 storms, and until the AdventHealth emergency department opens, emergency inpatient care for a Punta Gorda address is a drive to Port Charlotte, where AdventHealth Port Charlotte (254 beds, acquired March 1, 2025) and HCA Florida Fawcett Hospital (253 beds) operate. Lee Health's Lee Memorial (336 beds) is in Fort Myers.
Punta Gorda vs Port Charlotte vs Cape Coral: which fits you?
Punta Gorda, Port Charlotte and Cape Coral sit in two counties and differ in jurisdiction, flood mapping and hospital access. This page prices only Punta Gorda, at a $340,000 recorded median, so figures for the other two come from their own pages. Data updated: October 2026.
| Factor | Punta Gorda | Port Charlotte | Cape Coral |
|---|---|---|---|
| County | Charlotte | Charlotte | Lee |
| Government | The City of Punta Gorda is the only municipality in Charlotte County; many Punta Gorda addresses are unincorporated | Unincorporated Charlotte County | See our Cape Coral page |
| 12-month recorded median | $340,000 for the Punta Gorda area, $452,000 City, $315,000 unincorporated | Not covered on this page | See our Cape Coral page |
| 2026 final millage | 16.8148 City, 15.3705 unincorporated code 104 | Charlotte County unincorporated rates apply; confirm the parcel's district | Lee County rates; see our Cape Coral page |
| FEMA high-risk share | About 93 percent of City land in a Special Flood Hazard Area | Not computed here | Not computed here |
| Hospitals | None open in the City today | AdventHealth Port Charlotte and HCA Florida Fawcett | Not covered on this page |
| Road distance from downtown Punta Gorda | Not applicable | 7.2 miles, about 14 minutes modelled | Not measured here |
| Public school district | Charlotte County Public Schools, A for 2026 | Charlotte County Public Schools | Lee County school district |
Source: sections above for Punta Gorda; Charlotte County Property Appraiser 2026 final rates; U.S. Census Bureau; Charlotte County Local Mitigation Strategy; AdventHealth and HCA Florida Healthcare hospital pages; OpenStreetMap-based routing model, read October 28, 2026. Port Charlotte parcels are outside this page's recorded-sales scope.
The honest read is that Punta Gorda's own numbers differ sharply inside the area: the City's median is $452,000 and the unincorporated median is $315,000, and the canal and flood questions answered above matter more to the monthly cost than the town name. For Cape Coral's market, canals and tax rates, see our Cape Coral homes for sale page, and for the Lee County seat to the south see Fort Myers homes for sale.
Parks, the harbor and downtown near Punta Gorda homes
Punta Gorda's waterfront is public: the 2.5 mile Harborwalk runs along Charlotte Harbor from Trabue Park to Fishermen's Village, Laishley Park has a municipal marina with 85 slips and a public launch, and about 18 miles of Punta Gorda Pathways trails connect the City. Data updated: October 2026.
The Harborwalk and downtown parks
The City's facility directory describes the Harborwalk as 2.5 miles along Charlotte Harbor connecting Trabue Park to Fishermen's Village, with Veteran's Park, Gilchrist Park and a link to Linear Park along the way. The Punta Gorda Chamber lists Gilchrist Park at 400 W. Retta Esplanade, 11 acres between downtown and Fishermen's Village. The City's tourism site says the parks host more than 75 events a year. Every waterfront block in the original 1884 to 1885 plat was designated a park, which is the origin of the Harborwalk. Fishermen's Village anchors the harbor end of the walk.
Boating from Punta Gorda
The City sits on Charlotte Harbor and connects to the Peace River, the Myakka River and, through Boca Grande Pass, the Gulf of Mexico. The City's boating page lists two public launch points: Ponce de Leon Park at 3400 Ponce de Leon Parkway, with dedicated trailer parking and access to the Punta Gorda Isles canals and Charlotte Harbor, and Laishley Park Municipal Marina at 120 Laishley Court. The Charlotte Harbor National Estuary Program, which works on the harbor's watershed, is a division inside the City's own organization chart. The boating page gives no bridge clearances, locks, depths, run times or speed zones, so we print none; use your own chart and the posted signs.
Annual events at Punta Gorda parks
The regional tourism bureau lists Taste of Punta Gorda and Beyond at Laishley Park on March 7, 2027 and the Hibiscus Festival of Punta Gorda at Gilchrist Park from April 30 to May 2, 2027. Listing dates can shift, so verify before you plan around them.
Where is Punta Gorda, and how far is it from the airports, Fort Myers and Sarasota?
