Burnt Store Isles buyer representation from McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012.
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McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012. Top 1% Real Estate Agents Nationally Since 2008. Over $900 million in personal sales, and $2.5 Billion sold as Domain Realty Group.
Buying a home in Burnt Store Isles means buying a canal or golf-course home inside the City of Punta Gorda, ZIP 33950, on the recorded plat of Punta Gorda Isles Section 15, where the city owns the seawalls and the boat lock and bills a flat canal assessment on your tax bill. The community story, from Twin Isles Country Club to the finger canals, lives in our Burnt Store Isles community guide. This guide is the buyer's version: the recorded prices, the fee stack, the boat route, the deed-restriction appeal, the flood and insurance file, the closing costs and the deadlines that decide what a Burnt Store Isles home really costs before you sign. By Jesse McGreevy and Marc Comisar, with every market figure read from the Charlotte County Property Appraiser's recorded-sale files, index built September 24, 2026. Call Jesse direct at (239) 898-6072 or Marc at (239) 287-5873.
Updated September 2026
A Burnt Store Isles buyer should know five things before an offer: the city, not the owner, replaces the seawall for a flat $1,035 assessment; boats reach the harbor through a lock; the deed restrictions are under appeal; every address we checked is FEMA Zone AE; and the county recorded 72 house sales, not the MLS label's 14.
Data updated: September 2026 (Charlotte County Property Appraiser public sales and parcel files, index built September 24, 2026, newest recorded sale September 2, 2026; Southwest Florida MLS Matrix, pulled September 25, 2026; City of Punta Gorda special assessments; FEMA National Flood Hazard Layer, queried September 25, 2026).
Each point below is drawn from a primary record further down this guide, and several of them contradict what a Burnt Store Isles buyer is likely to read on a listing sheet.
The sections below follow the order a Burnt Store Isles purchase actually runs: who we are, what the county record says about price, which lot and canal you are buying, what you pay every year and at closing, the deed-restriction and flood files, how we find and negotiate the right home, and the questions buyers ask us most.
McGreevy and Comisar are the Burnt Store Isles buyer's agents who read the canal assessment, the seawall record, the route to the lock, the deed-restriction appeal and the flood file before you offer. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 Team in Southwest Florida since 2012.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, index built September 24, 2026; Southwest Florida MLS Matrix, pulled September 25, 2026).
Burnt Store Isles looks simple from the street: one-story, tile-roofed houses on canal or golf lots, a private country club in the middle, a Punta Gorda address. The paperwork is not simple. The same plat carries four sets of recorded deed restrictions, a trial-court ruling that says they expired, an appeal that says otherwise, a city canal district with its own assessment and its own dock rules, five named condominiums with their own boards, and a lock between every dock and the harbor. A 1981 house and a 2020 build can share a street and insure very differently. The job is to know which of those you are standing in and to price the difference into the offer, not to discover it after the inspection period has closed.
If you are weighing us against other agents, our side-by-side look at the best real estate agents in Punta Gorda sets out the yardsticks we think a Burnt Store Isles buyer should use: verified production, years in the market, reviews you can read yourself, and whether the agent who tours with you is the agent who negotiates. In a canal community with a lock on the route, add one more test: ask each agent whether they price a home from the county's recorded sales or from the 14 closings the MLS happens to label Burnt Store Isles.
Awards are not a negotiating strategy. Two decades of continuous production in Southwest Florida is how an agent recognizes a fair price on a 1990s interior-canal resale without guessing, and how we know which questions a title agent, a flood underwriter and the city's Public Works department will ask before they are asked.
Jesse and Marc handle their own buyers, and Marc leads buyer representation and negotiation for the team. There is no junior handoff after the first showing: the person who walks the dock with you is the person who negotiates the house. Jesse's direct line is (239) 898-6072 and Marc's is (239) 287-5873. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and we meet Burnt Store Isles buyers at the property. We are a top-reviewed buyer team on Google, and the reviews section of this guide quotes three of those reviews word for word.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS® with Domain Realty. Florida real estate licensure is regulated by the Florida Real Estate Commission under Chapter 475 of the Florida Statutes, and both licenses can be checked on the state's licensee lookup. Brokered by Domain Realty.
McGreevy and Comisar bring a verified Southwest Florida record to a Burnt Store Isles purchase: our Domain Realty Group team has closed over $2.5 billion in real estate, and Jesse and Marc's own sales exceed $900 million. For this guide we tracked every qualified recorded Burnt Store Isles sale in Charlotte County's files for the latest 12 months.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, sales recorded September 25, 2025 to September 2, 2026, index built September 24, 2026; RealTrends 2026 ranking as published).
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse and Marc account for more than $900 million of personal production. RealTrends ranked Domain Realty Group the #5 real estate team in Florida for 2026, on 241 transactions and more than $157 million in volume, and the #1 team in Bonita Springs by sales volume and by transaction sides. Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience. Those are the production figures we publish, and they are the same on every page we operate.
