Rotonda West Homes for Sale in Charlotte County, FL
Rotonda West homes for sale sit in seven golf sections arranged as a circular wheel in unincorporated Charlotte County, ZIP 33947, on the Cape Haze peninsula between Englewood and Cape Haze, reached by State Road 776 and County Road 771 (Gasparilla Road). The seven sections (White Marsh, Pinehurst, Broadmoor, Pebble Beach, Long Meadow, Pine Valley and Oakland Hills) hold 7,234 parcels on the Charlotte County Property Appraiser roll, and the county recorded 353 qualified home sales at a median of $405,000 there in the 12 months through September 9, 2026. Around the wheel lie the outer Rotonda plats (Rotonda Lakes, Heights, Sands, Meadows, Villas and Springs), each with its own association. Rotonda West is one of our Southwest Florida communities. Updated October 2026.
This page shows live Rotonda West listings, what Rotonda West homes actually sold for on the Charlotte County record, how the seven sections and the six outer plats differ in age, size and price, and the association dues, county assessments, taxes, flood facts, canal and dock rules, golf, schools and drive times that come with a Rotonda West address. Every figure names its record and date, and every source is listed at the bottom of the page.
By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.
Key takeaways for Rotonda West buyers
- Rotonda West is unincorporated Charlotte County, not a city: the seven golf sections carry a Rotonda West, FL 33947 mailing address, while Rotonda Sands, Meadows, Villas and Springs carry ZIP 33946, and the 2020 Census counted 10,114 people in the Rotonda census-designated place.
- The Charlotte County Property Appraiser roll counts 7,234 parcels in the seven sections: 5,398 single-family and 1,622 vacant residential lots, built 1970 to 2026 with a median year built of 2002.
- In the 12 months through September 9, 2026 the county recorded 353 qualified home sales in the seven sections at a $405,000 median ($208 per heated square foot for single-family homes), and 644 sales at a $407,750 median over 24 months.
- Across every Rotonda plat together (18,953 parcels), the county recorded 551 home sales at a $380,500 median, against 457 at $375,000 in the 12 months before; 103 were builder-direct at a $355,000 median.
- Pine Valley recorded the highest section median (48 sales at $516,750) and Oakland Hills the lowest (45 sales at $280,000), the oldest section with a median year built of 1974.
- Membership in the Rotonda West Association is mandatory in the seven sections: $190 per full lot and $95 per half lot for 2026, held flat nine budget years in a row, and the 2027 budget approved August 13, 2026 keeps current dues.
- The larger yearly line is Charlotte County's Rotonda West Street and Drainage MSBU on the tax bill: $445 per equivalent residential unit for FY2026; the outer plats carry their own MSBUs from $110 to $163.
- A FEMA flood map sample over the wheel returned Zone AE at 79.7 percent of points, mostly with an 8 foot base flood elevation, on the countywide map effective December 15, 2022; Charlotte County holds CRS Class 5 (up to 25 percent off NFIP premiums).
- Rotonda West canals are fresh water and landlocked: the Rotonda West Association counts 26 miles of canals, and boaters reach Lemon Bay or Gasparilla Sound by trailering to a county ramp.
- Rotonda Golf and Country Club lists five courses with one membership (one-year single $2,900, family $4,180 on the club page edited October 26, 2026); the recorded restrictions contain no golf membership requirement.
Rotonda West homes for sale right now
Rotonda West homes for sale are linked below, filtered to the Rotonda West MLS city and sorted by price, with separate searches for houses, condos and villas, and vacant lots. The Rotonda West city search returns homes in the seven sections and in the nearby Rotonda plats that share the Rotonda West mailing name. Data updated: October 2026.
Days on market, sale-to-list ratios and active-listing counts come from the MLS and are being added in our next data refresh.
- All Rotonda West homes for sale
- Houses for sale in Rotonda West
- Rotonda West condos and villas for sale
- Rotonda West lots and land for sale
Listing data refreshes from the MLS throughout the day, and a listing shown may already be under contract. Homes for sale in Rotonda West FL, Rotonda West FL 33947 and Rotonda West real estate searches return the same city set; golf course homes and canal homes appear inside it and can be narrowed by section once you open the search.
Ready to tour Rotonda West homes?
Tell us which sections, home type and price range you are weighing and a Domain Realty Group agent will set up showings and pull the recorded sales on those streets. Contact Domain Realty Group, call 239-441-2816, or search all Southwest Florida listings.
Houses, villas, condos and lots in one search
Rotonda West has four kinds of property for sale at once: single-family homes (5,398 in the seven sections), condominium and villa units (508 condo parcels in the ZIP 33947 condo group), a few 2 to 9 unit buildings, and vacant lots (1,622 in the seven sections and thousands more in the outer plats, per the county roll). The four links above split them so a lot search does not bury the homes.
What do homes in Rotonda West sell for?
Rotonda West homes in the seven golf sections sold at a median of $405,000 on the Charlotte County record across 353 qualified sales in the 12 months through September 9, 2026, from $136,600 to $835,000. Across every Rotonda plat together, 551 home sales recorded a $380,500 median, and condominiums sold at a $165,000 median. Data updated: October 2026.
We tracked every qualified Rotonda West sale on the Charlotte County file, section by section and plat by plat, to build the tables below.
| Charlotte County recorded home sales | Sales | Median | Low | High | Median $ per heated sq ft |
|---|---|---|---|---|---|
| Seven sections, 12 months, all homes | 353 | $405,000 | $136,600 | $835,000 | $208 |
| Seven sections, 12 months, single-family | 351 | $405,000 | $136,600 | $835,000 | $208 |
| Seven sections, 12 months, 2 to 9 unit buildings | 2 | $355,000 | n/a | n/a | $143 |
| Seven sections, 24 months, all homes | 644 | $407,750 | n/a | n/a | n/a |
| All Rotonda plats, 12 months, all homes | 551 | $380,500 | $72,500 | $850,000 | $202 |
| All Rotonda plats, 12 months, single-family | 513 | $390,000 | $136,600 | $850,000 | $206 |
| All Rotonda plats, 12 months, condominium | 35 | $165,000 | $72,500 | $255,000 | $138 |
| All Rotonda plats, prior 12 months, all homes | 457 | $375,000 | $92,000 | $850,000 | $209 |
| All Rotonda plats, 24 months, all homes | 1,008 | $380,000 | $72,500 | $850,000 | $206 |
Source: Charlotte County Property Appraiser roll and sale files, qualified (arm's length) improved home sales over $1,000, team county index built October 28, 2026. The newest qualified improved sale anywhere in the Charlotte County index is September 9, 2026, so the 12-month window runs September 10, 2025 to September 9, 2026. The seven-section low, high and 2 to 9 unit split are derived by script from the county sale list. Across all Rotonda plats the count rose from 457 to 551 (up 20.6 percent) and the median from $375,000 to $380,500 (up 1.5 percent). The seven sections recorded 644 sales in 24 months, so 291 closed in the 12 months before the latest window (644 minus 353).
The Rotonda West price trend by year
The yearly series below covers every Rotonda plat in the county set (seven sections plus the outer plats and the ZIP 33947 condominiums), so it moves with the mix of new outer-plat homes that closed each year.
| Year | Home sales | Median | Low | High | Single-family (sales / median) | Condo (sales / median) |
|---|---|---|---|---|---|---|
| 2016 | 436 | $226,300 | $54,000 | $478,400 | 381 / $234,700 | 48 / $129,500 |
| 2017 | 418 | $241,000 | $63,000 | $485,000 | 372 / $250,000 | 40 / $116,250 |
| 2018 | 463 | $241,500 | $12,000 | $837,500 | 409 / $251,500 | 46 / $141,250 |
| 2019 | 478 | $260,000 | $23,000 | $945,000 | 437 / $270,000 | 33 / $135,000 |
| 2020 | 597 | $269,000 | $75,500 | $675,000 | 546 / $275,500 | 44 / $142,500 |
| 2021 | 692 | $343,500 | $80,000 | $1,015,000 | 624 / $350,000 | 53 / $171,500 |
| 2022 | 481 | $425,000 | $97,500 | $1,750,000 | 422 / $445,350 | 43 / $224,900 |
| 2023 | 463 | $422,500 | $145,000 | $1,400,000 | 420 / $432,450 | 26 / $227,500 |
| 2024 | 468 | $390,000 | $75,000 | $1,075,000 | 435 / $400,000 | 27 / $219,000 |
| 2025 | 493 | $385,000 | $79,900 | $850,000 | 462 / $397,000 | 29 / $174,000 |
| 2026 (to September 9) | 400 | $370,000 | $72,500 | $850,000 | 373 / $382,500 | 24 / $157,500 |
Source: Charlotte County Property Appraiser sale files by calendar year, all Rotonda plats. The busiest year was 2021 (692 sales), and the highest yearly median in the series is $425,000 in 2022. The single-family median peaked at $445,350 in 2022 and was $382,500 for 2026 through September 9.
Single-family homes, condos and small multi-family
Single-family homes make up nearly every Rotonda West sale. In the seven sections 351 of the 353 recorded sales were single-family homes ($405,000 median) and 2 were 2 to 9 unit buildings ($355,000 median, 4 sales and a $391,500 median over 24 months). Across all Rotonda plats the 12-month split was 513 single-family sales at $390,000, 35 condominium sales at $165,000 (61 at $174,000 over 24 months) and 3 small multi-family sales at $535,000. The county roll shows no mobile-home parcels and no mobile-home sales anywhere in the 18,953 Rotonda parcels.
Builder-direct sales and resales
Of the 551 recorded Rotonda home sales in the latest 12 months, 103 (18.7 percent) were builder-direct, at a $355,000 median from $270,000 to $800,000 and $188 per heated square foot, and 448 were resales at a $387,750 median. Builder-direct here means the parcel's first recorded improved sale within a year of its year built. Inside the seven sections the county sale list shows 35 builder-direct sales (9.9 percent of 353) at a $565,000 median, 17 of them in Pine Valley, and 318 resales at a $402,500 median (derived by script from the county sale list). The outer plats carried most of the entry-priced new homes: 30 builder-direct sales in Rotonda Lakes at a $295,000 median, 21 in Rotonda Heights at $319,900 and 13 in Rotonda Sands at $325,000 (same derivation).
Price bands in the last 12 months
| Price band | All Rotonda plats (551 sales) | Share | Seven sections (353 sales) |
|---|---|---|---|
| Under $200,000 | 33 | 6.0% | 3 |
| $200,000 to $300,000 | 102 | 18.5% | 46 |
| $300,000 to $400,000 | 170 | 30.9% | 114 |
| $400,000 to $500,000 | 148 | 26.9% | 109 |
| $500,000 to $750,000 | 94 | 17.1% | 79 |
| $750,000 to $1,000,000 | 4 | 0.7% | 2 |
| $1,000,000 and up | 0 | 0.0% | 0 |
Source: Charlotte County Property Appraiser; the all-plats column is the county index table and the seven-section column is derived by script from the same sale list. The $300,000 to $400,000 band was the busiest in both sets, and no Rotonda home recorded a sale of $1,000,000 or more in the window.
Price by year built
| Year built (single-family) | All Rotonda plats: sales / median | Seven sections: sales / median |
|---|---|---|
| 1979 and earlier | 37 / $285,900 | 36 / $290,450 |
| 1980 to 1989 | 30 / $307,000 | 30 / $307,000 |
| 1990 to 1999 | 84 / $377,450 | 80 / $381,000 |
| 2000 to 2009 | 121 / $410,000 | 103 / $415,000 |
| 2010 to 2019 | 47 / $475,000 | 33 / $490,000 |
| 2020 to 2026 | 194 / $394,650 | 69 / $549,900 |
Homes built since 2020 were the largest group across all plats (194 sales) but sold at a lower median than 2010s homes, because many are smaller new homes in Rotonda Lakes, Heights and Sands. Inside the seven sections, the newest homes recorded the highest median, $549,900. Seven-section rows are derived by script from the county sale list.
Price per square foot in Rotonda West
County dollars per square foot on this page use heated (living) area from the Charlotte County roll, not total area under roof. On that basis the 12-month median was $208 for single-family homes in the seven sections, $202 for all Rotonda home sales, $206 for all Rotonda single-family homes and $138 for condominiums, against $209 for all Rotonda homes in the prior 12 months. By section, the sale list gives Pine Valley $247, Long Meadow $219, White Marsh $211, Broadmoor $211, Pinehurst $210, Pebble Beach $188 and Oakland Hills $172 (derived by script). Builder-direct homes recorded $188 and resales $205.
The highest and lowest recent Rotonda West sales
| Highest 12-month sales, seven sections | Recorded | Price | Heated sq ft | Built | Basis |
|---|---|---|---|---|---|
| White Marsh | January 14, 2026 | $835,000 | 2,661 | 2020 | resale |
| Pine Valley | July 31, 2026 | $750,000 | 2,327 | 2025 | builder-direct |
| White Marsh | January 5, 2026 | $720,000 | 2,177 | 2018 | resale |
| Long Meadow | March 31, 2026 | $715,000 | 2,314 | 2019 | resale |
| Long Meadow | August 12, 2026 | $700,000 | 2,028 | 2024 | resale |
| Lowest 12-month sales, seven sections | Recorded | Price | Heated sq ft | Built | Type |
|---|---|---|---|---|---|
| Oakland Hills | September 1, 2026 | $136,600 | 1,333 | 1973 | single-family |
| Oakland Hills | April 3, 2026 | $175,000 | 1,708 | 1979 | 2 to 9 units |
| Oakland Hills | January 12, 2026 | $195,000 | 1,542 | 1974 | single-family |
| Oakland Hills | January 30, 2026 | $200,000 | 1,539 | 1975 | single-family |
| Oakland Hills | September 26, 2025 | $200,000 | 1,030 | 1973 | single-family |
Source: Charlotte County Property Appraiser sale list, sorted by script. Street addresses and owners are on the county file and are not printed here. The highest home sale in the whole Rotonda set was $850,000, a Rotonda Sands home, and the lowest was a $72,500 condominium.
What the county record cannot show
The county file records the price and the date a deed was recorded. It does not record the asking price, how long the home was listed or how many Rotonda West homes are for sale today. Those are MLS fields, and they are being added in our next data refresh; the listing links above show current inventory now. The file also does not show a lot's canal or golf frontage, pool, roof age or condition, which is why two homes of the same size in the same section can record very different prices.