Punta Gorda is the Charlotte County seat, on Charlotte Harbor at the mouth of the Peace River. Punta Gorda Airport is about 4.0 road miles from downtown, roughly 12 minutes without traffic by our routing model, and Southwest Florida International Airport is 38.6 miles, about 48 minutes. Data updated: October 2026.
| From downtown Punta Gorda (Harborwalk area) | Road miles | Modelled minutes, no traffic |
|---|---|---|
| Punta Gorda Airport (PGD) | 4.0 | 12 |
| Port Charlotte town center | 7.2 | 14 |
| Southwest Florida International Airport (RSW) | 38.6 | 48 |
| Venice downtown | 37.6 | 50 |
| Sarasota downtown | 54.2 | 66 |
| Sarasota Bradenton International Airport (SRQ) | 60.4 | 75 |
| Naples downtown | 67.4 | 80 |
| Tampa downtown | 104.0 | 117 |
| Tampa International Airport (TPA) | 107.8 | 127 |
Source: our model using the open-source OSRM routing engine on OpenStreetMap road data, driving profile with free-flow speeds, queried October 28, 2026. These are modelled estimates, not published travel times; Interstate 75 and US 41 slow in winter, so check a live map before you plan a commute.
Airports near Punta Gorda
Punta Gorda Airport, owned and operated by the Charlotte County Airport Authority at 28000 A-1 Airport Road, offers nonstop service to more than 50 destinations on Sun Country and Allegiant, according to its site. The destination list is seasonal, so confirm routes before you plan around one. Southwest Florida International Airport in Fort Myers is the larger option at 38.6 modelled road miles.
Fort Myers, Sarasota and Naples
We do not print a downtown Fort Myers mileage, because our routing result conflicted with the commonly stated distance and we could not confirm it with a second tool. The airport figure above is the reliable reference for the Fort Myers side, and our Fort Myers homes for sale page covers that market. Sarasota's downtown is 54.2 modelled road miles and Naples 67.4.
What is the weather in Punta Gorda?
| Month | Mean high (F) | Mean low (F) | Rain (inches) |
|---|---|---|---|
| January | 75.3 | 52.0 | 2.07 |
| February | 78.1 | 54.5 | 1.93 |
| March | 81.4 | 57.3 | 2.54 |
| April | 85.8 | 62.0 | 2.31 |
| May | 89.9 | 66.9 | 3.48 |
| June | 91.9 | 72.5 | 9.60 |
| July | 92.5 | 74.3 | 8.61 |
| August | 92.7 | 74.7 | 9.32 |
| September | 91.1 | 73.6 | 7.20 |
| October | 87.3 | 67.7 | 3.11 |
| November | 81.5 | 59.5 | 1.87 |
| December | 77.3 | 55.1 | 1.76 |
Source: our averages of NOAA and National Weather Service cooperative station daily records for Punta Gorda 4 ESE, 1991 to 2020, served by the Regional Climate Centers; not an official NCEI normals product. Annual rain is about 53.8 inches, and June through September carries about 34.7 inches of it.
Summers run in the low 90s with daily thunderstorms, and winters run in the mid 70s for highs with lows near 50 to 55 degrees. The Atlantic hurricane season runs June 1 to November 30.
Who lives in Punta Gorda?
The U.S. Census Bureau estimates the City of Punta Gorda had 20,383 residents on July 1, 2025, up 4.0 percent from the April 2020 base, and Charlotte County had 217,212. The City's own budget page uses 20,929 residents for 2026. These are numbers only. Data updated: October 2026.
| Census QuickFacts measure | City of Punta Gorda | Charlotte County |
|---|---|---|
| Population estimate, July 1, 2025 | 20,383 | 217,212 |
| Population estimates base, April 1, 2020 | 19,596 | 186,823 |
| Percent change, April 2020 to July 2025 | 4.0% | 16.3% |
| 2020 Census | 19,471 | 186,847 |
| 2010 Census | 16,641 | 159,978 |
| Persons 65 and over | 53.6% | 40.9% |
| Persons under 18 | 8.2% | 12.0% |
| Owner-occupied housing rate, 2020 to 2024 | 81.7% | 83.8% |
| Median value of owner-occupied units | $518,100 | $328,900 |
| Median monthly owner costs with a mortgage | $2,758 | $1,773 |
| Median monthly owner costs without a mortgage | $986 | $678 |
| Median gross rent | $1,410 | $1,464 |
| Households, 2020 to 2024 | 10,235 | 90,542 |
| Persons per household | 1.96 | 2.17 |
| Median household income (2024 dollars) | $85,779 | $69,952 |
| Per capita income (2024 dollars) | $58,036 | $42,592 |
| Bachelor's degree or higher, age 25 and over | 41.7% | 27.0% |
| Mean travel time to work, minutes | 27.4 | 26.9 |
| Land area, square miles | 15.50 | 681.12 |
Source: U.S. Census Bureau QuickFacts, City of Punta Gorda and Charlotte County, read October 28, 2026. Median value is a survey figure, not a recorded-sale median; the county's recorded City median for the last 12 months is $452,000.
The City grew from 16,641 in the 2010 Census to 19,471 in 2020, and the City's budget page says its resident population grew from 17,302 in fiscal year 2007 to 20,929 in fiscal year 2026. Charlotte County added 16.3 percent from the April 2020 base to July 2025, and the county reports 3,015 building permits in 2025 and 131,960 housing units on July 1, 2025.