We tracked 72 qualified, recorded single-family sales in Burnt Store Isles in the Charlotte County Property Appraiser's files, from September 25, 2025 through the newest recorded sale on September 2, 2026, and $49,881,800 in volume, plus 13 condominium sales and 3 vacant-lot sales. We ran the census on every parcel whose legal description starts with Punta Gorda Isles Section 15 or its replat, which the Burnt Store Isles Association itself names as Burnt Store Isles, plus the condominium legals that carry the Burnt Store Isles name. We split the sales by product, by building era and by price band, because an MLS search on the Burnt Store Isles label sees about one sale in six. We also read the city's canal-district pages and resolutions, the association's recorded declarations, its deed-restriction update and board minutes, the lock-widening record, the city's dock code and the FEMA flood layer at 12 addresses.
We do not publish a Burnt Store Isles buyer-representation count, because no agent-side data pull we hold supports one, and a rounded guess is worse than a blank. We do not print condominium dues or Twin Isles Country Club fees, because neither the associations nor the club publish them. We do not say the deed restrictions are enforceable or unenforceable, because a court has not finished deciding. We do not state the lock's clearance or a bridge-free route, because the city has not published either. Where a fact is unsettled, this guide says so and names the document that settles it.
Before the first showing we pull the legal description to confirm the block and lot, and whether the lot sits on a waterfront, golf-course or multi-family block, because each carries its own recorded declaration. We check the canal behind the lot, its width and its turns to the lock, ask for the city's seawall replacement date for that frontage, read the seller's Charlotte County tax bill for the canal line, check the FEMA zone and the elevation certificate, and ask for the roof, window, dock and lift permits. Those checks cost nothing, take a day or two, and are only worth anything if they are done inside the inspection period.
The Burnt Store Isles housing market in 2026 is recovering from a correction. Charlotte County recorded 72 single-family sales at a $662,500 median in the latest 12 months, up from $620,000 for calendar 2025 and still about 22 percent below the 2022 peak of $852,500, while MLS-labeled homes sold at 95.2 percent of list.
Data updated: September 2026 (Charlotte County Property Appraiser public sales and parcel files, qualified improved sales recorded September 25, 2025 to September 2, 2026 and calendar years 2019 to 2026, index built September 24, 2026, newest recorded sale September 2, 2026; Southwest Florida MLS Matrix, City of Punta Gorda closed sales September 25, 2025 to September 24, 2026, pulled September 25, 2026).
Charlotte County recorded sales lead every count and median below, because the county file counts every qualified deed on the Section 15 plat and the Burnt Store Isles condominiums, whatever a listing called the home. The window runs from September 25, 2025 to the newest recorded sale on September 2, 2026.
Segment | Recorded sales | Median | Low | High | Dollar volume | Median price per sq ft |
|---|---|---|---|---|---|---|
Single-family homes, Section 15 and its replat | 72 | $662,500 | $365,000 | $1,380,000 | $49,881,800 | $287.60 |
Condominiums with Burnt Store Isles legal names | 13 | $200,000 | $150,000 | $292,300 | $2,705,300 | $134.73 |
Vacant residential lots, qualified sales | 3 | $385,000 | $375,000 | $450,000 | $1,210,000 | n/a |
Source: Charlotte County Property Appraiser public sales and parcel files, our analysis. The single-family median is the mean of the two middle sales, $660,000 and $665,000, because 72 is an even count. The file's newest sale is dated September 2, 2026, so the last three weeks of September are not yet in it.
Price band, 12 months | Recorded single-family sales | Median in the band |
|---|---|---|
Under $500,000 | 17 | $425,000 |
$500,000 to $649,999 | 15 | $565,000 |
$650,000 to $799,999 | 23 | $700,000 |
$800,000 to $999,999 | 10 | $920,000 |
$1,000,000 and up | 7 | $1,222,000 |
Total | 72 | $662,500 |
Source: Charlotte County Property Appraiser public sales files, our analysis of the 72 recorded single-family sales.
Just over half the sales, 38 of 72, landed between $500,000 and $799,999. That is the working budget range for a Burnt Store Isles canal home of 1990s or 2000s vintage. Below $500,000 the market is mostly 1980s houses, 14 of the 17 sales, and above $1,000,000 it is newer construction on canal lots: the seven sales of $1,000,000 or more were homes built from 2005 to 2022.
Year | Recorded single-family sales | Median |
|---|---|---|
2019 | 73 | $496,000 |
2020 | 83 | $515,000 |
2021 | 96 | $679,700 |
2022 | 57 | $852,500 |
2023 | 43 | $779,000 |
2024 | 58 | $772,500 |
2025 | 73 | $620,000 |
2026, January 1 to September 2 | 54 | $662,500 |
Source: Charlotte County Property Appraiser public sales files, 2019 to 2026, qualified improved single-family sales, our analysis. The 2026 row is a partial year.