Rotonda West's seven sections compared
Rotonda West's seven sections run from Oakland Hills, the oldest (median year built 1974, $280,000 median sale), to Pine Valley, the newest and most vacant (median 2011, $516,750 median, 409 vacant lots). Each section is a pie-shaped wedge of the Rotonda West wheel with its own plat recorded in Charlotte County Plat Book 8. Data updated: October 2026.
| Section | Golf course the club or RWA guide places there | Parcels | Single-family | Vacant residential | Median year built | Median heated sq ft | 12-month sales / median | 24-month sales / median |
|---|---|---|---|---|---|---|---|---|
| White Marsh | Long Marsh (club address 20 White Marsh Rd) | 937 | 724 | 199 | 2005 | 2,060 | 53 / $450,000 | 83 / $450,000 |
| Pinehurst | Pinemoor (per the RWA guide) | 1,112 | 862 | 234 | 2004 | 1,922 | 56 / $400,500 | 104 / $407,750 |
| Broadmoor | none operating (Pinemoor East closed) | 1,045 | 906 | 128 | 2000 | 2,004 | 52 / $425,000 | 105 / $420,000 |
| Pebble Beach | The Palms (per the RWA guide) | 1,047 | 751 | 225 | 1989 | 1,800 | 49 / $330,000 | 85 / $330,000 |
| Long Meadow | Long Marsh nines (per the RWA guide) | 1,054 | 779 | 266 | 2004 | 2,039 | 50 / $447,500 | 90 / $450,000 |
| Pine Valley | Long Marsh nine added 2007 (per the RWA guide) | 974 | 558 | 409 | 2011 | 2,146 | 48 / $516,750 | 91 / $525,000 |
| Oakland Hills | The Hills (club: "Oakland Hills community") | 1,065 | 818 | 161 | 1974 | 1,677 | 45 / $280,000 | 86 / $284,950 |
| All seven | five club courses in and beside the wheel | 7,234 | 5,398 | 1,622 | 2002 | 1,933 | 353 / $405,000 | 644 / $407,750 |
Source: Charlotte County Property Appraiser roll (team county index, October 28, 2026) for every count and price; golf placement from the Rotonda Golf and Country Club course pages and an RWA golfing guide copy, which disagree in places, so treat the golf column as a guide and check the lot. Parcel counts include every property type, so columns do not sum to the parcel total. An eighth wedge, Rotonda St. Andrews (Plat Book 8, pages 21A to 21L), was never developed and is excluded from the recorded restrictions.
White Marsh
White Marsh sits southeast of the hub on the Rotonda West Association's canal map, recorded in Plat Book 8, pages 17A to 17L. The county roll counts 937 parcels: 724 single-family homes and 199 vacant residential lots, built 1990 to 2026 with a median year built of 2005 and a median 2,060 heated square feet. White Marsh recorded 53 sales at a $450,000 median in the latest 12 months, and the highest seven-section sale, $835,000, was a 2020 White Marsh home. The Long Marsh course gives its club address as 20 White Marsh Road, and RWA manager reports describe canal spraying and weed cutting in White Marsh.
Pinehurst
Pinehurst is the largest section by parcel count, 1,112 on the county roll, with 862 single-family homes and 234 vacant lots, built 1990 to 2026 (median 2004, median 1,922 heated square feet). Pinehurst recorded the most sales of any section in the latest 12 months, 56 at a $400,500 median, and 104 at $407,750 over 24 months. It lies northwest of the hub on the RWA map (Plat Book 8, pages 12A to 12K). The RWA golfing guide places the Pinemoor course here; the club lists Pinemoor at 80 Clubhouse Road, a Pete Dye design at par 70.
Broadmoor
Broadmoor sits northeast of the hub (Plat Book 8, pages 18A to 18L) and is the most built-out section: 906 single-family homes and only 128 vacant lots among 1,045 parcels, median year built 2000 and median 2,004 heated square feet. Broadmoor recorded 52 sales at a $425,000 median in the latest 12 months and no builder-direct sales on the county list. Broadmoor Park, home of the Rotonda West Association office and community center at 646 Rotonda Circle, is here. Sources disagree on Broadmoor's water and golf: its nine-hole Pinemoor East course closed years ago, so no operating course is claimed for it.
Pebble Beach
Pebble Beach lies northwest of the hub (Plat Book 8, pages 13A to 13L) and is the second-oldest section on the roll, built 1974 to 2026 with a median year built of 1989 and a median 1,800 heated square feet. Its 1,047 parcels include 751 single-family homes, 225 vacant lots and 63 small multi-family parcels of 2 to 9 units. Pebble Beach recorded 49 sales at a $330,000 median in the latest 12 months and $188 per heated square foot. The RWA guide ties The Palms course to Pebble Beach; the club lists The Palms at 266 Rotonda Circle.
Long Meadow
Long Meadow sits east of the hub (Plat Book 8, pages 19A to 19K), with 1,054 parcels: 779 single-family homes and 266 vacant lots, built 1991 to 2026, median year built 2004 and a median 2,039 heated square feet. Long Meadow recorded 50 sales at a $447,500 median in the latest 12 months and the second-highest section price per square foot, $219. Two of the five highest seven-section sales, $715,000 and $700,000, were Long Meadow homes. The RWA guide lists the 27-hole Long Marsh course across Long Meadow, White Marsh and Pine Valley.
Pine Valley
Pine Valley sits south of the hub (Plat Book 8, pages 16A to 16K) and is the newest section on the roll, built 1997 to 2026 with a median year built of 2011 and the largest median home, 2,146 heated square feet. It also holds the most vacant land of the seven: 409 vacant residential lots among 974 parcels, beside 558 single-family homes. Pine Valley recorded the highest section median, 48 sales at $516,750 ($525,000 over 24 months), and 17 of the 35 seven-section builder-direct sales. The club says the Long Marsh nine-hole addition opened in 2007.
Oakland Hills
Oakland Hills is the oldest Rotonda West section, west and southwest of the hub beside the undeveloped St. Andrews wedge (Plat Book 8, pages 15A to 15K and Plat Book 10, page 3). Its 1,065 parcels include 818 single-family homes, 161 vacant lots and 70 small multi-family parcels, built from 1970 with a median year of 1974 and a median 1,677 heated square feet. Oakland Hills recorded 45 sales at a $280,000 median in the latest 12 months, the lowest section median. The club describes The Hills course, 100 Rotonda Circle, as in the Oakland Hills community.
The other Rotonda plats: Lakes, Heights, Sands, Meadows, Villas and Springs
Rotonda West is ringed by six outer Rotonda plats that sit outside the wheel and outside the Rotonda West Association: Rotonda Lakes, Heights, Sands, Meadows, Villas and Springs. Together they hold most of the vacant land, with their own conservation associations and their own Charlotte County street and drainage assessments. Data updated: October 2026.
| Group (Charlotte County roll) | ZIP | Parcels | Single-family | Vacant residential | Built range (median) | Median heated sq ft | 12-month sales / median | 24-month sales / median | 12-month lot sales / median |
|---|---|---|---|---|---|---|---|---|---|
| Rotonda West, seven sections | 33947 | 7,234 | 5,398 | 1,622 | 1970 to 2026 (2002) | 1,933 | 353 / $405,000 | 644 / $407,750 | 63 / $40,000 |
| Rotonda Lakes | 33947 | 2,714 | 1,061 | 1,620 | 1990 to 2026 (2019) | 1,676 | 79 / $299,900 | 166 / $319,500 | 39 / $23,000 |
| Rotonda Heights | 33947 | 1,657 | 609 | 1,036 | 1980 to 2026 (2018) | 1,648 | 52 / $345,000 | 88 / $350,000 | 22 / $23,000 |
| Rotonda Sands | 33946 | 2,261 | 254 | 1,969 | 1994 to 2026 (2022) | 1,872 | 21 / $415,000 | 34 / $432,500 | 39 / $20,000 |
| Rotonda Meadows | 33946 | 2,217 | 58 | 2,121 | 1993 to 2026 (2022) | 1,911 | 4 / $465,000 | 5 / $505,000 | 51 / $16,000 |
| Rotonda Villas | 33946 | 2,075 | 2 | 2,060 | 2025 to 2026 (2025) | 1,982 | 0 | 0 | 57 / $15,000 |
| Rotonda Springs | 33946 | 25 | 0 | 23 | 1990 to 2001 (1995) | n/a | 0 | 0 | n/a |
| Other ZIP 33947 plats and condos (excluding Cape Haze) | 33947 | 770 | 69 | 60 | 1972 to 2026 (2004) | 1,188 | 42 / $179,500 | 71 / $185,000 | 4 / $18,250 |
Source: Charlotte County Property Appraiser roll and sale files, team county index October 28, 2026; the parcel decides the county, and every Rotonda plat is on the Charlotte County roll. All 18,953 parcels in the set add up from the rows above. Vacant residential parcels total 10,511 across the eight groups, 55.5 percent of all parcels (arithmetic from the county counts).
Rotonda Lakes
Rotonda Lakes lies northeast of the wheel, ZIP 33947, and was the busiest outer plat: 79 sales at a $299,900 median in the latest 12 months and 166 at $319,500 over 24 months. Its 2,714 parcels include 1,061 single-family homes and 1,620 vacant lots (59.7 percent vacant), with a median year built of 2019, so most homes are new. Owners belong to the Rotonda Lakes Conservation Association (Sunbiz 722804, filed March 1, 1972, active), not the RWA, and pay Charlotte County's Rotonda Lakes MSBU of $110 per ERU (FY2026). Lennar's Rotonda Lakes community shows sold out.
Rotonda Heights
Rotonda Heights lies northwest of the wheel, ZIP 33947, with 1,657 parcels: 609 single-family homes and 1,036 vacant lots (62.5 percent vacant), built from 1980 with a median year built of 2018. Rotonda Heights recorded 52 sales at a $345,000 median in the latest 12 months. The Rotonda Heights Conservation Association (Sunbiz 722968, filed March 22, 1972, active, managed by Tidal Link Management) operates under a 2018 revitalized declaration that makes every owner a member and makes unpaid assessments a lien. The county's Rotonda Heights MSBU is $163 per ERU for FY2026.
Rotonda Sands
Rotonda Sands lies south and southeast of the wheel and carries ZIP 33946. Its 2,261 parcels (including 32 commercial parcels) hold 254 single-family homes and 1,969 vacant lots, 87.1 percent vacant, with a median year built of 2022. Rotonda Sands recorded 21 sales at a $415,000 median and the highest outer-plat price per square foot, $257; the highest home sale in the whole Rotonda set, $850,000, was here. The Rotonda Sands Conservation Association (Sunbiz 722514, filed January 24, 1972) reviews new homes. Sands North pays a $110 MSBU, and occupied Sands lots also carry a $423.88 wastewater MSBU.
Rotonda Meadows
Rotonda Meadows lies east and southeast of the wheel toward Placida, ZIP 33946, and is 95.7 percent vacant: 2,121 vacant residential lots, 58 single-family homes and 35 vacant commercial parcels among 2,217. Rotonda Meadows recorded only 4 sales (median $465,000) in the latest 12 months but 51 lot sales at a $16,000 median. Owners belong to The Rotonda Meadows/Villas Conservation Association (Sunbiz 722803, filed March 1, 1972, active). The county's Rotonda Meadows and Villas MSBU is $150 per ERU, and occupied Meadows lots add a $423.88 wastewater MSBU (FY2026).
Rotonda Villas
Rotonda Villas sits east and southeast of the wheel beside Rotonda Meadows, ZIP 33946, and is essentially a lot market today: 2,060 vacant residential lots among 2,075 parcels (99.3 percent vacant) and just 2 single-family homes, both built 2025 to 2026. The county recorded no Rotonda Villas home sales in 24 months but 57 lot sales at a $15,000 median in the latest 12 months, the lowest lot median of any Rotonda plat. The separate Rotonda Villas Conservation Association shows inactive or merged on Sunbiz; Villas lots fall under the Meadows/Villas association and the $150 Rotonda Meadows and Villas MSBU. Do not confuse it with the Villas of Rotonda condominium.
Rotonda Springs
Rotonda Springs is the smallest Rotonda plat: 25 parcels on the Charlotte County roll, 23 of them vacant residential, with improvements dated 1990 to 2001 and no recorded home sales in 24 months. It carries ZIP 33946 and sits east and southeast of the wheel on the RWA zoning map, which shows mostly multi-family zoning plus agricultural estates. The only Sunbiz "Springs" association, The Rotonda Springs Conservation Association (726275), is inactive, and no Rotonda Springs MSBU appears in the county's FY2025 to FY2027 unit lists, so a buyer should confirm what association, if any, governs a Springs lot.
Rotonda West condos and villas
Rotonda West condominiums and villas sit mostly in the county's "other ZIP 33947" group: 508 condo parcels across more than two dozen small associations, led by Riverhouse with 142 units. Charlotte County recorded 35 condominium sales at a $165,000 median in the 12 months through September 9, 2026, and 61 at $174,000 over 24 months. Data updated: October 2026.
| Condominium (county roll code) | Condo parcels | Built | Median heated sq ft | 12-month sales / median | 24-month sales / median |
|---|---|---|---|---|---|
| Riverhouse (RVC) | 142 | 1973 to 1974 | 780 | 11 / $106,000 | 18 / $116,250 |
| Fiddlers Green Nature Trail (FNT) | 77 | 2005 to 2006 | 1,285 | 8 / $192,500 | 13 / $200,000 |
| Fiddlers Green Tall Pines (FGT) | 43 | 2006 to 2007 | 1,230 | 1 / $150,000 | 1 / $150,000 |
| The Condominiums at Waterside (TCW) | 42 | 2007 | 1,525 | 3 / $180,000 | 8 / $171,700 |
| The Clubhouse (CBH) | 22 | 1985 to 1987 | 1,512 | 0 | 1 / $127,100 |
| Al Lago Village (ALV) | 18 | 2004 to 2005 | 1,188 | 2 / $216,500 | 3 / $213,000 |
| The Cape (TCC) | 16 | 1986 to 1987 | 1,058 | 0 | 0 |
| Lemon Tree (LTC) | 14 | 1985 | 899 | 0 | 0 |
| Boulevard West of Rotonda (BWR) | 12 | 2004 | 874 | 1 / $134,900 | 1 / $134,900 |
| Villas of Rotonda (VOR) | 10 | 1987 to 1988 | 972 | 1 / $109,000 | 1 / $109,000 |
Source: Charlotte County Property Appraiser roll and sales, team county index October 28, 2026. Smaller condominiums on the roll include Fiddlers Green Lakeside and Riverview, Rotonda River Condominium, Knotts Landing, Paradise Lake Villas I, Sunset House, Terra Mar West, Siesta Palms, Sunset Village, Wrigley Villas, Rotonda Manor, Dragonfly, El Sombrero Village, The Chatham, Banyan Court, Del Rio, Rendez-Vous and Amber. Condo fees are set by each association and appear on its estoppel certificate; no first-party fee schedule was published for these associations.