History, government and county services
Punta Gorda was platted in 1884 to 1885 as the Trabue subdivision on the south shore of the Peace River at its mouth on Charlotte Harbor, filed in Manatee County on February 24, 1885, and incorporated on December 7, 1887, after the railroad arrived and the Hotel Punta Gorda was built. It is the Charlotte County seat. The County Tax Collector's Punta Gorda office is at 410 Taylor Street, County Commission hearings are at 75 Taylor Street, and City Hall is at 120 Laishley Court.
Buying in Punta Gorda with Domain Realty Group
Domain Realty Group has been the #1 team in Southwest Florida since 2012, with offices in Bonita Springs, Naples and Fort Myers. We tracked every recorded Punta Gorda area sale to build this page, and we can pull the same county record for the exact plat, building and street you are considering.
Domain Realty Group is led by Jesse McGreevy and Marc Comisar and carries $2.5 billion in team production. On a Punta Gorda purchase that means three habits. On a condominium we read the estoppel, the reserve study and the milestone report before you are committed. On a canal house we check the flood zone, elevation certificate, seawall status and the dock and lift permit trail. On a new build we register you with the builder before your first model visit and read the district and association documents with you, then price your offer against recorded sales, not list prices.
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Meet the team on our agents page, read our client reviews or learn more about Domain Realty Group.
Domain Realty Group 239-441-2816
Offices in Bonita Springs, Naples and Fort Myers:
- Bonita Springs: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
- Naples: 9180 Galleria Ct #200, Naples, FL 34109
- Fort Myers: 8290 College Parkway, Unit 201, Fort Myers, FL 33919
Brokered by Domain Realty, a licensed Florida real estate brokerage. Jesse McGreevy, Florida license SL3101296. Marc Comisar, broker associate, Florida license BK3060671. All agents are licensed Florida real estate professionals.
Domain Realty Group agents who live in or work the Punta Gorda area
- Jesse McGreevy and Marc Comisar lead Domain Realty Group.
- Lindsey Moffat-Ridge and Jordan Ridge are Babcock Ranch specialists, per their own agent pages.
- Jason Peterson, Christina Walsh-Peterson and Jake Comisar are Domain Realty Group agents.
Ready to tour Punta Gorda homes?
Tell us your price range, the home type and the part of Punta Gorda you are drawn to, and a Domain Realty Group agent will line up resale showings and builder models in one trip. Start with the Punta Gorda homes for sale search, contact Domain Realty Group or call 239-441-2816. Domain Realty Group, the #1 team in Southwest Florida since 2012, will take it from there.
Thinking of selling a Punta Gorda home?
If you own in Punta Gorda and are weighing selling a Punta Gorda home, the same record works in reverse, and Jesse and Marc's McGreevy and Comisar team will show you where your home stands against these recorded sales. Seller preparation in Punta Gorda is mostly paperwork. Florida's seller flood disclosure under section 689.302 is due at or before contract signing. A condominium seller pays for the association packet under section 718.503, so order the estoppel and reserve study early. A canal seller should assemble the dock and lift permits, the seawall status and the canal assessment history, because every serious buyer will ask for them.
Frequently asked questions about Punta Gorda homes for sale
These answers cover inventory, recorded prices, the City line, canals, taxes, insurance, flood zones, storms and schools in Punta Gorda. Every figure comes from the county, the City, FEMA, the National Hurricane Center, the state, the school district or the MLS, with its date in the sections above and its source in the list below. Data updated: October 2026.
How many homes sold in Punta Gorda in the last 12 months?
Charlotte County recorded 2,279 qualified home sales in the Punta Gorda area in the 12 months to September 9, 2026, 818 inside the City of Punta Gorda and 1,461 in unincorporated Charlotte County with a Punta Gorda address, excluding Babcock Ranch and Harbour Heights. The MLS, which misses many builder and unlisted deeds, counted 580 closings in its 12 months to September 24, 2026.
What is the median home price in Punta Gorda?
The county's 12-month recorded median is $340,000, or $190 per living square foot, across the Punta Gorda area. Inside the City the median is $452,000 and in unincorporated Charlotte County it is $315,000. By ZIP code it ranges from $267,250 in 33982 to $390,000 in 33950, and the MLS view of the same city showed $360,000 for its own 12 months.
How much is a waterfront home in Punta Gorda?
Homes flagged waterfront on the county roll recorded 1,041 sales at a $425,000 median in the 12 months, and waterfront single family homes recorded 679 sales at $550,000. Inside the City the waterfront median was $537,500 on 609 sales, and outside it $332,500 on 432. The roll's flag does not say whether a canal reaches the harbor, so confirm access separately.
What is sailboat water in Punta Gorda?
Sailboat water means a canal or waterway that reaches the harbor without a fixed bridge or other height limit, so a masted boat can pass. The City says "Most of the PGI system features deep, wide canals with no fixed bridges, offering sailboat water access directly from your backyard to the harbor." The City publishes no clearance table, so we print no height or depth; measure the lowest bridge, check depth at the dock and canal mouth and ask the seller for the access letter.