For a buyer the table says three things. First, the post-2022 correction has already happened: the 2025 median sat about 27 percent below the 2022 peak, the year of Hurricane Ian. Second, 2026 has turned up, with $662,500 on 54 sales through September 2 against $620,000 for all of 2025. Third, volume is back: 73 sales in 2025 and 54 in the first eight months of 2026 match the pre-storm years, so the buyers who left after Ian have returned, and a well-presented house has competition.
Single-family window, to September 2, 2026 | Recorded sales | Median | Low | High | Median price per sq ft |
|---|---|---|---|---|---|
12 months | 72 | $662,500 | $365,000 | $1,380,000 | $287.60 |
24 months | 135 | $657,000 | $299,900 | $1,400,000 | $290.44 |
36 months | 193 | $700,000 | $299,900 | $1,650,000 | $311.51 |
60 months | 300 | $750,000 | $245,000 | $2,150,000 | $335.37 |
Source: Charlotte County Property Appraiser public sales files, our analysis.
A longer window carries more of the 2022 peak, which is why the 60-month median is higher than the 12-month one. For a buyer that is the argument to price from the latest 12 months, and to treat a seller's comparable from 2022 as history rather than evidence.
Measure, 12 months | Burnt Store Isles, MLS label |
|---|---|
Closed sales | 14 |
Median sale price | $803,250 |
Price range | $175,000 to $1,280,000 |
Median days on market | 121 |
Median sale-to-list ratio | 95.2% |
Median living area | 2,198 sq ft |
Median price per living sq ft | $313 |
Source: Southwest Florida MLS Matrix, City of Punta Gorda, closed sales September 25, 2025 to September 24, 2026, pulled September 25, 2026.
These are the two measures only the MLS carries. A 121-day median and a 95.2 percent sale-to-list ratio describe a market where a Burnt Store Isles home takes about four months to sell and closes about 5 percent under its asking price. For a buyer, that is negotiating room, and it is widest on homes that have sat longest or were priced from the 2022 peak rather than from the recorded sales on the same kind of lot, era and size.
Charlotte County recorded 72 single-family and 13 condominium sales in Burnt Store Isles in the same year the MLS labeled 14 closings "Burnt Store Isles." Many Section 15 homes are listed under Punta Gorda Isles labels instead. The two layers agree where they overlap: the MLS high, $1,280,000 on Palermo Drive, is the same sale the county recorded on December 17, 2025, and the MLS low, $175,000, matches a Retreat at Burnt Store Isles condominium sale the county recorded on January 21, 2026. The county file also carries two larger sales the MLS label missed, $1,375,000 on Macedonia Drive and $1,380,000 on Monaco Drive. When anyone quotes you "14 sales last year," the correct answer is 72 houses and 13 condominiums. That is why we build every Burnt Store Isles comparable set from the county record.
Year built, 12-month single-family sales | Sales | Median price | Median living area | Median price per sq ft |
|---|---|---|---|---|
1980s | 22 | $462,500 | 1,962.5 sq ft | $225.33 |
1990s | 19 | $675,300 | 2,265 sq ft | $290.44 |
2000s | 16 | $750,000 | 2,497.5 sq ft | $290.21 |
2010s | 10 | $966,000 | 2,435.5 sq ft | $379.73 |
2020 and later | 5 | $1,280,000 | 2,501 sq ft | $472.50 |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis of the 72 recorded single-family sales. Living area is the roll's field, and the price per square foot here is the median of each sale's own ratio.
This is the most useful table a Burnt Store Isles buyer can carry into a showing. None of the 72 sales was a builder-direct first sale; every one was a resale, so the new-versus-resale split that drives other communities does not exist here. What drives price is the decade of the house. A 1980s house sold at a median $462,500 and a 2010s house at $966,000, on a median living area only about 470 square feet larger. A 1980s resale priced like a 1990s one has to earn it with a new roof, impact windows, a raised floor or a rebuilt dock; one priced well below it is often the better value, provided the insurance and flood files support it.
Measure, 12 months | County record | MLS label |
|---|---|---|
Median price per sq ft, single-family | $287.60 | $313 |
Median living area | 2,270.5 sq ft on the 72 sales | 2,198 sq ft on the 14 sales |
Denominator | Roll living-area field | MLS living area |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis; Southwest Florida MLS Matrix, pulled September 25, 2026. The two figures use different records and different populations, 72 county sales against 14 MLS closings, so each compares only with its own kind.