Riverhouse
Riverhouse is the largest and oldest condominium in the Rotonda roster: 142 condo parcels built 1973 to 1974 with a median 780 heated square feet. Charlotte County recorded 11 Riverhouse sales at a $106,000 median in the latest 12 months and 18 at $116,250 over 24 months, the lowest median of the larger condominiums. The association is Riverhouse Condominium Association, Inc. (Sunbiz document 726161, filed April 18, 1973, active, amended and restated articles April 25, 2016, 2026 annual report filed March 19, 2026). No recorded age restriction for Riverhouse was found in the documents reviewed; the declaration of condominium on file with the Charlotte County Clerk controls.
Fiddlers Green
Fiddlers Green is a group of newer condominium phases off Rotonda Boulevard East. The Fiddler's Green Nature Trail association's own site describes 77 two- and three-bedroom units in ten two-story buildings, and the county roll matches with 77 Nature Trail condo parcels built 2005 to 2006 (8 sales at a $192,500 median in 12 months). Tall Pines adds 43 units built 2006 to 2007, and Lakeside and Riverview add 9 each. Sunbiz lists several active entities: Fiddler's Green Condominium Association (N00808), Association II (N15190), Lakeside (N03000009664), Nature Trail (N03000009663) and a Community Association (N23086); each phase's declaration sets which one bills a unit.
The Condominiums at Waterside
The Condominiums at Waterside has 42 condo parcels on the county roll, built in 2007 with a median 1,525 heated square feet, the largest units among the bigger Rotonda condominiums. Charlotte County recorded 3 Waterside sales at a $180,000 median in the latest 12 months and 8 at $171,700 over 24 months. Sunbiz shows The Condominiums at Waterside Association, Inc. (N05000005965, filed June 8, 2005, articles amended and restated March 6, 2007, 2026 annual report filed) and a separate Condominiums at Waterside Village Community Association, Inc. (N05000010545); which levies which charge is set in the recorded declaration.
Other condominium associations
Several smaller Rotonda condominiums have verified Sunbiz associations: Lemon Tree Condominium Association, Inc. (N00655, filed December 29, 1983, active), Villas of Rotonda Phases I and II Condominium Association, Inc. (N18855, filed January 22, 1987, reinstated February 28, 2012, principal address 255 Boundary Boulevard) and Terra Mar, West Condominium Association, Inc. (729377, filed April 16, 1974, restated articles March 25, 2021). Rotonda Manor Condominium Association (756463) shows inactive. Boulevard West of Rotonda appears in county use but no matching Sunbiz entity name was found, so its association should be confirmed from the recorded declaration.
Condo safety laws
Florida Statute 718.112 requires a structural integrity reserve study for condominium buildings three stories or higher. The Fiddler's Green Nature Trail buildings are two-story on the association's own description, so that requirement may not reach them; building heights for the other Rotonda condominiums were not published on a first-party page. Condo assessments and what a unit owes are governed by Florida Statute 718.116 and stated on the association's estoppel certificate, which a buyer receives before closing.
Rotonda West lots and new construction
Rotonda West lots in the seven sections sold at a $40,000 median across 63 qualified lot sales in the 12 months through September 9, 2026, about twice the $15,000 to $23,000 medians in the outer plats. New Rotonda West homes go up one scattered lot at a time, not in a master-planned builder phase. Data updated: October 2026.
Vacant lot prices by plat
| Plat group | Vacant residential parcels | 12-month lot sales | 12-month median | 24-month lot sales | 24-month median |
|---|---|---|---|---|---|
| Rotonda West, seven sections | 1,622 | 63 | $40,000 | 116 | $41,000 |
| Rotonda Lakes | 1,620 | 39 | $23,000 | 80 | $22,500 |
| Rotonda Heights | 1,036 | 22 | $23,000 | 52 | $22,450 |
| Rotonda Sands | 1,969 | 39 | $20,000 | 65 | $20,000 |
| Rotonda Meadows | 2,121 | 51 | $16,000 | 92 | $17,400 |
| Rotonda Villas | 2,060 | 57 | $15,000 | 100 | $14,250 |
| Other ZIP 33947 plats | 60 | 4 | $18,250 | 7 | $20,000 |
Source: Charlotte County Property Appraiser, qualified vacant-land sales over $1,000, team county index October 28, 2026. Charlotte County recorded 275 qualified vacant sales of any kind in the Rotonda set in the 12 months, against 557 improved sales. Lot price depends on frontage (canal, golf or neither), size and whether central sewer reaches the lot, none of which the sale record shows.
Builders building in Rotonda West now
| Builder | Rotonda page | Published starting price (builder's own site, October 28, 2026) | Sizes | Status |
|---|---|---|---|---|
| Maronda Homes | "Rotonda" scattered homesites | from the $349s | 1,988 to 3,579 sq ft | selling; offers to buy the homesite for the buyer |
| Adams Homes | "Rotonda" | "Low $400s"; 5 listed homes from $324,900 to $416,600 | 1,540 to 2,330 sq ft | selling; model at 8034 Wiltshire Drive |
| Lennar | Rotonda Lakes by Lennar | not shown | Hartford plan, 1,936 sq ft | sold out |
These are builder asking prices, not recorded sales, and builders change them without notice. D.R. Horton and Holiday Builders list nearby Port Charlotte and South Gulf Cove communities but no Rotonda community. The Rotonda West Association's March 13, 2026 manager's report counted 170 new construction projects awaiting final occupancy under its Clean Site program, the clearest published volume figure; the county does not publish permit counts by Rotonda plat.
What it costs to build on a Rotonda West lot
| Fee (unincorporated Charlotte County, seven sections) | Amount | Date and basis |
|---|---|---|
| Building permit pre-application | $150 | county permit page dated October 27, 2026 |
| Address $15, zoning $50, natural resources $55, tree $70, line and grade $310 | $500 | same page |
| County impact fee, single-family detached | $7,804 | schedule effective October 12, 2022, still linked October 28, 2026 |
| Charlotte County Utilities water connection (tap $3,405, distribution $3,830, service $1,394, meter $489) | $9,118 | Schedule A, effective April 1, 2026 |
| Charlotte County Utilities gravity sewer (tap $5,937, collection $3,791) | $9,728 | Schedule A, effective April 1, 2026 |
| Cape Cave Corporation plan review (seven sections) | $250 | developer guidelines, Revision 1 |
| RWA Clean Site compliance deposit (refundable terms per RWA) | $1,000 | RWA guidelines, 2023 |
| Total of the items above | $28,550 | $150 + $500 + $7,804 + $9,118 + $9,728 + $250 + $1,000 |
The building fee is 0.004 times the construction valuation (a $300,000 valuation gives $1,200) plus a surcharge of 0.025 times that fee ($30), and is not in the total. Lots inside the Englewood Fire District column of the county schedule show $7,519 instead of $7,804, a separate Englewood Area Fire Control District fire impact fee of $404.35 applies from January 1, 2025, and a low pressure sewer tank adds a $6,253 installation charge; the district and sewer type are set by parcel. These are fees, not a construction quote.
Water, sewer and septic by plat
Charlotte County Utilities, not a private company, provides water and sewer in Rotonda West. The county acquired the former Rotonda water, wastewater and reuse system on December 15, 2000, adding 3,700 water and 3,400 sewer customers, and treats wastewater at the Rotonda Water Reclamation Facility, 3740 Kendall Road, a 2.0 million gallon per day membrane bioreactor plant whose reclaimed water irrigates golf courses. Those 3,400 historical sewer connections cover a minority of the 18,953 Rotonda parcels, so many lots, particularly in the outer plats, need a septic system or a new connection; occupied Rotonda Meadows and Rotonda Sands lots pay a $423.88 wastewater MSBU. Since July 1, 2026, Florida Statute 381.0065 lets a single-family builder show a receipt for the septic application instead of an approved Department of Health permit to get the building permit, at the owner's risk. Check sewer availability for the parcel with the county before buying a lot.
Scrub-jay and gopher tortoise rules
Charlotte County's permit review checks protected species "such as scrub jays, gopher tortoises" on every new single-family permit. The county holds a U.S. Fish and Wildlife Service incidental take permit and Habitat Conservation Plan issued December 2014: a lot owner inside the Plan Area can apply, pay a development fee tiered by the lot's originally platted acreage (no dollar figure is published on the county page) and may not clear vegetation from March 1 to June 30 unless cleared before March 1, or can seek individual federal review instead. The county page does not name Rotonda, so whether a lot is in the Plan Area is a parcel check. For gopher tortoises, the Florida Fish and Wildlife Conservation Commission requires a permit to relocate tortoises even on a single home site with five or fewer tortoises (10 or fewer burrows) and no longer issues incidental take permits.
Who governs Rotonda West?
Rotonda West is governed by Charlotte County, because it is unincorporated, and by the Rotonda West Association, Inc., a mandatory homeowners' association for the seven sections under Florida Chapters 720 and 617. The county runs roads, drainage, fire and trash; the association enforces the recorded deed restrictions and maintains the canals, greenbelts and Broadmoor Park.
The Rotonda West Association
The Rotonda West Association, Inc. is Sunbiz document 741106, filed October 31, 1977, active, and was formerly named the Rotonda West Waterway Maintenance Association. Its office and community center are at 646 Rotonda Circle in Broadmoor Park, open Monday to Friday 8:00 a.m. to 4:00 p.m., and the board meets at noon on the second Thursday of each month, open to the public. Section 27 of the recorded Amended Restatement of Restrictions (Charlotte County Instrument 3589215, recorded November 20, 2025, 37 pages) makes membership automatic and mandatory for lot owners in the seven sections. Rotonda St. Andrews and the core area inside Parade Circle are excluded from those restrictions.
Annual dues and what they cover
The 2026 Rotonda West Association assessment is $190 per full lot and $95 per half lot, billed with a January 1, 2026 due date and a $25 late fee after February 15. The treasurer reported no increase "9 years in a row" for 2026, and the 2027 budget approved August 13, 2026 maintains current dues; the board may raise the assessment up to 15 percent a year without a member vote. The 2026 budget counts $1,527,600 in assessment revenue (8,040 lots at $190). Dues pay for waterway and drainage right-of-way maintenance, canal weed control, mowing of vacant lots, Broadmoor Park, the community center and enforcement; roads, paving, fire and trash are county services billed through taxes and assessments.
Deed restrictions buyers ask about
| Topic | Rule in the recorded Rotonda West restrictions (Instrument 3589215) | Section |
|---|---|---|
| Minimum home size | Single-family at least 1,600 sq ft of living area; duplex 1,000 sq ft per dwelling; triplex and larger 800 sq ft per dwelling | 11 |
| Garage | Fully enclosed two-car garage of at least 450 sq ft; no carports, pole barns or vehicle canopies | 11 |
| Height | Two floors and 35 ft maximum, measured from the FEMA base flood elevation; minimum roof pitch 5/12; no flat roofs | 11 |
| Fences | 6 ft maximum; no fence over 4 ft between the rear lot line and the rear of the home; none toward the street past the front of the home | 8 |
| Boats, RVs and trailers | Boats, motor homes, campers, trailers and ATVs kept in a fully enclosed garage; boats on trailers in a driveway 4 hours for loading; an RWA pass allows 8 overnight nights a month | 21, 24, 25 |
| Sheds | None visible from the street, neighbors, common areas or a golf course (grandfathered if in place July 19, 1995) | 9 |
| Pets | Domestic household pets only; no reptiles, poultry, horses or livestock; leash rule | 14 |
| Signs | Approval needed; temporary signs 18 by 24 inches or smaller, one per lot | 22 |
| Fines | Board sets amounts after notice and hearing; aggregate cap $5,000 | 35 |
The restrictions also define a "Dwelling" to include a condominium, duplex, triplex, multifamily building or townhome, so multi-family housing is not barred by the text; the roll shows 70 small multi-family parcels in Oakland Hills and 63 in Pebble Beach. Exterior changes go to the RWA Residential Modification Committee, which meets the second and fourth Tuesdays at 9:00 a.m.; approvals last six months and starting work first brings a $50 fine. Florida Statute 720.3075 protects parking of a personal pickup or work vehicle that is not a commercial motor vehicle.
Rentals and short-term rentals
Section 7 of the recorded Rotonda West restrictions says the ban on commercial use "shall not limit the ability of Owners to rent their Dwelling, except as provided in these Restrictions or the Rules and Regulations." A full-text search of the November 2025 restatement found no minimum lease term, no cap on rentals per year and no registration rule; owners answer for tenants. Florida Statute 720.306 lets an association later adopt rules barring rentals shorter than six months or more than three times a year that bind all owners, and Statute 509.032 preempts only local governments. Owners renting six months or less register for Charlotte County's 5 percent tourist development tax, and a state vacation rental license applies to whole units rented more than three times a year for under 30 days. Rental rules for the outer plats are set by each association's declaration.
Estoppel and transfer fees
Under the Rotonda West Association's fee policy (board resolutions of 2017 and 2020, policy page dated November 13, 2020), the seller pays $250 per lot for an estoppel certificate, plus $100 if the account is delinquent and $100 for delivery in three business days or less, and the buyer pays a $150 per lot transfer assessment when title changes. Florida Statute 720.30851 requires the association to deliver the certificate within 10 business days and caps the base fee at $250 with no delinquency. The RWA processed 32 estoppels and transfers in October 2026 through October 23. The association has flagged its policies page for an October 2026 rewrite, so confirm the current fees.