Do Punta Gorda canals have bridges?
The City says most of the Punta Gorda Isles system has no fixed bridges, and its code names two inlet bridges, at Tarpon Inlet and Bass Inlet. Burnt Store Isles reaches the harbor through a narrow inlet where the old lock doors were removed in 2001, and the inlet was widened in 2025, so check the passage width for your boat. We found no first-party clearance information for canals elsewhere, including unincorporated Charlotte County waterfront, so a buyer should verify bridges, depth and access per address before pricing a home as sailboat water.
Who maintains the seawalls in Punta Gorda Isles?
The City's Canal Maintenance Division maintains and replaces City-maintained seawalls, funded by two assessment districts, Punta Gorda Isles and Burnt Store Isles, and the City reports 91 miles of seawalls and 45 miles of canals and inlets. Which parcels have City-maintained walls, and who owns the panel and cap on a given lot, could not be confirmed, so ask for the City's answer for the address.
What is the Punta Gorda canal assessment?
For a single family lot the Punta Gorda Isles canal assessment is $1,350 in fiscal year 2026 as proposed on the City's page, up from $550 in fiscal year 2021, with $1,500 recommended for fiscal year 2027. The Burnt Store Isles assessment is $1,010 for fiscal year 2026 as proposed, up from $460 in fiscal year 2021, with $1,035 recommended for fiscal year 2027. Confirm adopted amounts on the City's resolution.
Is Punta Gorda in a flood zone?
About 93.1 percent of the City of Punta Gorda's land area is in a FEMA Special Flood Hazard Area (91.8 percent zone AE and 1.1 percent VE), 2.9 percent is shaded X and 4.0 percent is unshaded X, by our computation from FEMA and Census layers. That measures land, not homes, and it excludes unincorporated Punta Gorda addresses. Check any address on the County's Forerunner site and get the elevation certificate.
Does Punta Gorda get hit by hurricanes?
Yes. Hurricane Charley crossed Punta Gorda on August 13, 2004, and Hurricane Ian made a second landfall near Punta Gorda on September 28, 2022; both were Category 4 at landfall. Charlotte County also recorded surge from Idalia in 2023 and from Helene and Milton in 2024. Atlantic hurricane season runs June 1 to November 30, and a buyer should budget for wind and flood coverage.
What happened in Punta Gorda during Hurricane Charley?
The National Hurricane Center says Charley made landfall near Cayo Costa as a Category 4 with winds near 130 knots, that its eye passed over Punta Gorda at about 2045 UTC on August 13, 2004, and that the eyewall struck the city and neighboring Port Charlotte with devastating results. Punta Gorda's airport station recorded a 97 knot gust before it failed, and the Center revised total damage to $15.113 billion.
How did Hurricane Ian affect Punta Gorda?
Ian made landfall on Cayo Costa at 130 knots on September 28, 2022 and, about an hour and a half later, made a second landfall near Punta Gorda at an estimated 125 knots, a Category 4. Punta Gorda's airport station recorded a 117 knot gust, and the City reports about 7.25 miles of seawall damaged across roughly 582 parcels. Charlotte County reports at least 200 homes destroyed.
What county is Punta Gorda in?
Punta Gorda is in Charlotte County and is the county seat. The City of Punta Gorda is the county's only incorporated municipality, so many homes with a Punta Gorda address are unincorporated county. Burnt Store Marina, which also uses a Punta Gorda ZIP code, is in Lee County, with its own property appraiser and tax rates.
What ZIP codes are in Punta Gorda?
This page covers ZIP codes 33950 (the City core, 971 sales at $390,000), 33955 (the Burnt Store corridor, 715 at $340,000), 33982 (east Punta Gorda and the airport, 160 at $267,250, excluding Babcock Ranch) and 33983 (Deep Creek, 433 at $315,000, excluding Harbour Heights). ZIP 33980 belongs to Port Charlotte.
Is Punta Gorda the same as Port Charlotte?
No. The City of Punta Gorda is a separate incorporated city, and Port Charlotte is an unincorporated community in the same county with its own ZIP codes, about 7.2 road miles and 14 modelled minutes from downtown Punta Gorda. Harbour Heights, which carries ZIP 33983, belongs to the Port Charlotte roster and is excluded from this page.
Is Babcock Ranch in Punta Gorda?
Babcock Ranch carries a Punta Gorda postal address in ZIP 33982 but is a separate master-planned community with its own market and builders, and we exclude it from every figure here. See our Babcock Ranch homes for sale page for its prices and communities.
Is Burnt Store Marina in Punta Gorda?
Burnt Store Marina is in Lee County and uses a Punta Gorda ZIP code, 33955. Lee County recorded 105 sales across all parcels with that ZIP in the 12 months to the newest recorded sale on September 15, 2026, at a $360,000 median, and all were resales. Its taxes come from Lee County, not Charlotte County. See our Burnt Store Marina homes and condos for sale page for its 2026 millage, recorded prices by building and flood zones.
Is Deep Creek part of the City of Punta Gorda?