Community | Jurisdiction | Setting | County recorded single-family sales, from September 1, 2025 | MLS closed, 12 months | MLS median |
|---|---|---|---|---|---|
Burnt Store Isles | City of Punta Gorda | City canals, boat lock, golf club | 82, median $658,700 | 14 | $803,250 |
Punta Gorda Isles | City of Punta Gorda | City canal grid | 339, median $700,000 | 80 | $564,000 |
Burnt Store Marina | Lee County, unincorporated | Gated marina and golf | Not tabulated | 30 | $323,750 |
Burnt Store Lakes | Charlotte County, unincorporated | Freshwater canals and lakes | Not tabulated | 32 | $422,450 |
Heritage Landing | Charlotte County, unincorporated | Golf club community with a district | Not tabulated | 72 | $330,000 |
Deep Creek | Charlotte County, unincorporated | No Gulf access | Not tabulated | 38 | $337,250 |
Source: Charlotte County Property Appraiser recorded-sale files, calendar-month window from September 1, 2025, single-family use codes, Section 15 for Burnt Store Isles and the Punta Gorda Isles residential sections for Punta Gorda Isles, our analysis; Southwest Florida MLS Matrix, City of Punta Gorda closed sales, September 25, 2025 to September 24, 2026, pulled September 25, 2026. MLS counts use each community's label and include condominiums.
Read the table by setting and by layer, not by one price. On the county record, Punta Gorda Isles sits slightly above Burnt Store Isles at the median; on the MLS label, the order flips. Neither layer is wrong; they count different populations. Burnt Store Marina and Burnt Store Lakes, which share the Burnt Store name, are in the county or in Lee County, not in the city, and their MLS medians reflect villa and inland markets. If you are selling a home in one of these communities to buy in Burnt Store Isles, see what your Burnt Store Isles or nearby home is worth against the same file; if you are buying only, start with how we represent buyers.
Yes. A Burnt Store Isles home is inside the City of Punta Gorda in Charlotte County, ZIP 33950, and every address we tested returned "Punta Gorda city" in the U.S. Census geocoder. For a buyer, the city decides the tax district, the canal assessment, the dock permits, water, sewer, police and fire.
Data updated: September 2026 (U.S. Census geocoder, 12 addresses, queried September 25, 2026; City of Punta Gorda Waterfront Living, utilities and sanitation pages; Florida Department of Revenue 2025 Charlotte County Taxing Authority Code Descriptions; Charlotte County GIS, queried September 25, 2026).
In much of Charlotte County a Punta Gorda mailing address says nothing about the government, because ZIP codes follow mail routes rather than city limits. Burnt Store Isles is the other case: the address and the government match. It sits west of U.S. 41, south of the older Punta Gorda Isles canal grid, and it is recorded as Punta Gorda Isles Section 15 and the Section 15 Replat. Its parcels sit in city tax district 149, which combines the City of Punta Gorda with the Burnt Store Isles canal district.
Which government handles what | Provider at Burnt Store Isles |
|---|---|
Mailing address | Punta Gorda, Florida 33950 |
City government | City of Punta Gorda; every address tested returned "Punta Gorda city" |
Property taxes | Charlotte County Property Appraiser and Tax Collector, city tax district 149 |
Law enforcement | Punta Gorda Police Department |
Fire and rescue | City of Punta Gorda |
Water and sewer | City of Punta Gorda Utilities Department |
Trash and recycling | City of Punta Gorda sanitation, with Waste Management |
Seawalls, canal dredging and the boat lock | Burnt Store Isles Canal Maintenance Assessment District, governed by the Punta Gorda City Council |
Docks, lifts and in-canal work | City of Punta Gorda, Chapter 6 of the city code |
Flood map | FEMA maps effective December 15, 2022, panels 12015C0243G and 12015C0244G |
Evacuation orders | Charlotte County Emergency Management; storm-surge Evacuation Zone A |
Public schools | Charlotte County Public Schools |
Deed restrictions | Burnt Store Isles Association, under a 1985 enforcement agreement, subject to the pending appeal |
Sources: City of Punta Gorda, Waterfront Living; City of Punta Gorda, Water and Wastewater; City of Punta Gorda, Sanitation; U.S. Census Bureau Geocoder; Charlotte County, Know Your Zone.
Three things follow for a buyer. The tax bill carries the city millage and the flat canal assessment, not the county's unincorporated levies, and the 2025 certified total for district 149 was 16.6185 mills against 15.0855 mills in the unincorporated county district, so a tax estimate copied from a county home across the river is wrong. The flood program and the 50 percent rule are the city's, and the city counts repair costs cumulatively, which matters on an older, lower house. And the water behind the house is city infrastructure: the district, not the owner, replaces the seawall, while the owner keeps the dock, the lift and everything landward of the wall. Our city guide covers buying a home in Punta Gorda across the rest of the city.
Burnt Store Isles' recorded name is Punta Gorda Isles Section 15, "as recorded in Plat Book 8, Pages 20-A thru 20-Z-5," and the "Replat of Punta Gorda Isles, Section 15, as recorded in Plat Book 15, Pages 25-A thru 25-O," both plats of the developer Punta Gorda Isles, Inc. A title commitment that reads "Punta Gorda Isles Section 15" is a Burnt Store Isles lot. One that reads "Punta Gorda Isles" with another section number may be a canal home in Punta Gorda Isles proper, Burnt Store Marina in Lee County (Section 22), or another plat of the same developer. The section number, block and lot in the legal description settle it before you tour (BSIA, Deed Restrictions).