The outer plats' conservation associations
| Association (Charlotte County) | Sunbiz document | Filed | Status | Charlotte County street and drainage MSBU, FY2026 |
|---|---|---|---|---|
| Rotonda Lakes Conservation Association, Inc. | 722804 | March 1, 1972 | Active | $110 per ERU |
| Rotonda Heights Conservation Association, Inc. | 722968 | March 22, 1972 | Active | $163 per ERU |
| Rotonda Sands Conservation Association, Inc. | 722514 | January 24, 1972 | Active | $110 per ERU (Sands North) |
| The Rotonda Meadows/Villas Conservation Association, Inc. | 722803 | March 1, 1972 | Active | $150 per ERU (Meadows and Villas) |
| The Rotonda Springs Conservation Association, Inc. | 726275 | n/a | Inactive | no Springs MSBU listed |
Dues for these four active associations were not published on a first-party page, so ask each association for the current figure; Rotonda Heights estoppel requests go to the association by email. Each runs its own architectural review: Rotonda Lakes lists a $400 review fee, a $5,000 refundable clean-site deposit and a 1,500 square foot minimum (manual updated February 2025), and Rotonda Sands lists a $400 review fee and $5,000 compliance deposit in its November 2024 guidelines (its February 2024 version listed $300 and $2,500).
What does it cost to own in Rotonda West?
Rotonda West ownership costs stack in four layers: Charlotte County tax at 15.3705 mills for 2026, assessments such as the $445 Rotonda West MSBU, the $190 association assessment, and insurance and utilities. At the seven-section median of $405,000, the tax and assessment lines alone come to about $6,235 a year with homestead. Data updated: October 2026.
2026 property tax millage
| Levy (mills per $1,000 of taxable value) | 2025 final (derived) | 2026 final |
|---|---|---|
| County general fund | 6.0394 | 6.1275 |
| Law enforcement | 2.1449 | 2.3578 |
| Lighting district | 0.1907 | 0.1907 |
| Environmentally sensitive lands | 0.2000 | 0.2000 |
| West Coast Inland Navigation District | 0.0394 | 0.0394 |
| Southwest Florida Water Management District | 0.1831 | 0.1831 |
| School, state required local effort | 3.0400 | 3.0240 |
| School, local discretionary | 3.2480 | 3.2480 |
| Total | 15.0855 | 15.3705 |
Source: Charlotte County Property Appraiser 2026 final rate chart; the 2025 column is derived from the "previous" column of the 2026 TRIM rates because the 2025 final chart did not load. School levies total 6.2720 mills and non-school levies 9.0985 for 2026 (15.3705 minus 6.2720), and the total rose 0.2850 mills from 2025. Without the lighting district the 2026 total is 15.1798. This is the unincorporated county pattern; confirm the tax district code on the parcel's own record.
Non-ad valorem assessments on the tax bill
| Line on a Charlotte County tax bill | FY2026 rate | Applies to |
|---|---|---|
| Rotonda West Street and Drainage MSBU | $445.00 per ERU | seven sections, vacant and occupied (also the maximum rate; the county's FY27 sheet shows $445) |
| Rotonda Heights MSBU | $163.00 per ERU | Rotonda Heights |
| Rotonda Meadows and Villas MSBU | $150.00 per ERU | Meadows and Villas |
| Rotonda Lakes MSBU | $110.00 per ERU | Rotonda Lakes |
| Rotonda Sands North MSBU | $110.00 per ERU (maximum $111 vacant) | Rotonda Sands North |
| Rotonda Meadows and Rotonda Sands wastewater MSBUs | $423.88 per ERU, occupied only | Meadows and Sands lots with service |
| Charlotte County Fire MSBU | $278.20 occupied; $118.50 vacant lot | unincorporated parcels, if on the bill |
| Englewood Area Fire Control District fire assessment | $266.31 residential; $58.57 vacant (FY2025-26) | parcels inside that district only |
| Charlotte Sanitation District | $324.64 occupied | if on the bill |
Source: Charlotte County MSBU hearing packet (FY2025 and FY2026 rates), county MSBU sheets for FY2027, and the Englewood Area Fire Control District. Which fire, sanitation and stormwater lines apply depends on the parcel, so the tax bill for the specific address is the only reliable source. The July 22, 2026 MSBU hearing included no Rotonda unit, so FY2027 Rotonda rates cannot exceed the FY2026 maximums.
Worked yearly cost example with homestead
This example uses the seven-section single-family median sale price of $405,000 as the taxable value, for illustration only (the Property Appraiser sets just value, often below price). The 2026 homestead exemption is $25,000 off all levies plus a second $26,411 off non-school levies. The 26,411 figure is the Florida Department of Revenue's 2026 additional homestead exemption adjustment. The worked example uses the 15.3705-mill unincorporated rate set; Charlotte County parcels that also sit in the Stump Pass Dredging MSTU carry another 0.1978 mills (15.5683 in total for 2026), so read the district code on the parcel's own tax bill before you budget.
| Line | Arithmetic | Amount |
|---|---|---|
| School taxable value | $405,000 minus $25,000 | $380,000 |
| Non-school taxable value | $405,000 minus $25,000 minus $26,411 | $353,589 |
| School tax | 380 x 6.2720 | $2,383.36 |
| Non-school tax | 353.589 x 9.0985 | $3,217.13 |
| Ad valorem total | $2,383.36 + $3,217.13 | $5,600.49 |
| Rotonda West MSBU | one ERU | $445.00 |
| Rotonda West Association assessment | one full lot, 2026 | $190.00 |
| Yearly total before fire, sanitation, insurance and utilities | $5,600.49 + $445.00 + $190.00 | $6,235.49 |
Paying in November earns a 4 percent discount on the bill (3 percent December, 2 percent January, 1 percent February); taxes become delinquent April 1. Save Our Homes then limits growth in a homestead's assessed value to the lesser of 3 percent or CPI (2.7 percent for 2026), but a sale resets the value to just value on January 1 of the following year, so a seller's bill is not a forecast of the buyer's.
The same home without homestead
A second home or rental is taxed on the full taxable value. At $405,000: school tax 405 x 6.2720 = $2,540.16 and non-school tax 405 x 9.0985 = $3,684.89, for $6,225.05 in ad valorem tax, an effective 1.537 percent. Adding the $445 MSBU and the $190 RWA assessment gives $6,860.05 a year. The homestead savings at this price is $6,225.05 minus $5,600.49 = $624.56, and it stays $624.56 at any price above the exemptions. Non-homestead residential property has its own 10 percent annual assessment cap. Amendment 3 on the November 3, 2026 ballot would raise the non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028 and lower that cap to 5 percent if 60 percent of voters approve; it is not decided as of this update.
Buyer closing costs in Charlotte County
| Statutory item, $405,000 purchase with 20 percent down ($324,000 loan) | Rule | Amount | Customarily paid by |
|---|---|---|---|
| Documentary stamps on the note | $0.35 per $100 of the loan (s. 201.08): 3,240 x $0.35 | $1,134.00 | buyer |
| Intangible tax on the mortgage | 2 mills of the loan (s. 199.133): 324,000 x 0.002 | $648.00 | buyer |
| Recording | $10 first page, $8.50 each added page (s. 28.24): 3 pages | $27.00 | buyer |
| Documentary stamps on the deed | $0.70 per $100 of price (s. 201.02): 4,050 x $0.70 | $2,835.00 | seller |
| Owner's title policy (promulgated rate) | $5.75 per $1,000 to $100,000 plus $5.00 per $1,000 to $1 million: $575 + $1,525 | $2,100.00 | seller, by local custom |
The buyer's statutory taxes on the loan come to $1,782.00 ($1,134.00 + $648.00). Who pays the owner's title policy is custom in Charlotte County, not law, and the contract can change it. Lender fees, the lender's title policy, settlement fees, inspections, surveys and prorations are not included. A cash purchase pays no note stamps or intangible tax. At closing, the RWA estoppel ($250, seller) and transfer assessment ($150, buyer) also apply in the seven sections.
Homeowners insurance and wind mitigation
No first-party source publishes a Rotonda West premium. Citizens Property Insurance's revised 2026 rate kit shows its Charlotte County HO-3 average moving from $3,069 to $2,887 (minus 5.9 percent) across 3,438 policies, against a statewide HO-3 change of minus 8.7 percent ($3,506 to $3,202). Quotes move with roof age, construction year and wind features. A wind mitigation inspection on form OIR-B1-1802 (new version required for inspections on or after April 1, 2026, valid five years) documents roof covering, deck attachment, roof-to-wall connections, roof shape, secondary water resistance and opening protection, and Florida Statute 627.0629 requires insurers to give actuarially reasonable discounts for qualifying features. Charlotte County Fire and EMS reported an improved ISO Class 3/3X rating in an October 7, 2026 release; savings depend on the insurer. Flood insurance is separate and covered in the flood section below.
Water and sewer bills
Charlotte County Utilities' July 2026 gravity sewer FAQ lists a sewer usage charge of $6.36 per 1,000 gallons and an approximate monthly sewer bill of $75.95 for an average customer using 4,000 gallons. Drinking water comes from the Peace River Manasota Regional Water Supply plant (the old Rotonda water plant was decommissioned in August 2002), and the county buys about 95 percent of its drinking water from that authority. Florida Power and Light serves electric, with an October 2026 residential customer charge of $10.52 a month and 7.865 cents per kWh up to 1,000 kWh before adjustments. As of October 2026 the Southwest Florida Water Management District's Modified Phase III order limits lawn watering to once a week through March 31, 2027, between 12:01 a.m. and 4 a.m. on the day set by the address's last digit.
Golf in Rotonda West
Rotonda West golf is run by Rotonda Golf and Country Club, which lists five semi-private courses on one membership: The Hills, Long Marsh, The Palms and Pinemoor inside the wheel, and The Links in neighboring Cape Haze. The recorded Rotonda West restrictions contain no golf membership requirement, and the Rotonda West Association does not own the courses.
Five Rotonda Golf and Country Club courses
| Course | Club address | Holes as the club publishes | Par as published | Designer | Status, October 2026 | Source |
|---|---|---|---|---|---|---|
| The Hills | 100 Rotonda Circle ("Oakland Hills community") | 18 | 72 | Jim Petrides | open; clubhouse and The Hills Restaurant | club course page |
| Long Marsh | 20 White Marsh Road | 27 | not published | Ted McAnlis | open; tees 5,257 to 7,120 yards | club course page |
| The Palms | 266 Rotonda Circle | 18 on the club page | 72 | D.J. DeVictor | 2026 makeover reported; hole count to confirm | club course page |
| Pinemoor | 80 Clubhouse Road | 18 | 70 | Pete Dye | open; joined the Rotonda club in 2011 | club course page |
| The Links | 4055 Cape Haze Drive (Cape Haze) | 18 | 63 | John LaFoy | open; 80 acres, 35 of them water | club course page |
The club's home page advertises "99 Holes of Golf," which matches the course pages (27 + 18 + 18 + 18 + 18 = 99), but club social posts seen only as search excerpts describe a summer 2026 Palms makeover reducing it from 18 to 12 holes with an October 16 re-opening; the club's Palms page still shows 18. Treat the Palms hole count, and so the 99-hole total, as unconfirmed until the club updates its page. Sources also disagree on opening years (the club gives The Hills 1973, while the RWA history dates the first course to 1971), so this page leaves opening years to the club.
Membership prices
| Rotonda Golf and Country Club membership (club page edited October 26, 2026) | Price |
|---|---|
| One year, single | $2,900 |
| One year, family | $4,180 |
| Two years, single | $4,930 |
| Two years, family | $7,106 |
| Initiation, single | $375 |
| Initiation, family | $750 |
Membership covers all five courses with advance tee times and a member discount; the club states "Never any assessments" and no food and beverage minimum. Daily-fee rates were not published on a fetchable club page. Golf membership is a separate purchase from the Rotonda West Association assessment. The Hills Restaurant is open to the public for Wednesday and Friday dinner and Sunday breakfast, per the club.
What happened to Pinemoor East
Pinemoor East was a nine-hole Pete Dye course in Broadmoor. The Englewood Sun reported in September 2012 that it had been closed "for a couple of years," with pumps and irrigation heads missing and a rebuild estimated at around $1.5 million. A 2016 Englewood Sun history reports that the 169-acre former Pinemoor East was offered to the Rotonda West Association for $50,000 in 2014 and renamed Broadmoor Park; the association's reports describe Broadmoor Park as 168 acres. Earlier, in March 2011, the Sarasota Herald-Tribune reported that Rotonda Golf Partners LLC, managed by William J. Stine, bought the Pinemoor course out of foreclosure for $1.1 million.
Rotonda West canals and boating
Rotonda West canals are fresh water and do not connect to the Gulf of Mexico, Lemon Bay or Charlotte Harbor. The Rotonda West Association counts twenty-six miles of canals plus ponds and lakes, used for small boats at no wake, and owners who want saltwater boating trailer to a Charlotte County ramp on Lemon Bay or Gasparilla Sound.
Fresh water, no Gulf access
The University of South Florida Water Atlas history of Southwest Florida waterways records that the Rotonda waterways were designed as fresh water, that a dam across West Coral Creek keeps salt water out of the fresh upland runoff, and that the system was never connected to the bay system, so Gulf access does not exist from a Rotonda West canal lot. The association's own description places boating "in Lemon Bay and around Boca Grande," not in the canals. RWA manager reports describe canal spraying for invasive plants in Oakland Hills, Pebble Beach, Pinehurst and Broadmoor and a Truxor weed-cutting machine working in Pine Valley, White Marsh and other sections. A complete list of which lots front a canal is a parcel check.
Dock, seawall and boat rules
| Rule (recorded RWA restrictions and Residential Modification Guidelines) | Text, shortened |
|---|---|
| Dock size | Docks, boardwalks and landing platforms no longer than 24 feet along the bank and no wider than 8 feet |
| Reach into the water | No more than 4 feet from the water's edge or 10 percent of the water width, whichever is less |
| Side setback | No such improvement within 15 feet of each extended side lot line |
| Approvals | A Charlotte County permit plus RWA Residential Modification Committee approval |
| Mooring | Boats moored bow and stern parallel to the bank; no anchoring offshore when not in use |
| Wake | The entire canal system is a no-wake zone |
| Paddle craft | A canoe or kayak may be kept behind the house within 50 feet of the water if not visible from the street |
| Bank care | Canal lot owners finish-grade, sod and mow from the property line to the water's edge |
| Risk | Use of the waterways is at the member's own risk |
Where to launch to reach saltwater
| Ramp (operator) | Address | Lanes | Fee | Status and notes |
|---|---|---|---|---|
| Ainger Creek Park (Charlotte County) | 2011 Placida Road, Englewood | 1 | hourly parking or county pass | about 6.3 road miles and 13 minutes from the RWA office (routing estimate); county rebuild scheduled October 1, 2026 to April 1, 2027, $4,416,000, all amenities closed during construction |
| Placida Park (Charlotte County) | 6499 Boca Grande Causeway, Placida | 3 | no ramp fee; parking paid 6 a.m. to 10 p.m. | 24 hours; docks and restrooms; Gasparilla Sound side |
| Indian Mound Park | 299 Winston Avenue, Englewood | 4 | no ramp fee | FWC boating guide listing |
A Charlotte County parking pass valid at all county-operated boat ramps and at Englewood and Port Charlotte beaches costs $53.50 for a year ($50 plus $3.50 tax), $37.45 for six months or $26.75 for three months. Boaters heading south through Gasparilla Sound pass the Boca Grande Causeway swing bridge, listed by NOAA's Coast Pilot at 22 feet of vertical clearance closed and 80 feet horizontal.