No. Deep Creek is unincorporated Charlotte County with a Punta Gorda address, ZIP 33983, made up of Punta Gorda Isles Sections 20 and 23. The county recorded 293 sales there at $360,000 in the 12 months, against 38 MLS closings labelled Deep Creek, because most deeds file under the plat sections. Deep Creek pays unincorporated millage rather than the City rate.
How much does a condo cost in Punta Gorda?
The county recorded 456 condominium sales in the 12 months at a $235,000 median and $168 per living square foot. City condominiums sold at $272,000 on 259 sales and unincorporated condominiums at $179,900 on 197. Almost all are resales, with 7 builder-direct sales, so association fees, reserve studies and milestone reports matter more than the headline price.
Are there homes under $300,000 in Punta Gorda?
Yes. The county recorded 891 sales under $300,000 in the 12 months, 39.1 percent of all sales, including condominiums at a $235,000 median, mobile homes at $153,500, co-op units at $145,000 and resident-owned parks such as Windmill Village at $185,800. Another 522 sales, 22.9 percent, closed from $300,000 to $399,999.
How many Punta Gorda homes sell for over $1 million?
The county recorded 81 sales at $1 million or more in the 12 months, 77 from $1,000,000 to $1,999,999 and 4 at $2,000,000 or more, out of 2,279. The highest was $2,850,000. Burnt Store Marina, in Lee County, recorded a top sale of $1,150,000 and is not counted in the 81.
Is there land for sale in Punta Gorda?
Yes. Charlotte County recorded 631 qualified vacant land sales in the 12 months at a $32,000 median, from $2,000 to $6,248,600, with 359 in ZIP 33955 at $20,000 and 55 in ZIP 33950 at $210,000. Tropical Gulf Acres and Punta Gorda Isles lots produced the most sales. Check flood zone, utilities and assessments before you offer.
Where is new construction near Punta Gorda?
New construction clusters on the Burnt Store corridor in ZIP 33955, at Esplanade at Starling, Turnleaf, Willow, Heritage Station and Coral Lakes, with Seagrass and Sea Cove reported inside the City and Maronda selling scattered lots in Deep Creek. Builder-direct sales were 475 of the 2,279 recorded sales. Builder-page starting prices include Lennar's Willow villas from $249,999, Esplanade at Starling plans from $313,999 and M/I Homes at Turnleaf from $326,990.
Are there 55+ communities in Punta Gorda?
Windmill Village markets itself as a 55+ resident-owned community of 452 homes, and Turnleaf's developer says it will include an age-restricted active-adult community. We have not verified any recorded age restriction, so read the declaration, the bylaws and the community's approval rules before you rely on a label. Windmill Village recorded 23 sales at a $185,800 median.
Are there golf communities in Punta Gorda?
Yes. Heritage Landing Golf and Country Club in the Burnt Store corridor, Twin Isles Country Club in the center of Burnt Store Isles, and the golf club associated with Seminole Lakes, which is a separate organization, are the main ones, and Burnt Store Marina in Lee County has a 27-hole course. Membership terms differ, so request each club's current documents and fees.
How much are property taxes in Punta Gorda?
At 2026 final rates, a homesteaded $340,000 purchase carries about $5,033 a year in ad valorem tax inside the City, at 16.8148 mills, and about $4,614 in unincorporated Charlotte County at 15.3705 mills in code 104. A second home with no exemption would carry $5,717 and $5,226. Non-ad valorem charges such as canal, stormwater and CDD assessments are extra.
How much is homeowners insurance in Punta Gorda?
We do not print a premium, because the research behind this page found no cited figure and a real quote depends on the roof, the wind mitigation features, the flood zone and the elevation. FEMA's Risk Rating 2.0 prices flood coverage from the structure's own risk, and an elevation certificate can lower the rate. Get a quote for the exact address before your inspection period ends.
What is a CDD fee?
A community development district fee is a charge from a special district that financed a community's roads, stormwater or amenities, and it appears as a non-ad valorem line on the property tax bill. Florida requires new-home contracts to carry a bold CDD statement, and the county roll lists districts for Starling, Tuckers Pointe, Coral Lakes, Waterford Estates, Heritage Lake Park and Tern Bay. Ask for the lot's assessment.
Are Punta Gorda Isles homes deed restricted?
We have not confirmed a blanket deed restriction on Punta Gorda Isles lots, and the City lists a Special Residential Overlay District for Punta Gorda Isles, Burnt Store Isles and Burnt Store Meadows. Burnt Store Isles has restrictions that a trial court ruled expired in January 2001, and that ruling is under appeal. Read the recorded documents and the current status for the lot.
Can I rent out my Punta Gorda home?
It depends on the home's recorded documents: a condominium declaration, association rules, deed restrictions or co-op bylaws set minimum lease terms and approvals. We did not research City or County rental registration, so confirm those for the address. Ask for the leasing rules, the estoppel certificate and your lender's occupancy requirements before you plan on rental income.
What schools serve Punta Gorda?