The name comes from Burnt Store Road, which runs south from Punta Gorda toward Cape Coral, and at least nine communities share it. Burnt Store Marina is a gated marina and golf community in unincorporated Lee County, ZIP 33955. Burnt Store Lakes and Burnt Store Village are in unincorporated Charlotte County on the Burnt Store Road corridor, ZIP 33955, and Burnt Store Meadows and Burnt Store Colony are separate neighborhoods with their own rules and price bands. None of them is inside the Burnt Store Isles canal district. One more trap: Twin Isles Country Club, inside Burnt Store Isles, was previously called Burnt Store Marina and Country Club, so an old reference to "Burnt Store Marina Country Club" may mean the Punta Gorda club, not the Lee County marina community. If you are also looking south, our Burnt Store Marina guide covers that community on its own terms.
A Burnt Store Isles buyer who already knows that the city adopted a $1,035 canal assessment for fiscal 2027, that every Ian seawall replacement here is complete, and that the county recorded 72 house sales at a $662,500 median in the latest year, is asking better questions than most. The next step is a short working session: book your Burnt Store Isles buyer consultation, see how we represent buyers in Southwest Florida, or call Marc at (239) 287-5873. If you own a Burnt Store Isles home you will sell to fund the move, get a Burnt Store Isles home valuation first so the two timelines line up, or call Jesse direct at (239) 898-6072.
An interior finger-canal lot fits a Burnt Store Isles buyer who wants seawall on both banks and a 50-foot channel; a rim-canal lot fits one who wants mangrove preserve views and accepts a 40-foot passage; a golf-course lot fits a golfer who needs no dock and wants Twin Isles out back.
Data updated: September 2026 (Burnt Store Isles Association deed restrictions and Realtor Information pages, read September 25, 2026; City of Punta Gorda Waterfront Property Owner's Manual and Chapter 6; Charlotte County GIS property ownership layer, queried September 25, 2026).
The Burnt Store Isles Association describes roughly 1,000 canal-front homes and 400 golf-course homes around Twin Isles Country Club, and explains that "there are, in fact, 4 sets of deed restrictions covering the lots within BSI (PGI Section 15)": two identical sets for waterfront lots, one for golf-course lots and one for multi-family lots, the last two filed with the Charlotte County Clerk on January 29, 1970. The block number on your legal description tells you which one governs the lot.
Buyer yardstick | Interior finger-canal lot | Rim or perimeter canal lot | Golf-course lot |
|---|---|---|---|
Where | Western and southern two-thirds of the community | Outer ring backing onto mangrove | Blocks 283, 284 and 288 to 294, around Twin Isles |
Homes, association count | Most of the roughly 1,000 canal homes | Part of the roughly 1,000 canal homes | About 400 |
Recorded declaration | Waterfront declaration | Waterfront declaration | Golf Course Declaration, January 29, 1970 |
Seawall | Both sides of the canal, city-owned | One side only, city-owned | None |
Required navigable channel | 50 feet | 40-foot passageway | Not applicable |
Rear setback | 25 feet | 25 feet | 30 feet in the declaration, waived to 25 feet by association policy |
Minimum lot | 7,200 sq ft | 7,200 sq ft | 8,000 sq ft |
Boat, dock and seawall articles | Yes, with dock size now set by city code | Yes, with dock size now set by city code | None in the declaration |
Canal assessment | Same flat single-family rate | Same flat single-family rate | Same flat single-family rate |
Sources: BSIA, Realtor Information; BSIA, Deed Restrictions; City of Punta Gorda, Waterfront Property Owner's Manual. The county file as we hold it does not tag each sale by lot type, so we do not publish a canal-versus-golf price split; we price each lot against recorded sales on the same kind of lot, address by address.
The interior canals are dead-end fingers, each a cul-de-sac street on land with water on three sides of the block, seawalled on both banks. The city's code requires a 50-foot navigable channel in its canals, and the interior fingers are where most Burnt Store Isles canal homes sit. Compare two interior-canal houses on three things before the kitchens: the canal's width, the number of turns and the distance to the boat lock, and the city's seawall replacement date for that frontage.
The outer, or perimeter, canals are seawalled on one side only and back onto mangrove. In the city's words, "when only one side of the waterway is seawalled (typical perimeter canal), a passageway of forty (40) feet is required to be maintained." Rim lots trade a narrower channel for preserve views. The city also plans to widen "5 rim canal corners, those being too tight for normal large barge movement," by cutting into the mangroves; no construction date has been announced (BSI Canal Committee, April 27, 2026).
The golf-course blocks sit around Twin Isles Country Club's course and its lakes in the eastern core, with Madrid Boulevard running around and through it. Their declaration has no boat, dock or seawall articles, a 30-foot rear setback that the association has waived to 25 feet by policy, and an 8,000-square-foot minimum lot. A golf-course lot still pays the same flat canal assessment as any single-family parcel in the district, and owning one does not come with a club membership.