Beaches near Rotonda West
| Beach | Operator | Address | Drive from the RWA office (estimate) | Entry or parking |
|---|---|---|---|---|
| Englewood Beach at Chadwick Park | Charlotte County | 2100 N. Beach Road, Englewood | about 9.3 miles, about 20 minutes | 75 cents per hour or county pass; 6 a.m. to 9 p.m. |
| Stump Pass Beach State Park | Florida State Parks | 900 Gulf Blvd., south end of Manasota Key | about 10.1 miles, about 23 minutes | $3 per vehicle; 8 a.m. to sunset |
| Gasparilla Island State Park, Boca Grande | Florida State Parks | Gasparilla Island | about 11.6 miles, about 25 minutes to the lighthouse end | $3 per vehicle plus the bridge toll ($6.00 car full fare, $3.90 discount pass) |
| Don Pedro Island State Park | Florida State Parks | 8450 Placida Road, Cape Haze (mainland address) | boat only | $3 per vehicle; dock and facilities listed unavailable as of March 6, 2026 |
Drive figures are estimates computed October 28, 2026 by OpenStreetMap routing from the Rotonda West Association office at 646 Rotonda Circle, off peak and not turn by turn. Charlotte County's Manasota Key beach renourishment at 1857 Gulf Blvd. is scheduled for construction January 1 to April 30, 2027.
Parks and recreation in Rotonda West
Rotonda West recreation centers on Broadmoor Park and the Rotonda West Association community center, Charlotte County's Rotonda Community Park at the hub of the wheel, G.C. Herring Park, and the Cape Haze Pioneer Trail along CR 771. Charlotte County runs the public parks; the association runs Broadmoor Park and its center for members.
Broadmoor Park and the RWA Community Center
The Rotonda West Association's Administrative Office and Community Center sits in Broadmoor Park at 646 Rotonda Circle. Board meetings are held there at noon on the second Thursday of each month and are open to the public, and the association's February 2026 report says the center "is quickly filling up for the 2026 calendar year." The association keeps a generator for the building and opens it during power outages, per its July 2025 newsletter, and also runs an RV parking lot by reservation. Broadmoor Park includes Lake Farell, and the association has been clearing invasive Brazilian pepper there since 2015.
Rotonda Community Park
Charlotte County's Rotonda Community Park, 100 Rotonda Blvd. East, is at the center of the wheel, 2.3 miles from the association office by the RWA's own count. The county lists tennis courts, pickleball courts, a playground, picnic shelters, grills, a bike trail, a nature trail and a nature preserve, open 6 a.m. to 9 p.m.; the association's newsletter notes four pickleball courts added beside the tennis courts. The county marks it "Not a dog friendly park" and closed to e-bikes, scooters and golf carts. G.C. Herring Park, 3406 Indiana Road (4.3 miles by the RWA's count), adds basketball, tennis and a veterans memorial, and the Englewood Sun reported a $3.4 million groundbreaking there in March 2026.
Cape Haze Pioneer Trail
The Cape Haze Pioneer Trail is a Charlotte County rail-trail of about 8.5 miles, opened November 20, 1999 on the former Charlotte Harbor and Northern Railroad corridor beside CR 771 (Gasparilla Road), with its park address at 1688 Gasparilla Road. The county lists it as dog friendly with a bike trail, nature trail and picnic tables. Nearby county options include Amberjack Environmental Park (225 acres of scrub, flatwoods and marsh) and the Tringali and Ann and Chuck Dever recreation centers in Englewood, each with a $2 drop-in fee, $40 six-month pass and $75 annual pass, 3.1 and 3.8 miles from the RWA office by its count.
Don Pedro Island beach rights
The Rotonda West Association says a mid-1970s Federal Trade Commission investigation ended in a consent decree that gave Rotonda owners rights to segments of Don Pedro Island beach and an easement from Lemon Bay; the decree text itself was not found online. Most of Don Pedro Island is now a state park reached only by private boat, and the association's history notes that the old free ferry is gone, so do not plan on ferry service.
Is Rotonda West in a flood zone?
Yes, most of Rotonda West is mapped in a FEMA Special Flood Hazard Area. A sample of FEMA's National Flood Hazard Layer over the wheel returned Zone AE at 79.7 percent of points, mostly with an 8 foot base flood elevation, so lenders will require flood insurance on most financed Rotonda West homes. The zone is set lot by lot.
What the FEMA map shows
| FEMA zone | Base flood elevation (ft, NAVD88) | Points | Share |
|---|---|---|---|
| AE (coastal floodplain) | 8 | 186 | 63.9% |
| X shaded (0.2 percent annual chance, coastal) | none | 51 | 17.5% |
| AE (coastal floodplain) | 9 | 41 | 14.1% |
| X unshaded (minimal hazard) | none | 8 | 2.7% |
| AE (coastal floodplain) | 7 | 4 | 1.4% |
| AE (coastal floodplain) | 10 | 1 | 0.3% |
| Total | 291 | 100% |
Method: a scripted query of FEMA's NFHL flood hazard layer on 291 grid points inside a 2.2 mile radius of the wheel's center, run October 28, 2026; it samples the area, including canals and common land, not each parcel. Zone AE totals 232 of 291 points (79.7 percent), and no VE points fell inside the wheel; VE appears only along the outer Gulf and Intracoastal edge in a wider regional sample. Check an address in Charlotte County's Forerunner floodplain tool, launched August 1, 2025, which shows the FEMA zone, base flood elevation and any elevation certificate on file.
Base flood elevations and ground elevation
FEMA's mapped base flood elevations across Rotonda West run about 7 to 10 feet (NAVD88), mostly 8 feet. A U.S. Geological Survey elevation sample of 97 points across the wheel gave a median ground elevation of 5.8 feet, a 10th percentile of 0.8 feet, a 90th percentile of 10.0 feet and a range from minus 2.1 feet (canal water) to 11.9 feet, so many sampled points sit below the typical base flood elevation. The elevation certificate for the actual house decides; Charlotte County's Building Construction Division holds most certificates for flood-zone buildings built since 1984, and certificates for homes built before 1992 may not be on file.
FIRM panels and later map revisions
The effective flood insurance rate map is Charlotte County's countywide map dated December 15, 2022; panel 12015C0194G covers the center of the wheel. That map moved the vertical datum from NGVD 29 to NAVD 88 (NAVD 88 elevations average about 1.15 feet lower) and added a Coastal A Zone built to V-zone standards. Letters of Map Revision for unincorporated Charlotte County (community 120061) took effect July 29, 2024 (case 23-04-5839P) and November 4, 2025 (case 24-04-2314P); neither notice itemizes locations, which is another reason to check the address.
Evacuation zones
Charlotte County uses five evacuation zones, A (red) through E (purple), plus non-evacuation areas, and the zone for a Rotonda West address is set by the county's Know Your Zone map, so this page does not state one zone for the whole community. For Hurricane Ian on September 27, 2022, the county ordered Zones A and B evacuated plus mobile and manufactured homes in any zone.
Charley, Ian, Helene and Milton
| Storm | Date | Where it came ashore | Intensity at landfall | Charlotte County fact |
|---|---|---|---|---|
| Charley | August 13, 2004 | Cayo Costa, then the eye over Punta Gorda about an hour later | 130 knot peak; 125 knots at Punta Gorda | four Charlotte County deaths (National Hurricane Center) |
| Ian | September 28, 2022 | Cayo Costa, then near Punta Gorda | Category 4, 130 knots then 125 knots | at least 200 homes destroyed in the county (National Hurricane Center) |
| Helene | September 26, 2024 | Florida Big Bend; center about 140 miles from the county | not stated here | surge flooding in Punta Gorda, Manasota Key and El Jobean; over 1,900 structures with major damage countywide (Fox 4 one-year review) |
| Milton | October 10, 2024, 0030 UTC (evening of October 9 local) | Siesta Key | Category 3, 100 knots | 5 to 8 feet of surge above ground in northern Charlotte Harbor and the Peace River (National Hurricane Center) |
The National Hurricane Center's Ian report says offshore winds kept most sensors in Port Charlotte and Englewood dry, and its Milton report gives no Rotonda West surge figure, so this page claims no Rotonda surge depth. Inside Rotonda West, Ian's clearest documented damage is the Rotonda Boulevard bridge; the association's January 2023 report also describes fallen pine, ficus and oak removal at Broadmoor Park and the Oakland Hills greenbelt.
The Rotonda Boulevard bridge
Charlotte County's disaster recovery page for Rotonda Bridge number 014113, on Rotonda Boulevard over the Rotonda River, says it was "severely damaged during Hurricane Ian" and is closed to all vehicles and pedestrians. Design and permitting are complete at a design cost of $323,790, and funding is listed as "Pending FEMA Negotiations." The page, last updated October 15, 2026, says the county is working through the FEMA process to put the replacement out to bid for construction. The Rotonda West Street and Drainage MSBU board held a special meeting on the bridge on January 20, 2026, and WINK News reported in March 2025 that FEMA had denied funding and the county was moving toward legal action. Residents use the remaining bridges in the meantime.
The 50 percent rule
Charlotte County's floodplain ordinance applies the "50 percent rule" to buildings in high-risk flood zones that do not meet current elevation: if repair or improvement costs reach 50 percent of the structure's pre-damage market value (land excluded), the building must be brought up to current standards, with the lowest floor and its electrical and mechanical equipment at least one foot above base flood elevation. The county's own example is a home valued at $250,000, which sets a $125,000 threshold. Permit values are added together, and since a December 4, 2024 notice, trade permits on storm-flagged properties go through 50 percent review with an owner affidavit. Ask for the elevation certificate and permit history of an older Rotonda West home before offering.
Flood insurance, Citizens and CRS savings
Flood insurance is required for federally backed mortgages in a Special Flood Hazard Area, and standard homeowners policies exclude flood. Charlotte County holds Class 5 in FEMA's Community Rating System, re-earned and announced September 9, 2025, worth up to 25 percent off NFIP premiums for policies in high-risk zones and about $6.6 million a year in county-wide savings; the county has been in the program since 1992. Citizens Property Insurance requires flood coverage on its personal residential wind policies on a phased schedule: Special Flood Hazard Area homes since 2023, dwellings of $600,000 or more from January 1, 2024, $500,000 from 2025, $400,000 from 2026 and every such policy from January 1, 2027; condo unit-owner policies are exempt. Citizens does not sell flood insurance, so coverage comes from the NFIP or a private flood insurer.
Seller flood disclosure law
Florida Statute 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the time the contract is signed. It took effect October 1, 2024 (chapter 2024-215), and chapter 2025-166 added, from October 1, 2025, a question on whether the seller filed a flood insurance claim, including with the NFIP. The form asks about known flooding that damaged the property during ownership, flood insurance claims and FEMA or other flood assistance, and it notes that homeowners policies do not cover flood.
Which schools serve Rotonda West addresses?
Rotonda West is in Charlotte County Public Schools, and the district's materials and campus addresses point to Vineland Elementary and L.A. Ainger Middle, both inside Rotonda West, and Lemon Bay High in Englewood. All three earned an A in the Florida Department of Education's 2026 grades. Zoning is set per address, so confirm with the district's Boundary Locator.
| School | Campus address | FLDOE grade 2026 (school year 2025-26) | 2025 | 2024 | Percent of points 2026 |
|---|---|---|---|---|---|
| Vineland Elementary | 467 Boundary Blvd., Rotonda West 33947 | A | A | A | 65 |
| L.A. Ainger Middle | 245 Cougar Way, Rotonda West 33947 | A | A | A | 71 |
| Lemon Bay High | 2201 Placida Road, Englewood 34224 | A | A | B | 68 |
Source: Florida Department of Education 2026 school grades file. Charlotte County Public Schools announced on July 1, 2026 that the state gave the district an A rating, its first A in 15 years. Grades are a state accountability measure shown with their year.
School choice and capacity
Vineland Elementary's 2026-27 capacity table shows every grade level "CLOSED" for out-of-zone reassignment, against a programmatic capacity of 560, and district policy says no child is reassigned to a school at capacity. For 2026-27, out-of-zone requests go to a District Hardship Committee in any month; for 2027-28 the district opens a January 2027 window with a random lottery in the first two weeks of February, and parents provide transportation. The district's Boundary Locator is described as a guide only, and ZIP 34223 Englewood addresses can fall in Sarasota County schools, so check the street address.
Colleges and libraries nearby
Florida SouthWestern State College runs a Charlotte campus at 26300 Airport Road in Punta Gorda, and the district operates Charlotte Technical College at 18150 Murdock Circle in Port Charlotte. The nearest county library is the Englewood Charlotte Public Library at 3450 North Access Road, Englewood; the county calendar listed a closure October 5 to 10, 2026 for furniture and shelving upgrades, so check hours before visiting.
Hospitals and emergency care near Rotonda West
Rotonda West's closest hospital by road is HCA Florida Englewood Hospital, about 9.5 miles and 22 minutes from the middle of Rotonda West in a routing estimate, with a 24/7 emergency room. AdventHealth Port Charlotte, formerly ShorePoint Health Port Charlotte, and HCA Florida Fawcett Hospital are in Port Charlotte, and Sarasota Memorial operates a hospital in Venice.
| Facility | Address | Facts from the operator | Drive from mid Rotonda West (estimate) |
|---|---|---|---|
| HCA Florida Englewood Hospital | 700 Medical Blvd., Englewood 34223 | 100-bed acute care hospital; 24/7 ER; Primary Stroke Center | about 9.5 miles, 22 minutes |
| AdventHealth Port Charlotte | 2500 Harbor Blvd., Port Charlotte 33952 | AdventHealth since March 1, 2025 (formerly ShorePoint Health Port Charlotte); 24/7 emergency care | about 18.2 miles, 34 minutes |
| HCA Florida Fawcett Hospital | 21298 Olean Blvd., Port Charlotte 33952 | 253 licensed beds; 24/7 ER | not routed |
| HCA Florida Tamiami Trail Emergency | 150 Tamiami Trail, Port Charlotte | freestanding emergency room | not routed |
| Sarasota Memorial Hospital Venice | 2600 Laurel Road E., North Venice | 212 private patient suites; 24/7 ER | not routed |
AdventHealth says the former ShorePoint Health Punta Gorda hospital site was permanently closed by the seller after Hurricanes Helene and Milton, so Punta Gorda is not listed as a current hospital. Bed counts at AdventHealth Port Charlotte differ between its location page and its press release, so none is stated.