Charlotte County Public Schools earned an A district grade for 2026. In the Florida Department of Education's 2025 to 2026 grades, Sallie Jones Elementary, Deep Creek Elementary and Punta Gorda Middle School earned an A, and East Elementary and Charlotte High School earned a B. Attendance zones follow boundaries, not city limits, so confirm the zoned school for your address with the district.
What is the nearest airport to Punta Gorda?
Punta Gorda Airport, at 28000 A-1 Airport Road in ZIP 33982, is about 4.0 road miles and 12 modelled minutes from downtown Punta Gorda, with nonstop service to more than 50 destinations on Allegiant and Sun Country according to its site. Southwest Florida International Airport is 38.6 road miles, about 48 minutes, from downtown.
How far is Punta Gorda from Fort Myers?
Southwest Florida International Airport, on the Fort Myers side, is 38.6 road miles and about 48 modelled minutes from downtown Punta Gorda without traffic. We do not print a downtown Fort Myers mileage because our routing result conflicted with the commonly stated distance. See our Fort Myers homes for sale page for that market.
What is the nearest beach to Punta Gorda?
We did not measure drive times to Gulf beaches for this page, so check a live map for the beach you have in mind. Closer to home, the public Harborwalk runs 2.5 miles along Charlotte Harbor, and the regional tourism bureau covers both Punta Gorda and Englewood Beach in its listings.
Is it a good time to buy a home in Punta Gorda?
We can give the data, not a prediction. The recorded median was $340,000 in 2025 and $340,000 in 2026 through September 9, against $379,000 in 2022 and $236,850 in 2019, and the county has recorded between 1,909 and 2,226 sales a year since 2022. The MLS view showed a 79-day median on market and 96.2 percent of list price.
Who pays title insurance in Charlotte County?
Title insurance is a term of the purchase contract, and the research behind this page found no Charlotte County rule that assigns it, so read the title paragraph of your contract and ask your agent who selects the title agent and who pays. Florida's documentary stamp taxes are separate: 70 cents per $100 on the deed and 35 cents per $100 on a mortgage note.
Is there a hospital in Punta Gorda?
No hospital is open inside the City of Punta Gorda today. AdventHealth announced a new emergency department at the southeast corner of Jones Loop Road and Mac Ever Street, with later phases that may include a full-service hospital. The nearest open hospitals are AdventHealth Port Charlotte (254 beds) and HCA Florida Fawcett Hospital (253 beds), both in Port Charlotte.
What does it cost to own a canal home in Punta Gorda each month?
On a $550,000 City canal home with a homestead exemption and a 30-year loan at an illustrative 6.50 percent with 20 percent down, principal and interest is about $2,781 a month, property tax about $714 and the canal assessment $113 to $125, a total of about $3,607 to $3,620 before insurance, flood coverage, dock and seawall costs and any association charges.
What should I know before buying a Punta Gorda condo?
Florida requires milestone inspections at 30 years for buildings of three or more stories, or 25 where the local agency requires it, and a structural integrity reserve study that cannot be completed after December 31, 2026. A resale buyer gets association documents and a 7-day cancellation window, and the estoppel certificate is capped at $250 when nothing is delinquent. Read all of it before you commit.
When was Punta Gorda founded?
Punta Gorda was platted in 1884 to 1885 as the Trabue subdivision, filed in Manatee County on February 24, 1885, and incorporated on December 7, 1887, after the railroad arrived and the Hotel Punta Gorda was built. Every waterfront block in the original plat was designated a park, which is the origin of the 2.5 mile Harborwalk.
What is the population of Punta Gorda?
The U.S. Census Bureau estimated the City of Punta Gorda's population at 20,383 on July 1, 2025, up 4.0 percent from the April 2020 base of 19,596, and the City's budget page uses 20,929 residents for 2026. Charlotte County's estimate was 217,212. These are numbers for the incorporated City, not for the postal Punta Gorda ZIP codes.
Sources
Every figure on this page traces to one of the sources below. No competing real estate portal or brokerage is cited, by policy. Web sources were read October 28, 2026 unless another date is shown. Tax, fee, insurance and flood figures change, so verify any figure that drives a purchase decision against its source.