Every Burnt Store Isles boat leaves through the city's boat lock and continues through Alligator Creek, a natural tidal creek, to the east side of Charlotte Harbor. The city's widening project "started on January 17, 2025," and the "BSI Lock passage will provide 40' of travel through the lock and allow a fully assembled and loaded barge to access the canals for seawall repairs" (City of Punta Gorda press release, January 22, 2025, as posted by BSIA). The canal committee chairman reported the project complete in April 2025, "6 weeks ahead of schedule," after a final walk-through on April 17, 2025 (BSI Canal Committee, April 21, 2025). The city has not published the lock's chamber dimensions, operating procedure or vertical clearance on a public page, and we do not guess them.
Past the lock, NOAA's Coast Pilot describes the Alligator Creek area as "on the east side of Charlotte Harbor about 14 miles northeast of Boca Grande," with "6 feet in the channel leading to the creek" reported in 1991 (NOAA Coast Pilot 5). That is an old survey; a buyer with a deep-draft boat should check current charts and local knowledge at low tide.
In Punta Gorda, "sailboat water" means a route to open water with no fixed bridge overhead. The city's boating page says that "most of the PGI system features deep, wide canals with no fixed bridges" (City of Punta Gorda, Boating). It makes no such statement about Burnt Store Isles, and we have found no city or Coast Guard record that settles the Burnt Store Isles route either way. If a mast or tower height matters to you, verify the full route from the specific dock with Public Works at (941) 575-5050 before your inspection period ends. "All man-made canals in Punta Gorda Isles and Burnt Store Isles are within the speed zone," so budget idle speed from the dock to open water on every trip.
The city's Chapter 6 rules are stricter than most buyers expect, and they decide what the dock and lift you are buying are worth (Chapter 6, Punta Gorda Code of Ordinances):
A dock or lift rebuilt after Ian without a permit under these rules is a negotiating point inside the inspection period and a problem after it.
A Burnt Store Isles owner pays city and county property tax, the city's flat canal assessment on the same bill, $1,035 per single-family parcel for fiscal 2027, adopted September 9, 2026, optional $50 association dues, condominium fees where they apply, and optional club dues. There is no mandatory homeowners association and no community development district.
Data updated: September 2026 (City of Punta Gorda special assessments and budget pages; Resolution 3831-2025; Florida Department of Revenue 2025 Charlotte County Taxing Authority Code Descriptions; Burnt Store Isles Association membership page, read September 25, 2026).
Layer | Amount | Who bills it | What it covers |
|---|---|---|---|
City and county property tax | 16.6185 mills total for city tax district 149, tax year 2025; city operating millage 3.9928 mills for fiscal 2027, adopted September 23, 2026 | Charlotte County Tax Collector | City, county, school board and other taxing authorities |
Canal Maintenance Assessment, single-family | $1,035 for fiscal 2027, adopted September 9, 2026; $1,010 for fiscal 2026 | City of Punta Gorda, on the tax bill | Seawall maintenance and replacement, canal dredging, mangrove management and the boat lock |
Canal Maintenance Assessment, other property | $0.105 per sq ft for fiscal 2026 | City of Punta Gorda, on the tax bill | Land within 120 lineal feet of the seawall |
Lot mowing assessment | $285 per 10,000 sq ft unit, held for fiscal 2027 | City of Punta Gorda | Vacant-lot mowing |
Burnt Store Isles Association | $50 a year by cash or check, $55 online | Burnt Store Isles Association | Weekly Tuesday Bulletin, annual newsletter, members' directory, events; voluntary |
Condominium association | Not published on a public page | Each Chapter 718 association | Building, grounds, reserves |
Twin Isles Country Club, optional | Not published on a public page | Twin Isles Country Club, (941) 637-1232 | Club membership |
Homeowners association | None mandatory | Not applicable | Not applicable |
Community development district | None | Not applicable | The city canal district is the only special district serving the community |
Sources: City of Punta Gorda, Special Assessments; City of Punta Gorda, Upcoming Budget Process; Resolution 3831-2025; BSIA, Membership Information; BSIA, Realtor Information; Florida Department of Revenue, 2025 Charlotte County Taxing Authority Code Descriptions.
Fiscal year | Burnt Store Isles, per single-family parcel | Punta Gorda Isles, per single-family parcel |
|---|---|---|
2017 | $570 | $550 |
2019 | $555 | $650 |
2021 | $460 | $550 |
2022 | $560 | $650 |
2023 | $860 | $950 |
2024 | $985 | $1,100 |
2025 | $985 | $1,200 |
2026 | $1,010 | $1,350 |
2027, adopted September 9, 2026 | $1,035 | $1,500 |
Source: City of Punta Gorda, Special Assessments; fiscal 2027 from the city's levy item for Burnt Store Isles, adopted by City Council on September 9, 2026.