Fire and EMS stations
Charlotte County Fire and EMS covers unincorporated Charlotte County. Its station list includes Station 10 at 71 Gasparilla Way, Englewood, Station 13 at 6868 San Casa Road, Englewood, and Station 14 at 9495 Placida Road, Placida, but the county page does not say which station is first-due for each Rotonda plat, so this page does not name one. Fire service costs appear on the tax bill as a fire assessment.
Where is Rotonda West?
Rotonda West is on the Cape Haze peninsula in west Charlotte County, between Englewood to the north and Cape Haze and Placida to the south, about 10 miles from downtown Englewood and 23 miles from downtown Punta Gorda by road. State Road 776 and County Road 771 (Gasparilla Road) are the main roads in.
| Destination | Road miles | Minutes (free flow) |
|---|---|---|
| Downtown Englewood | 10.4 | 22 |
| HCA Florida Englewood Hospital area | 9.5 | 22 |
| AdventHealth Port Charlotte | 18.2 | 34 |
| Downtown Punta Gorda | 22.8 | 42 |
| Downtown Venice | 22.8 | 46 |
| Punta Gorda Airport (PGD) | 26.7 | 53 |
| Downtown Sarasota | 44.1 | 72 |
| Downtown Fort Myers | 46.3 | 75 |
| Sarasota Bradenton International (SRQ) | 50.3 | 82 |
| Southwest Florida International (RSW) | 63.5 | 87 |
| Tampa International (TPA) | 97.7 | 134 |
Method: OSRM public routing on OpenStreetMap data from a point near the center of the Rotonda census-designated place (26.88586 N, 82.26948 W), run October 28, 2026, free flow with no traffic, tolls or drawbridge delays modeled. These are routing estimates, not official distances, and winter-season traffic lengthens them. For nearby Charlotte County markets, see our Punta Gorda homes for sale and Babcock Ranch homes for sale pages; Port Charlotte lies east across the Myakka River.
Is Rotonda West in Englewood?
No. Rotonda West has its own mailing city, Rotonda West, FL 33947, for the seven sections, Rotonda Lakes and Rotonda Heights, while Rotonda Sands, Meadows, Villas and Springs carry ZIP 33946. Englewood is a separate community that straddles the Charlotte and Sarasota county line, and the district locator shows Englewood ZIP 34223 addresses zoned to a Sarasota County school. Every Rotonda plat is on the Charlotte County Property Appraiser roll, so the county is Charlotte for Rotonda West; for any Englewood or Placida mailing address, the parcel decides the county.
Is Rotonda West a city?
No. Rotonda West is unincorporated Charlotte County, with no mayor or city council; county government provides roads, drainage, fire, law enforcement and utilities, and the Rotonda West Association enforces deed restrictions. The Census Bureau tracks the area as the Rotonda census-designated place: 10,114 people at the 2020 Census, up from 8,759 in 2010, on 10.66 square miles of land, with 5,328 households, 1.94 persons per household and an 86.2 percent owner-occupied rate in the 2020 to 2024 American Community Survey.
Utilities and internet
Charlotte County Utilities provides water and sewer, Florida Power and Light provides electric service, and the Rotonda West Association's contacts page lists Tuesday trash pickup with Waste Management for bulk items (a 2022 page; confirm the current schedule). For internet, Xfinity states it serves the Rotonda West area and Quantum Fiber from AT&T markets fiber service; availability is set by address. The Census Bureau reports that 93.6 percent of Rotonda households had a broadband subscription in 2020 to 2024.
What is changing near Rotonda West
| Project | Status and dates | Budget | Source |
|---|---|---|---|
| SR 776 milling, resurfacing and median modification, Charlotte County line to south of US 41 (Sarasota County side, Englewood) | began mid-2026; completion estimated mid-2027; overnight lane closures | about $15.4 million | FDOT District One |
| SR 776 and Flamingo Blvd. intersection, Port Charlotte | construction start estimated December 14, 2026; completion forecast February 1, 2028 | $5,000,000 | Charlotte County |
| Ainger Creek Park boat ramp rebuild, Englewood | October 1, 2026 to April 1, 2027; park closed during construction | $4,416,000 | Charlotte County |
| Manasota Key beach renourishment | construction January 1 to April 30, 2027 | not stated | Charlotte County |
| G.C. Herring Park, Indiana Road | groundbreaking reported March 2026, funded by the 1 percent sales tax | $3.4 million | Englewood Sun |
The Englewood Sun reported on March 4, 2026 that a 212-unit multi-family project (113 one-bedroom units of 688 square feet and 99 two-bedroom units of 955 square feet) was proposed on a vacant Parade Circle parcel between Broadmoor and Long Meadow roads, on land zoned Commercial Tourist that allows up to 15 units per acre, along with a 32-unit affordable project on about 3.22 acres nearby. The paper reported a resident petition of more than 1,300 signatures and a county planning official saying the county legally could not deny the permit if code is met. These are proposals as reported, not approved projects.
How Rotonda West compares with nearby Charlotte County plats
Rotonda West's seven sections recorded a $405,000 median across 353 sales in the 12 months through September 9, 2026, measured on the same Charlotte County yardstick as Cape Haze Windward ($446,500, 18 sales), Oyster Creek in Englewood ($335,000, 27 sales) and the Port Charlotte sections in ZIP 34224 ($315,000) and ZIP 33981 ($375,000). Data updated: October 2026.
| Charlotte County plat group | ZIP | Parcels | Single-family | Vacant residential | Median year built | Median heated sq ft | 12-month sales / median | Single-family $ per heated sq ft | 24-month sales / median | 12-month lot sales / median |
|---|---|---|---|---|---|---|---|---|---|---|
| Rotonda West, seven sections | 33947 | 7,234 | 5,398 | 1,622 | 2002 | 1,933 | 353 / $405,000 | $208 | 644 / $407,750 | 63 / $40,000 |
| All Rotonda plats | 33947 and 33946 | 18,953 | n/a | 10,511 | n/a | n/a | 551 / $380,500 | $206 | 1,008 / $380,000 | 275 vacant sales |
| Cape Haze Windward | 33946 | 400 | 348 | 50 | 1994 | 2,104 | 18 / $446,500 | $207 | 34 / $487,000 | n/a |
| Oyster Creek (Englewood) | 34224 | 410 | 405 | 4 | 1996 | 1,711 | 27 / $335,000 | $190 | 43 / $344,900 | n/a |
| Port Charlotte sections, Englewood ZIP 34224 | 34224 | 7,957 | 4,456 | 2,960 | 1992 | 1,573 | 225 / $315,000 | $205 | 434 / $315,500 | 119 / $23,000 |
| Port Charlotte sections, ZIP 33981 (Gulf Cove, South Gulf Cove area) | 33981 | 25,917 | 9,847 | 15,307 | 2011 | 1,791 | 631 / $375,000 | $210 | 1,150 / $360,000 | 496 / $20,500 |
Source: Charlotte County Property Appraiser roll and sales, team county index; the Rotonda rows come from the Rotonda county file and the comparison rows from a benchmark run of the same script on October 28, 2026, both anchored to the newest Charlotte sale, September 9, 2026. Vacant residential for all Rotonda plats is the sum of the eight group counts.
How to read the comparison table
Every row uses the same record, the same qualified-sale rule and the same 12-month window, so the medians compare like with like. They still reflect different housing: Cape Haze Windward is a 400-parcel plat with larger homes (2,104 median heated square feet), Oyster Creek is nearly built out (4 vacant lots), and the Port Charlotte sections in ZIP 33981 hold 15,307 vacant lots. Single-family price per heated square foot ran from $190 in Oyster Creek to $210 in the ZIP 33981 Port Charlotte sections, with Rotonda West's seven sections at $208. The table states facts only; which plat fits is a buyer's call. For other Charlotte County markets on the same county record, see Punta Gorda homes for sale and Babcock Ranch homes for sale.
The history of Rotonda West
Rotonda West began in 1969, when Cavanagh Leasing Corporation of Miami bought a Vanderbilt-family cattle ranch on the Cape Haze peninsula for $19.5 million and planned a circular, golf-centered community. Surveyors staked the center in January 1970, the first official residents moved in during October 1971, and most of the platted lots stayed vacant for decades.
The Vanderbilt ranch and Cavanagh Communities
The Rotonda West Association's history pages say the land was held by Morse Realty Company until William and Alfred Vanderbilt bought it in the early 1950s (1951 in one association article, 1952 in another) for $700,000 and ran cattle there; the association and a 2012 Herald-Tribune piece give the ranch as 26,000 acres, while another association page says 36,000. Cavanagh Leasing Corporation bought it in 1969 for $19.5 million, renamed itself Cavanagh Communities Corporation in 1970, and had Joe Klein as chief executive. ABC televised "The Superstars" from Rotonda from 1972 to 1976, with Ed McMahon as the paid spokesman, and the community center began as a bowling alley built for the show.
The wheel plan
The association credits the round plan to Charles Prynne Martin: "a community with a central hub, canals reaching out like spokes in a wheel, draining into a river that encircled the entire community." Eight pie-shaped segments were planned and seven were platted and named (Oakland Hills, Pebble Beach, Pinehurst, Broadmoor, Long Meadow, White Marsh and Pine Valley); the eighth, St. Andrews, was not developed because of wetlands rules. The surveyor's January 1970 stake marked the site of a 5 million gallon reservoir at the center, today Rotonda Community Park. Parade Circle rings the hub, Rotonda Circle and Boundary Boulevard ring the edge, and Rotonda Boulevard North, East, South and West run as spokes.
The lot-sales era and why so many lots are vacant
A federal court opinion, Adams v. Cavanagh Communities Corp., 847 F. Supp. 1390 (N.D. Ill., decided March 10, 1994), describes buyer allegations, taken as true only for a motion to dismiss, that about 22,000 unimproved lots were sold from 1969 to 1975, about 95 percent to out-of-state buyers on installment contracts of about ten years, and that when buyers sued on December 31, 1981, over 95 percent of lots were still undeveloped. The same opinion recites that Cavanagh Communities filed for reorganization in February 1975. The association adds that a 1970s recession, high interest rates, the 1973 oil embargo and scrub-jay and gopher tortoise permitting slowed building: "It took ten years to get back to normal." Today's county roll still shows 10,511 vacant residential parcels across the Rotonda groups.
Golf through the decades
The association dates the first course to 1971 (designer Jim Petrides), the clubhouse that is now The Hills to 1978, and The Links and The Palms to late 1989; the club's own course pages print different years. The court opinion recites a promise of seven golf courses, a marina and 32 miles of canals by 1977. The Englewood Sun's 2016 history describes a building boom from about 2003 under developer Gary Littlestar of Cape Cave Corporation, which is still the developer that reviews new-home plans in the seven sections. Pinemoor changed hands out of foreclosure in 2011, and Pinemoor East closed and became Broadmoor Park.
A timeline
| Year | Event | Source type |
|---|---|---|
| Early 1950s | Vanderbilt brothers buy the ranch from Morse Realty Company | Rotonda West Association |
| 1969 | Cavanagh Leasing Corporation buys the land for $19.5 million | Rotonda West Association |
| January 1970 | Surveyor stakes the center of the wheel | Rotonda West Association |
| October 1971 | First official residents move in, at 8 Annapolis Lane | Rotonda West Association |
| 1972 to 1976 | ABC's "The Superstars" televised from Rotonda | Rotonda West Association |
| February 1975 | Cavanagh Communities files for reorganization | federal court opinion (allegation recital) |
| October 31, 1977 | Rotonda West Association, Inc. filed with the state (Sunbiz 741106) | Florida Division of Corporations |
| December 31, 1981 | Lot buyers file a federal class action | federal court opinion |
| 1999 | Cape Haze Pioneer Trail opens November 20; Long Marsh course opens in February | Charlotte County; Rotonda Golf and Country Club |
| December 15, 2000 | Charlotte County acquires the Rotonda water, wastewater and reuse system | Charlotte County Utilities |
| August 13, 2004 | Hurricane Charley | National Hurricane Center |
| 2010 | Census counts 8,759 in the Rotonda CDP | U.S. Census Bureau |
| March 2011 | Pinemoor course bought out of foreclosure for $1.1 million | Sarasota Herald-Tribune |
| 2020 | Census counts 10,114 | U.S. Census Bureau |
| September 28, 2022 | Hurricane Ian; Rotonda Boulevard bridge closed since | National Hurricane Center; Charlotte County |
| December 15, 2022 | Current countywide FEMA flood map takes effect | Charlotte County; FEMA |
| November 20, 2025 | Amended Restatement of Restrictions recorded (Instrument 3589215) | Charlotte County Official Records |
| March 2026 | Parade Circle apartment proposals reported; G.C. Herring Park groundbreaking | Englewood Sun |
Talk to a Domain Realty Group Rotonda West specialist
Domain Realty Group, the #1 team in Southwest Florida since 2012, shows Rotonda West homes in all seven sections and the outer Rotonda plats, from Riverhouse condominiums to new Pine Valley homes, serving Charlotte County from our Southwest Florida offices. We pulled every recorded Rotonda West sale to build this page.
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Talk to our team about a Rotonda West home
Contact Domain Realty Group or call 239-441-2816, tell us the section, home type and budget you have in mind, and an agent will send matching Rotonda West listings, the recent recorded sales on that street, the parcel's flood zone and the association and county fee items to confirm. You can also search current listings any time.
Domain Realty Group agents who live near Rotonda West
Four Domain Realty Group agents live in the Englewood and Rotonda West area: Lindsey Moffat-Ridge, Jordan Ridge, Jason Peterson and Christina Walsh Peterson. To compare the whole team, meet every Domain Realty Group agent.