County records and county services
- Charlotte County Property Appraiser, downloads: parcel roll and recorded sales files (October 28, 2026)
- Charlotte County Property Appraiser, tax roll statistics and millage charts (October 28, 2026)
- Charlotte County Property Appraiser, 2025 final rate chart by tax district (October 28, 2026)
- Charlotte County Property Appraiser, 2025 final rate proof by authority (October 28, 2026)
- Charlotte County Property Appraiser, 2026 final rate chart by tax district (October 28, 2026)
- Charlotte County Property Appraiser, 2026 final rate proof by authority (October 28, 2026)
- Charlotte County Property Appraiser, 2025 TRIM rates and hearings (October 28, 2026)
- Charlotte County Property Appraiser, real property record search (October 28, 2026)
- Charlotte County Property Appraiser, sales record search (October 28, 2026)
- Lee County Property Appraiser (October 28, 2026)
- Charlotte County Tax Collector, property tax, bill and early payment discounts (October 28, 2026)
- Charlotte County Tax Collector, real estate roll search (October 28, 2026)
- Charlotte County Emergency Management, flood information and event timeline (October 28, 2026)
- Charlotte County, Forerunner floodplain and elevation certificate lookup (October 28, 2026)
- Charlotte County, Know Your Zone evacuation lookup (October 28, 2026)
- Charlotte County and City of Punta Gorda, 2025 Local Mitigation Strategy (October 28, 2026)
- Charlotte County, 2020 Local Mitigation Strategy (October 28, 2026)
- Charlotte County, comprehensive plan, Future Land Use Element (October 28, 2026)
- Charlotte County Community Development, residential dock permit (October 28, 2026)
- Charlotte County Community Development, notice on permitting docks, boatlifts and seawalls, August 29, 2024 (October 28, 2026)
- Charlotte County, September 23, 2025 agenda item with MSTU rates (October 28, 2026)
- Charlotte County, MSBU payoff search (October 28, 2026)
- Charlotte County Community Development, Burnt Store Area Plan (October 28, 2026)
- Charlotte County, Burnt Store Road Area East/West Connector (October 28, 2026)
- Charlotte County, 2026 sales tax infrastructure project sheet, East/West Connector (October 28, 2026)
- Charlotte County, 2026 sales tax extension (October 28, 2026)
- Charlotte County, GIS (October 28, 2026)
- Charlotte County Clerk, plat and condo book viewer (October 28, 2026)
- Charlotte County Airport Authority, Punta Gorda Airport (October 28, 2026)
- Punta Gorda Airport, airlines and destinations (October 28, 2026)
- Charlotte County-Punta Gorda Metropolitan Planning Organization, 2026 project priorities, March 30, 2026 board packet (October 28, 2026)
City of Punta Gorda
- City of Punta Gorda, flood readiness, CRS class and FIRM panels (October 28, 2026)
- City of Punta Gorda, 50% FEMA rule (October 28, 2026)
- City of Punta Gorda, history (October 28, 2026)
- City of Punta Gorda, government (October 28, 2026)
- City of Punta Gorda, canals (October 28, 2026)
- City of Punta Gorda Finance, special assessments, canal rates by fiscal year (October 28, 2026)
- City of Punta Gorda, FY 2026 budget hearing presentation, September 10, 2025 (October 28, 2026)
- City of Punta Gorda, proposed FY 2026 budget (October 28, 2026)
- City of Punta Gorda, FY 2027 budget development page (October 28, 2026)
- City of Punta Gorda Public Works, storm-related seawall failures (October 28, 2026)
- City of Punta Gorda, canal maintenance program (October 28, 2026)
- City of Punta Gorda, Burnt Store Isles canal maintenance (October 28, 2026)
- City of Punta Gorda, boating (October 28, 2026)
- City of Punta Gorda, Building Division (October 28, 2026)
- City of Punta Gorda, land development regulations (October 28, 2026)
- City of Punta Gorda, parking restrictions and Special Residential Overlay listing (October 28, 2026)
- City of Punta Gorda, Harborwalk facility directory (October 28, 2026)
- Explore Punta Gorda (City tourism), our history (October 28, 2026)
- Punta Gorda Chamber of Commerce, places to go (October 28, 2026)
- Visit Punta Gorda and Englewood Beach, annual events and festivals (October 28, 2026)
Federal and state sources
- FEMA, Community Rating System (October 28, 2026)
- FEMA, Flood Map Service Center (October 28, 2026)
- FEMA, National Flood Hazard Layer, flood hazard zones (October 28, 2026)
- FEMA, Risk Rating 2.0 methodology (October 28, 2026)
- National Hurricane Center, Tropical Cyclone Report, Hurricane Charley (October 28, 2026)
- National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (October 28, 2026)
- U.S. Census Bureau, QuickFacts, City of Punta Gorda and Charlotte County (October 28, 2026)
- U.S. Census Bureau, TIGERweb incorporated places layer (October 28, 2026)
- U.S. Census Bureau, TIGERweb hydrography layer (October 28, 2026)
- Florida Department of Revenue, homestead exemption brochure (October 28, 2026)
- Florida Department of Revenue, property tax oversight (October 28, 2026)
- Florida Department of Revenue, 2025 Charlotte County taxing authority code descriptions (October 28, 2026)
- Florida Statutes, section 553.899, milestone inspections (October 28, 2026)