The Burnt Store Isles line rose from $560 to $1,010 between fiscal 2022 and 2026, about 80 percent by our arithmetic, as the city paid for Ian seawall replacements, and it stepped up $25 to $1,035 for fiscal 2027. It is now $465 a year below Punta Gorda Isles. Because the assessment is flat per parcel, it does not rise with the value of the house, and homestead exemptions and caps do not reduce it.
The city replaces the seawall, dredges the canal and maintains the lock. Everything landward and waterward of the wall stays with the owner: docks, pilings, lifts, davits, lights, water and power lines to the dock, and, after any seawall job, restoring sod, irrigation, walkways and landscaping, with the district providing "replacement sod only" (City of Punta Gorda, Waterfront Living). The city also holds a right of way of 10 feet behind the seawall for its work, according to the canal committee chairman's 2022 explanation to residents (BSI Canal Committee, March 2, 2022). Owners may hire the city's marine contractor, at their own expense, for dockside maintenance dredging under the city's permits. Plan a pool cage, a summer kitchen or a fence with that 10 feet in mind.
The Burnt Store Isles Canal Maintenance Assessment District was created on July 3, 1996, by Ordinance 1156-96, and its governing body is the Punta Gorda City Council. "The BSI Canal Advisory Committee is a 5-member resident board, with members serving 3-year terms for a maximum of 3 terms," and it meets on the second Tuesday of each month at 1:30 p.m. in City Council Chambers. It holds public hearings on Canal Construction Special Permits and recommends the annual assessment and long-range capital plan to City Council. A buyer who wants to know what is coming reads that committee's agenda.
"The City of Punta Gorda purchased 5.78 acres at 3695, 3699, and 3731 S. Tamiami Trail for $900,000 to support maintenance of the Burnt Store Isles canal system," with site preparation estimated at about $700,000 more; council approved the purchase in April 2026 on a 3-2 vote (Gulfshore Business, as posted on BSIA Current News). The canal committee chairman wrote that the city is financing the work up front and recovering it from Burnt Store Isles owners through the existing program, with "no changes" expected. We read that as a statement of intent, not a rate guarantee; each year's rate is set by council.
The Burnt Store Isles Association was "established in 1983 as a non-profit corporation (not a mandatory HOA)," and "BSIA membership is voluntary." The only special district serving the community is the city's canal district, which levies no millage; its cost is the flat assessment. A Burnt Store Isles single-family home's cost stack therefore has no mandatory association dues line and no district assessment line.
Take a built Burnt Store Isles single-family home. At the adopted fiscal 2027 rate, the fixed non-tax layer is the $1,035 canal assessment, or $1,085 a year with a voluntary association membership paid by check, before property tax and insurance. That is our arithmetic, not a bill: property tax is set by your own taxable value after the sale, and each $100,000 of taxable value at the 2025 district total of 16.6185 mills is $1,661.85 a year. Flood and wind insurance, which vary house by house, are usually the larger number.
A Burnt Store Isles condominium, villa or coach home is its own Chapter 718 association: 198 units carry Burnt Store Isles legal names on the county roll, and 13 sold in 12 months at a $200,000 median. Each sets its own dues, reserves, insurance, pet and lease rules, and none posts its budget on a public page.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis, newest condominium sale September 2, 2026; Burnt Store Isles Association condominium page, read September 25, 2026; Florida Statutes, read September 2026).
Condominium | Units | Product | Recorded source |
|---|---|---|---|
Villas of Burnt Store Isles | 98 villas on 11.72 acres (association); 98 on the roll | Single-level duplex villas, 1,463 sq ft under air, two bedrooms plus den, two-car garage; clubhouse, pool and spa | Condominium plat 13/6, 2004 |
Villa Grande at Burnt Store Isles | 74 (association); the county's legal-name match finds 56 across two phases | Single-story duplexes with two-car garages; recreation center, pool and clubhouse | Condominium plat 17/9, 2007 |
Vizcaya at Burnt Store Isles | 36 (association and county) | Coach homes over the golf course at 3959 San Rocco Drive, 2,691 and 3,321 sq ft plans, two-car garage, elevator option | Condominium plat 12/31, 2004 |
Mondovi Bay Villas | 52 (association) | Ten fourplex buildings plus 12 duplex units | Association condominium page |
Retreat at Burnt Store Isles | 8 on the county roll | Small building on San Rocco Drive | Condominium plat 11/23 |
Sources: BSIA, Condominiums; Charlotte County Property Appraiser public roll, our analysis. Mondovi Bay Villas is not captured by the county legal-name match we ran, and the Villa Grande difference between 74 and 56 is not resolved, so confirm the unit's declaration on the deed.