Thinking of selling a Rotonda West home?
Rotonda West sections differ widely in age and price, from a $280,000 median in Oakland Hills to $516,750 in Pine Valley, so a price is best set against the recorded sales in its own section. Start with a Domain Realty Group home valuation, or see McGreevy and Comisar's guide to selling a home in the Port Charlotte area.
Frequently Asked Questions about Rotonda West homes for sale
These are the questions Rotonda West buyers ask most, answered from the Charlotte County Property Appraiser record, the recorded Rotonda West restrictions, Charlotte County assessment and utility documents, FEMA's flood map and the Florida Department of Education. Each answer carries the same dates as the sections above, so every figure can be checked against its source below.
What county is Rotonda West in?
Rotonda West is in Charlotte County, Florida. Every Rotonda plat, from the seven golf sections to Rotonda Lakes, Heights, Sands, Meadows, Villas and Springs, is on the Charlotte County Property Appraiser roll, and the community is unincorporated, so Charlotte County provides roads, drainage, fire service and utilities. Nearby Englewood straddles the Charlotte and Sarasota county line.
What ZIP code is Rotonda West?
The seven Rotonda West golf sections, Rotonda Lakes, Rotonda Heights and the Rotonda condominiums carry ZIP 33947 with a Rotonda West, FL mailing address on the county roll. Rotonda Sands, Rotonda Meadows, Rotonda Villas and Rotonda Springs carry ZIP 33946. One ZIP can hold several plats with different associations, so confirm the plat for each address.
Is Rotonda West in Englewood?
No. Rotonda West is its own mailing city, Rotonda West, FL 33947, in unincorporated Charlotte County, about 10.4 road miles and 22 minutes from downtown Englewood by a free-flow routing estimate. Englewood addresses can fall in Charlotte or Sarasota County, so for an Englewood or Placida mailing address the parcel record decides the county and the school district.
Is Rotonda West a city?
No. Rotonda West is unincorporated Charlotte County with no mayor or city council. The Census Bureau tracks it as the Rotonda census-designated place, which counted 10,114 people in the 2020 Census on 10.66 square miles of land. The Rotonda West Association, a homeowners' association, enforces deed restrictions in the seven sections.
How many sections are in Rotonda West?
Rotonda West has seven built sections arranged as wedges of a wheel: White Marsh, Pinehurst, Broadmoor, Pebble Beach, Long Meadow, Pine Valley and Oakland Hills, holding 7,234 parcels on the county roll. An eighth wedge, St. Andrews, was never developed. Six outer Rotonda plats, from Rotonda Lakes to Rotonda Springs, sit outside the wheel with separate associations.
What is the median home price in Rotonda West?
Charlotte County recorded a $405,000 median across 353 qualified home sales in the seven Rotonda West sections in the 12 months through September 9, 2026, with $208 per heated square foot for single-family homes. Across every Rotonda plat together, 551 sales recorded a $380,500 median. Section medians ran from $280,000 in Oakland Hills to $516,750 in Pine Valley.
How many homes sold in Rotonda West last year?
The Charlotte County record shows 353 qualified home sales in the seven Rotonda West sections and 551 across all Rotonda plats in the 12 months through September 9, 2026, up from 457 in the 12 months before for all plats. In calendar year 2025 the all-plats count was 493 sales at a $385,000 median.
Are there condos in Rotonda West?
Yes. The Charlotte County roll lists 508 condominium parcels in the ZIP 33947 condo group, led by Riverhouse (142 units built 1973 to 1974), Fiddlers Green Nature Trail (77) and Tall Pines (43), and The Condominiums at Waterside (42). The county recorded 35 condominium sales at a $165,000 median in the 12 months through September 9, 2026.
How much is a lot in Rotonda West?
In the 12 months through September 9, 2026, Charlotte County recorded 63 qualified vacant lot sales in the seven Rotonda West sections at a $40,000 median. Outer-plat medians were lower: $23,000 in Rotonda Lakes and Heights, $20,000 in Rotonda Sands, $16,000 in Meadows and $15,000 in Villas. Frontage, size and sewer access move individual lot prices.
Is there new construction in Rotonda West?
Yes, on scattered lots. Charlotte County recorded 103 builder-direct home sales across the Rotonda plats in the 12 months through September 9, 2026, at a $355,000 median, 35 of them in the seven sections at $565,000. Maronda Homes (from the $349s) and Adams Homes ("Low $400s") publish Rotonda inventory, and Lennar's Rotonda Lakes community shows sold out.
Is Rotonda West an HOA community?
Yes. The recorded Amended Restatement of Restrictions (Charlotte County Instrument 3589215, recorded November 20, 2025) makes membership in the Rotonda West Association automatic and mandatory for lot owners in the seven sections. Rotonda Lakes, Heights, Sands and Meadows/Villas owners belong to separate conservation associations with their own restrictions and architectural review instead.
How much are Rotonda West Association dues?
The Rotonda West Association's 2026 assessment is $190 per full lot and $95 per half lot, due January 1 with a $25 late fee after February 15. The treasurer reported no increase nine years in a row, and the 2027 budget approved August 13, 2026 maintains current dues. Charlotte County assessments on the tax bill are separate.
What is the Rotonda West MSBU?
The Rotonda West Street and Drainage MSBU is a Charlotte County municipal service benefit unit that funds road and drainage work in the seven sections. It is billed on the November tax bill at $445 per equivalent residential unit for FY2026, the same for vacant and occupied lots and equal to its maximum rate. Outer plats pay their own MSBUs.
Can you rent out a home in Rotonda West?
Yes, under the recorded text. Section 7 of the Rotonda West restrictions says the commercial-use ban does not limit an owner's ability to rent, and the November 2025 restatement sets no minimum lease term or rental cap. Owners answer for tenants, rentals of six months or less owe Charlotte County's 5 percent tourist tax, and buyers should confirm current rules.
Are Rotonda West canals saltwater?
No. Rotonda West canals are fresh water. The University of South Florida Water Atlas history records a dam across West Coral Creek that keeps salt water out of the fresh upland runoff and says the Rotonda waterways were never connected to the bay system. The Rotonda West Association counts twenty-six miles of canals plus ponds and lakes.
Do Rotonda West canals have Gulf access?
No. A Rotonda West canal lot has no boat route to Lemon Bay, Charlotte Harbor or the Gulf of Mexico because the system is landlocked behind a dam. Boaters trailer to a county ramp such as Placida Park on the Boca Grande Causeway, which has three lanes, or Ainger Creek Park, which is closed for rebuilding until April 1, 2027.
Can you keep a boat in Rotonda West?
Yes, within the deed restrictions. A boat may be moored bow and stern parallel to the canal bank or kept fully inside a garage, docks are capped at 24 feet along the bank and 8 feet wide, and the canal system is a no-wake zone. A boat on a trailer may sit in a driveway four hours, or up to eight nights a month with an association pass.
How many golf courses are in Rotonda West?
Rotonda Golf and Country Club lists five courses on one membership: The Hills, Long Marsh (27 holes), The Palms and Pinemoor inside the wheel, and The Links in neighboring Cape Haze. A sixth, the nine-hole Pinemoor East in Broadmoor, closed years ago. A reported 2026 Palms makeover may change its hole count, so confirm with the club.
Do you have to join the golf club in Rotonda West?
No. The recorded Rotonda West restrictions contain no golf membership requirement, and the Rotonda West Association does not own or operate the courses. Golf membership is a separate purchase from the club: one-year single $2,900 and family $4,180 on the club page edited October 26, 2026, with initiation of $375 or $750 and "Never any assessments."
Is Rotonda West in a flood zone?
Mostly, yes. A FEMA National Flood Hazard Layer sample of 291 points over the wheel returned Zone AE at 79.7 percent of points, shaded Zone X at 17.5 percent and minimal-hazard Zone X at 2.7 percent, on the countywide map effective December 15, 2022. Base flood elevations run about 7 to 10 feet NAVD88. Check each address in Forerunner.
Did Hurricane Ian or Milton hit Rotonda West?
Hurricane Ian made landfall at Cayo Costa and then near Punta Gorda on September 28, 2022 as a Category 4, and Charlotte County lost at least 200 homes; in Rotonda West the Rotonda Boulevard bridge was severely damaged. Milton came ashore at Siesta Key late on October 9, 2024 as a Category 3. No Rotonda-specific surge depth is published.
Is the Rotonda Boulevard bridge open?
No. Charlotte County's recovery page says Rotonda Bridge 014113 on Rotonda Boulevard over the Rotonda River was severely damaged during Hurricane Ian and remains closed to vehicles and pedestrians. Design and permitting are complete, and the county says it is working through the FEMA process to bid construction (page last updated October 15, 2026). Residents use other routes in the meantime.
Which schools serve Rotonda West?
Charlotte County Public Schools serves Rotonda West. District materials and campus addresses point to Vineland Elementary (467 Boundary Blvd.) and L.A. Ainger Middle (245 Cougar Way), both in Rotonda West, and Lemon Bay High in Englewood. All three earned an A in the 2026 state grades. Confirm the zoned school for a specific address with the district's Boundary Locator.
Who provides water and sewer in Rotonda West?
Charlotte County Utilities. The county bought the former Rotonda water, wastewater and reuse system on December 15, 2000 and treats wastewater at the Rotonda Water Reclamation Facility on Kendall Road; drinking water comes from the Peace River Manasota Regional Water Supply plant. Not every lot has sewer, so check the parcel; connection fees are $9,118 water and $9,728 gravity sewer.
Which hospital is closest to Rotonda West?
HCA Florida Englewood Hospital, 700 Medical Blvd. in Englewood, is the closest by road, about 9.5 miles and 22 minutes from the middle of Rotonda West in a free-flow routing estimate. It is a 100-bed acute care hospital with a 24/7 emergency room. AdventHealth Port Charlotte, formerly ShorePoint Health Port Charlotte, is about 18.2 miles and 34 minutes away.
How far is Rotonda West from the beach?
By road from the Rotonda West Association office, Englewood Beach at Chadwick Park is about 9.3 miles (about 20 minutes), Stump Pass Beach State Park about 10.1 miles (about 23 minutes) and Gasparilla Island State Park in Boca Grande about 11.6 miles (about 25 minutes), in routing estimates run October 28, 2026. Englewood Beach parking is 75 cents an hour.
How far is Rotonda West from the airport?
Punta Gorda Airport (PGD) is the nearest commercial airport, about 26.7 road miles and 53 minutes from the middle of Rotonda West in a free-flow routing estimate; its site lists Allegiant and Sun Country. Sarasota Bradenton International is about 50.3 miles and 82 minutes, and Southwest Florida International in Fort Myers about 63.5 miles and 87 minutes.
What are property taxes in Rotonda West?
Charlotte County's 2026 final millage for the unincorporated pattern is 15.3705 mills. On a $405,000 taxable value that is $6,225.05 without homestead and $5,600.49 with the 2026 homestead exemptions, before the $445 Rotonda West MSBU and other assessments. Taxable value is set by the Property Appraiser, so confirm the parcel's district and bill.
Is Rotonda West age restricted?
No age restriction was found in the recorded Rotonda West restrictions as published by the Rotonda West Association, and no Rotonda condominium was documented as housing for older persons in the records reviewed. Florida Statute 760.29 allows a 55-and-older exemption only for housing intended and operated for that use with published policies, so any such claim needs the recorded declaration.
Who developed Rotonda West?
Cavanagh Leasing Corporation of Miami bought the former Vanderbilt ranch in 1969 for $19.5 million and became Cavanagh Communities Corporation in 1970, planning Rotonda West as a circular golf community; the first official residents arrived in October 1971. Today Cape Cave Corporation is the developer named in the recorded restrictions and reviews new-home plans in the seven sections.
Why are there so many empty lots in Rotonda West?
Most Rotonda lots were sold in the 1970s as pre-platted inventory rather than built on. A 1994 federal court opinion describes buyer allegations that about 22,000 lots were sold from 1969 to 1975, mostly to out-of-state buyers on installment contracts, and that over 95 percent were undeveloped in 1981. The county roll still shows 10,511 vacant residential Rotonda parcels.
Can you build a home on a Rotonda West lot?
Yes, with two approvals. In the seven sections, Cape Cave Corporation's New Construction Committee reviews plans for a $250 fee within 45 days of a complete package, and Charlotte County issues the building permit. The recorded restrictions require at least 1,600 square feet of living area, a 450 square foot two-car garage and no more than two floors.
What does it cost to build on a Rotonda West lot?
Published government, utility and association fees for a gravity-sewer lot in the seven sections total $28,550: $650 in county permit review items, a $7,804 county impact fee, $9,118 for a Charlotte County Utilities water connection, $9,728 for sewer, a $250 Cape Cave plan review and a $1,000 RWA compliance deposit. The building fee, construction, septic or low pressure sewer costs are extra.
Is Rotonda Lakes part of Rotonda West?
Rotonda Lakes shares the Rotonda West, FL 33947 mailing address but is a separate plat outside the wheel and outside the Rotonda West Association. Owners belong to the Rotonda Lakes Conservation Association and pay the county's $110 Rotonda Lakes MSBU. The county recorded 79 Rotonda Lakes home sales at a $299,900 median in the 12 months through September 9, 2026.
What is the population of Rotonda West?
The 2020 Census counted 10,114 people in the Rotonda census-designated place, up from 8,759 in 2010, on 10.66 square miles of land. The 2020 to 2024 American Community Survey estimates 5,328 households averaging 1.94 persons and an 86.2 percent owner-occupied rate. The Census Bureau does not publish annual population estimates for this place.
Why is Rotonda West shaped like a circle?
Rotonda West was planned as a wheel: a central hub, canals reaching outward like spokes and a ring around the whole community, a design the Rotonda West Association credits to Charles Prynne Martin. Eight pie-shaped wedges were planned and seven were built. The center of the wheel is now Charlotte County's Rotonda Community Park, at 100 Rotonda Blvd. East.
What are the Rotonda West estoppel and transfer fees?
Under the Rotonda West Association's fee policy dated November 13, 2020, the seller pays $250 per lot for an estoppel certificate, plus $100 if the account is delinquent and $100 for three-business-day service, and the buyer pays a $150 per lot transfer assessment. Florida law requires delivery within 10 business days. The association has flagged its policies for an October 2026 rewrite.
How do I see Rotonda West homes for sale?