- Florida Statutes, section 718.112, bylaws and structural integrity reserve study (October 28, 2026)
- Florida Statutes, section 718.503, resale disclosure and voidability (October 28, 2026)
- Florida Statutes, section 718.116, assessments and estoppel certificates (October 28, 2026)
- Florida Statutes, section 720.401, homeowners association disclosure (October 28, 2026)
- Florida Statutes, section 190.048, community development district contract notice (October 28, 2026)
- Florida Statutes, section 689.302, seller flood disclosure (October 28, 2026)
- Florida Statutes, Chapter 201, documentary stamp tax (October 28, 2026)
- Laws of Florida, Chapter 2025-175 (October 28, 2026)
- Florida Senate, 2025 House Bill 913 committee staff analysis (October 28, 2026)
- Florida Department of Environmental Protection, dock permitting in Florida, May 2020 (October 28, 2026)
- Florida Fish and Wildlife Conservation Commission, Charlotte Harbor aquatic preserves (October 28, 2026)
- Florida Fish and Wildlife Conservation Commission, Charlotte Harbor marine zones (October 28, 2026)
- Florida Department of Transportation, Burnt Store Road project 436928-1 (October 28, 2026)
- NOAA National Centers for Environmental Information, U.S. climate normals (October 28, 2026)
- Regional Climate Centers, ACIS station data service (October 28, 2026)
- Charlotte Harbor National Estuary Program (October 28, 2026)
Schools
- Florida Department of Education, school grades (October 28, 2026)
- Florida Department of Education, 2025-26 school grades file (October 28, 2026)
- Florida Department of Education, 2025-26 district grades file (October 28, 2026)
- Florida Department of Education, 2025-26 school grades results packet (October 28, 2026)
- Florida Department of Education, Charlotte County school directory (October 28, 2026)
- Charlotte County Public Schools (October 28, 2026)
Communities, clubs and associations
- Burnt Store Isles Association (October 28, 2026)
- Burnt Store Isles Association, deed restrictions (October 28, 2026)
- Burnt Store Isles Association, deed restrictions update, status as of October 25, 2026 (October 28, 2026)
- Burnt Store Isles Association, condominiums (October 28, 2026)
- Deep Creek property owners association (October 28, 2026)
- Deep Creek Section 20, about (October 28, 2026)
- Deep Creek Section 23 Property Owners Association (October 28, 2026)
- Burnt Store Meadows Property Owners Association (October 28, 2026)
- Burnt Store Lakes Property Owners Association (October 28, 2026)
- Burnt Store Village Property Owners Association (October 28, 2026)
- Burnt Store Marina master association (October 28, 2026)
- Seminole Lakes property owners association (October 28, 2026)
- Punta Gorda Isles Civic Association (October 28, 2026)
- Windmill Village (October 28, 2026)
- Heritage Landing Golf and Country Club (October 28, 2026)
- Isles Yacht Club, about us (October 28, 2026)
- St. Andrews South Golf Club, dining and yacht club facilities (October 28, 2026)
- Ridge Harbor Association, welcome packet (October 28, 2026)
Builders and health care
- Taylor Morrison, Esplanade at Starling (October 28, 2026)
- Taylor Morrison, Seahaven (October 28, 2026)
- Maronda Homes, Deep Creek (October 28, 2026)
- Maronda Homes, Heritage Station (October 28, 2026)
- Maronda Homes, Burnt Store Village (October 28, 2026)
- Ryan Homes, Heritage Station (October 28, 2026)
- Lennar, Willow (October 28, 2026)
- Toll Brothers, Punta Gorda area communities (October 28, 2026)
- Toll Brothers, Willow grand opening release, June 3, 2024 (October 28, 2026)
- GreenPointe Holdings, Turnleaf (October 28, 2026)
- M/I Homes, Turnleaf (October 28, 2026)
- D.R. Horton, Seagrass (October 28, 2026)
- D.R. Horton, Coral Lakes (October 28, 2026)
- D.R. Horton, Sea Cove (October 28, 2026)
- Pulte Homes, Cassia Bay (October 28, 2026)
- AdventHealth, new emergency department in Punta Gorda, September 5, 2025 (October 28, 2026)
- AdventHealth, AdventHealth Port Charlotte (October 28, 2026)
- HCA Florida Healthcare, Fawcett Hospital (October 28, 2026)
- Lee Health, fast facts (October 28, 2026)
- OSRM open routing engine (drive-time estimates)
Market data
- Charlotte County Property Appraiser parcel roll and recorded sales files, local index built October 28, 2026, 12 months to September 9, 2026, computed for this page by the county-data job (qualified codes 01 and 02, improved, price over $1,000).
- Lee County Property Appraiser parcel and sale files, local index, ZIP 33955, 12 months, newest recorded sale September 15, 2026.
- Southwest Florida MLS (Matrix), Punta Gorda excluding Babcock Ranch, closed 12 months to September 24, 2026, pulled September 25, 2026.
- Gulfshore Business, Punta Gorda approves 117 more homes in Seagrass project (October 28, 2026)
- Gulfshore Business, plan granted for Burnt Store commercial project by planning and zoning board (October 28, 2026)
- Gulfshore Business, Punta Gorda hospital project wins key approval, October 1, 2026 (October 28, 2026)
- Fox 4, ShorePoint Health Punta Gorda to permanently close following hurricane damage (October 28, 2026)
- City of Punta Gorda, boating (October 28, 2026)
- City of Punta Gorda, Burnt Store Isles inlet widening project document (October 28, 2026)