Use the listing links at the top of this page for all Rotonda West homes for sale, houses, condos and villas, or lots, or call Domain Realty Group at 239-441-2816 for a saved search and the recent recorded sales on the streets and sections you are considering. Listings refresh from the MLS throughout the day.
About Domain Realty Group in Charlotte County
Domain Realty Group is a Southwest Florida real estate team working Lee, Collier and Charlotte counties, and the team serves Charlotte County buyers and sellers, including Rotonda West, from its three Southwest Florida offices, the closest being our Fort Myers office at 8290 College Parkway, Unit 201, Fort Myers, FL 33919. Domain Realty Group has been the #1 team in Southwest Florida since 2012, with $2.5 billion in team production and 4,000+ transactions. The team is led by Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671), who bring over 45 years of combined direct experience between them.
Reach any of our agents through our agents page, read our client reviews or learn more about our team. We tracked every recorded sale in Rotonda West's sections and plats to build this page.
Domain Realty Group 239-441-2816 info@domainrealtygroup.com
Offices in Fort Myers, Bonita Springs and Naples:
- Fort Myers: 8290 College Parkway, Unit 201, Fort Myers, FL 33919
- Bonita Springs: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
- Naples: 9180 Galleria Ct #200, Naples, FL 34109
Brokered by Domain Realty, a licensed Florida real estate brokerage. Florida Real Estate Commission (FREC) licensed. All agents are licensed Florida real estate professionals.
Where to go next: Punta Gorda homes for sale, Babcock Ranch homes for sale, Southwest Florida communities, current listings, a home valuation and contact Domain Realty Group.
Sources
Every figure on this page traces to one of the sources below. No real estate portal or other brokerage is cited, by policy. County sale and parcel data comes from the Charlotte County Property Appraiser's public files as indexed for this page on October 28, 2026 (newest qualified sale September 9, 2026), and web sources were read in October 2026 unless another date is shown. Association, county and court documents are cited at the date they carry, news reports are labeled as reported, and anything a document does not publish is stated as not published.
Figures on this page
- Charlotte County Property Appraiser, data downloads (roll and sales)
- Charlotte County Property Appraiser, real property search
- Florida Department of Revenue, property tax data portal (sale qualification codes)
- Charlotte County Property Appraiser, 2026 final rate chart (PDF)
- Charlotte County Property Appraiser, 2026 TRIM rates with previous-year column (PDF)
- Charlotte County, Rotonda West MSBU, FY26 adopted and FY27 approved (PDF)
- Charlotte County, Rotonda Heights MSBU, FY27 proposed (PDF)
- Charlotte County, Rotonda Meadows and Villas MSBU, FY27 proposed (PDF)
- Charlotte County, Rotonda Sands North MSBU, FY27 proposed (PDF)
- Charlotte County, Rotonda Lakes MSBU, FY26 and FY27 preliminary budget (PDF)
- Charlotte County Board of County Commissioners, MSBU hearing packet with FY2025 and FY2026 rates, July 17, 2025 (PDF)
- Charlotte County Board of County Commissioners, MSBU public hearing agenda, July 22, 2026 (PDF)
- Charlotte County Board of County Commissioners, final budget hearing script, September 28, 2026 (PDF)
- Englewood Area Fire Control District, assessments, fees and charges
- Charlotte County Tax Collector, property tax
- Charlotte County Tax Collector, tourist development tax
- Florida Department of Revenue, homestead exemption guidance PT-113 (PDF)
- Florida Department of Revenue, Save Our Homes guidance (PDF)
- Florida Statutes 193.155, homestead assessments
- Florida Statutes 201.08, documentary stamp tax on notes
- Florida Statutes 201.02, documentary stamp tax on deeds
- Florida Statutes 199.133, nonrecurring intangible tax
- Florida Statutes 28.24, clerk recording charges
- Florida Administrative Code 69O-186.003, title insurance premium rates
- Florida Legislature, 2026 special session enrolled joint resolution for Amendment 3 (PDF)
- Rotonda West Association, Amended Restatement of Restrictions, Charlotte County Instrument 3589215, recorded November 20, 2025 (PDF)
- Rotonda West Association, board agenda packet with the 2026 budget and coupon, October 9, 2025 (PDF)
- Rotonda West Association, West Ways newsletter, October 2026 (PDF)
- Rotonda West Association, manager's report, October 23, 2026 (PDF)
- Rotonda West Association, manager's report, March 13, 2026 (PDF)
- Rotonda West Association, manager's report, February 13, 2026 (PDF)
- Rotonda West Association, transfer and estoppel fee policy, November 13, 2020 (PDF)
- Rotonda West Association, Residential Modification Guidelines (PDF)
- Rotonda West Association, Residential Modification Application, revised September 2026 (PDF)
- Rotonda West Association, revised developer guidelines for new construction (PDF)
- Rotonda West Association, construction and clean site guidelines (PDF)
- Rotonda West Association, canals and greenbelts map (PDF)
- Rotonda West Association, zoning map (PDF)
- Rotonda West Association, home page
- Rotonda West Association, about the HOA
- Rotonda West Association, contact us
- Rotonda West Association, contacts and providers
- Rotonda West Association, policies and procedures
- Rotonda West Association, West Ways newsletter, July 2025 (PDF)
- Rotonda West Association, manager's report, January 13, 2023 (PDF)
- Rotonda West Association, "A round community is romantic"
- Rotonda West Association, "Rotonda: the beginning and before"
- Rotonda West Association, "Early facts about Rotonda West"
- Rotonda West Association, "Oil, taxes and scrub jays retard Rotonda West's early growth"
- Rotonda West Association, "Don Pedro Island, Rotonda West's most overlooked asset"
- Rotonda West Association, "Golf at the heart of Rotonda West from day one"
- Rotonda West Association, "Some unlikely people put Rotonda on the world map"
- Florida Division of Corporations, Sunbiz search, Rotonda West Association, Inc. (741106)
- Florida Division of Corporations, Sunbiz search, Rotonda Sands associations
- Florida Division of Corporations, Sunbiz search, Rotonda Lakes associations
- Florida Division of Corporations, Sunbiz search, Rotonda Heights associations
- Florida Division of Corporations, Sunbiz search, Rotonda Meadows associations
- Florida Division of Corporations, Sunbiz search, all Rotonda entities including inactive
- Florida Division of Corporations, Sunbiz search, Riverhouse Condominium Association
- Florida Division of Corporations, Sunbiz search, Fiddler's Green associations
- Rotonda Heights Conservation Association, revitalized declaration, 2018 (PDF)
- Rotonda Lakes Conservation Association, new construction design review manual, updated February 2025 (PDF)
- Rotonda Sands Conservation Association, new construction guidelines, updated November 2024 (PDF)
- Florida Statutes 720.30851, estoppel certificates
- Florida Statutes 720.306, amendments and rental rules
- Florida Statutes 720.3075, prohibited clauses and vehicle parking
- Florida Statutes 509.032, vacation rental preemption
- Florida Statutes 718.112, condominium bylaws and structural integrity reserve studies
- Florida Statutes 718.116, condominium assessments
- Florida Statutes 760.29, housing for older persons
- Florida DBPR, vacation rental licensing guide
- FEMA, National Flood Hazard Layer, flood hazard zones
- FEMA, National Flood Hazard Layer, FIRM panels
- U.S. Geological Survey, Elevation Point Query Service
- Charlotte County, flood information and NAVD 88 datum
- Charlotte County, 2022 flood map presentation (PDF)
- Federal Register, flood elevation determinations, May 13, 2024
- Federal Register, flood elevation determinations, January 21, 2026 (PDF)
- FEMA, Community Status Book, Florida (CRS classes)
- Charlotte County, flood information and the Forerunner platform
- Charlotte County, elevation certificates
- Charlotte County, the 50 percent FEMA rule
- Charlotte County, 50 percent FEMA rule guide (PDF)
- Charlotte County, permitting process for trade permits on storm-damaged properties, December 4, 2024
- Charlotte County, Rotonda Bridge 014113 disaster recovery project
- Charlotte County, Rotonda West Street and Drainage MSBU agenda (PDF)
- Charlotte County, Know Your Zone
- Charlotte County, evacuation zones map (PDF)
- Charlotte County, Ian evacuation of Zones A and B, news release (PDF)
- National Hurricane Center, Tropical Cyclone Report, Hurricane Charley (PDF)
- National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (PDF)
- National Hurricane Center, Tropical Cyclone Report, Hurricane Milton (PDF)
- Florida Statutes 689.302, flood disclosure to purchasers
- Florida Session Laws, chapter 2025-166, flood disclosure amendment
- Florida Session Laws, chapter 2024-215, flood disclosure
- Citizens Property Insurance, flood insurance requirement
- Citizens Property Insurance, revised 2026 rate kit (PDF)
- Citizens Property Insurance, 2026 multiperil rates to drop statewide, March 4, 2026
- Florida Department of Financial Services, premium discounts for hurricane loss mitigation (PDF)
- Florida Statutes 627.0629, wind mitigation discounts
- Rotonda Golf and Country Club, home
- Rotonda Golf and Country Club, membership
- Rotonda Golf and Country Club, The Hills
- Rotonda Golf and Country Club, Long Marsh
- Rotonda Golf and Country Club, The Palms
- Rotonda Golf and Country Club, Pinemoor
- Rotonda Golf and Country Club, The Links
- USF Water Atlas, historical development of Southwest Florida waterways, volume 2 (PDF)
- Florida Fish and Wildlife Conservation Commission, boating guide, Ainger Creek ramp
- Florida Fish and Wildlife Conservation Commission, boating guide, Placida Park ramp
- Florida Fish and Wildlife Conservation Commission, Charlotte Harbor boat ramps
- Charlotte County, Ainger Creek boat ramp replacement
- Charlotte County, Manasota Key beach renourishment
- Charlotte County, parking pass application (PDF)
- Charlotte County, Englewood Beach at Chadwick Park
- Charlotte County, beaches
- Florida State Parks, Stump Pass Beach State Park
- Florida State Parks, Gasparilla Island State Park hours and fees
- Florida State Parks, Don Pedro Island State Park
- Gasparilla Island Bridge Authority, toll rates (PDF)
- NOAA, U.S. Coast Pilot 5, chapter 12 (PDF)
- Charlotte County, Rotonda Community Park
- Charlotte County, G. C. Herring Park
- Charlotte County, Cape Haze Pioneer Trail Park
- Charlotte County, Amberjack Environmental Park
- Charlotte County, Tringali Park Recreation Center
- Charlotte County, Ann and Chuck Dever Regional Park Recreation Center
- Florida Department of Education, 2026 school grades spreadsheet
- Florida Department of Education, school grades
- Vineland Elementary School
- L. A. Ainger Middle School
- Lemon Bay High School
- Charlotte County Public Schools, district A rating announcement, July 1, 2026
- Charlotte County Public Schools, Vineland Elementary 2026-27 capacity
- Charlotte County Public Schools, controlled open enrollment
- Charlotte County Public Schools, Boundary Locator
- Florida SouthWestern State College, Charlotte campus
- Charlotte County Library System, Englewood branch closure calendar, October 2026
- HCA Florida Englewood Hospital
- HCA Florida Englewood Hospital, emergency care and HCA emergency locations
- AdventHealth Port Charlotte, location
- AdventHealth, ShorePoint Health Port Charlotte now AdventHealth Port Charlotte
- HCA Florida Fawcett Hospital, about
- Sarasota Memorial Hospital Venice
- Charlotte County Fire and EMS, station listing
- Charlotte County Utilities, Rotonda Water Reclamation Facility
- Charlotte County Utilities, frequently asked questions
- Charlotte County Utilities, gravity sewer FAQ, July 2026 (PDF)
- Charlotte County Utilities, Schedule A connection fees, approved January 13, 2026 (PDF)
- Charlotte County, impact fee master schedule effective October 12, 2022 (PDF)
- Charlotte County, residential single-family permits
- Charlotte County, scrub-jay Habitat Conservation Plan
- Florida Fish and Wildlife Conservation Commission, gopher tortoise permitting guidelines
- Florida Statutes 381.0065 (2026), onsite sewage treatment
- Maronda Homes, Rotonda
- Adams Homes, Rotonda
- Lennar, Rotonda Lakes by Lennar
- U.S. Census Bureau, QuickFacts, Rotonda CDP
- FDOT District One, SR 776 resurfacing fact sheet
- Charlotte County, SR 776 and Flamingo Blvd. intersection improvements
- Florida Power and Light, residential rates effective October 2026 (PDF)
- Southwest Florida Water Management District, water restrictions
- Charlotte County, water restrictions extended through March 31, 2027
- Xfinity, Rotonda West service area
- Punta Gorda Airport
- Sarasota Bradenton International Airport
- Southwest Florida International Airport
- OSRM, open source routing machine (drive distances)
- Quantum Fiber, service availability
- Peace River Manasota Regional Water Supply Authority, about
- Charlotte County Fire and EMS, improved ISO Class 3 rating release, October 7, 2026
- Adams v. Cavanagh Communities Corp., 847 F. Supp. 1390 (N.D. Ill. 1994)
- Englewood Sun, development targets center of Rotonda, March 4, 2026
- Englewood Sun, G.C. Herring Park work set to begin in Rotonda West, March 2026
- Englewood Sun, Rotonda West: 44 years in the making and not finished yet, January 4, 2016
- Englewood Sun, Rotonda golf director talks about abandoned course, September 25, 2012
- Sarasota Herald-Tribune, golf developer buys Pinemoor, March 16, 2011
- Sarasota Herald-Tribune, Rotonda still rolling but not full circle, May 19, 2012
- WINK News, Rotonda residents worry as legal battle over bridge closure heats up, March 25, 2025
- Florida Department of Revenue, additional homestead exemption adjustment, 2026 (PDF)
- Charlotte County Property Appraiser, 2026 final millage rates by tax district (PDF)
Further reading: governance, records and taxes
- Charlotte County Clerk of the Circuit Court, Official Records
- Florida Statutes 720.301, homeowners' associations definitions
- Florida Statutes 720.305, fines and suspensions
- Florida Statutes 720.3085, assessments and liens
- Florida Department of Revenue, property tax exemptions
Further reading: flood, storms and insurance
- Charlotte County, flood information
- FEMA, FloodSmart flood insurance cost
- FEMA, Hurricane Charley Mitigation Assessment Team report (PDF)
- Florida Office of Insurance Regulation, wind mitigation form OIR-B1-1802 (PDF)
- Charlotte County, long-term recovery plan (PDF)