Street, 12 months | Sales | Median or prices | Built | Living area on the roll |
|---|---|---|---|---|
Albacete Circle | 5 | $197,000 | 2005 to 2006 | 1,451 sq ft |
Tripoli Boulevard | 3 | $200,000 | 2005 to 2006 | 1,451 sq ft |
San Rocco Drive, 3959 (Vizcaya) | 3 | $250,000, $255,000 and $292,300 | 2004 to 2005 | 1,883 to 2,383 sq ft |
San Rocco Drive, 3907 (Retreat) | 1 | $175,000 | 2001 | 1,419 sq ft |
Monaco Drive | 1 | $170,000 | 2007 | 1,765 sq ft |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis. We name a complex only where its address is on the association's record; we do not assert which condominium each Albacete Circle, Tripoli Boulevard or Monaco Drive sale belongs to. Counts of one to five are too thin to read as a market rate.
The attached market here is a separate market at roughly a third of the house median. The top condominium sale of the year was $292,300 for a 2004 Vizcaya coach home at 3959 San Rocco Drive, recorded January 15, 2026, and the low was $150,000 for a 2006 unit on Albacete Circle, recorded September 30, 2025.
A Burnt Store Isles condominium resale runs under Chapter 718. Under Section 718.503, the contract is voidable within 7 days, excluding Saturdays, Sundays and legal holidays, after the buyer receives the declaration, articles, bylaws, rules, the latest financial statement and budget, the question-and-answer document, and, as amended in 2026, the milestone inspection summary and structural integrity reserve study or a statement that none is required or complete (Florida Statutes 718.503). A transfer approval fee is capped at $150 per applicant under Section 718.112.
A Burnt Store Isles buyer should know that a 2025 circuit ruling held the recorded deed restrictions expired in 2001, that the association's appeal was undecided as of September 25, 2026, and that Florida still requires flood and tax disclosures from the seller, plus a 7-day condominium right where it applies.
Data updated: September 2026 (Burnt Store Isles Association deed restrictions pages and board minutes; Florida appellate docket 6D2025-1778; Florida Statutes 689.302, 689.261, 718.503 and Chapter 712, read September 2026).
The recorded covenants sit at Charlotte County Official Records Book 328, Pages 85 through 91, and the association cites certificates of renewal at Book 2460, Page 425. In 1985, according to the association, "the responsibility for enforcement of the deed restrictions was conveyed from PGI, Inc. to BSIA by signed agreement." The association states that exterior changes, "including colors or land use," require its board's approval "for all property owners whether they are members of BSIA or not" (BSIA, Deed Restrictions).
The association reports that "in April of 2025, a hearing was held before a judge challenging the validity of the BSI deed restrictions," and that "the judge ruled that our deed restrictions had expired in January of 2001." It filed an appeal with the Sixth District Court of Appeal on July 24, 2025, in Burnt Store Isles Association, Inc. v. Stanley A. Munson and Dianne Marie Munson, case number 6D2025-1778 (BSIA, Deed Restrictions Update; Florida appellate docket). In March 2026 the association reported a proposed concession by the homeowners that would, in its words, get "reinstatement of the deed restrictions." Its board minutes of September 4, 2026 report that "the appeals case regarding the deed restrictions has still not been heard by the appeals court despite the deadline passing," and the appeal remained undecided as of September 25, 2026. A second suit brought by two residents against the association was also open.
As of September 2026 a trial-court ruling says the restrictions expired, the association says they apply and is appealing, and no appellate decision has been published. Florida's Marketable Record Title Act, Chapter 712 of the Florida Statutes, is the law that extinguishes old recorded restrictions unless they are preserved; we do not characterize the court's reasoning beyond what the association reports. So we never tell a buyer the restrictions are "mandatory," and we never tell one they are gone. A buyer planning a metal roof, a fence, a color change, a second story or a rental should ask title counsel and the association where the case stands on the day of contract, and read what the title commitment says about it.
Rule on the association's page | What it says |
|---|---|
Roofs | Tile, or metal and composite that resembles tile with a nose of at least 1 inch; shingles, flat metal and standing-seam metal are not accepted |
Canal-lot setbacks | 25 feet front and rear, 7.5 feet side |
Pools and screened lanais | Permitted to a 20-foot setback by policy |
Fences | Side and rear fences capped |
Solar panels | Allowed in line with Florida Statutes 163.04 |
Signs | One "For Sale" sign per property, small size |
Sewer | The deed restrictions bound each lot to the sewer system |
Renting | The no-business rule "shall not prevent an owner of a building from renting said property for residential use" |
Source: BSIA, Deed Restrictions. Whether the association can enforce any of these depends on the appeal.
Florida's homeowners association disclosure summary and estoppel regime is written for associations whose members must belong. The Burnt Store Isles Association says it is "not a mandatory HOA" and that "BSIA membership is voluntary," so a single-family resale here usually turns on the title commitment, the recorded restrictions and the seller's tax bill rather than an association estoppel. Confirm the approach with your title agent. A condominium purchase is different: the condominium association issues an estoppel certificate under Section 718.116, and the 7-day right under Section 718.503 applies.
Florida's seller flood disclosure statute, Section 689.302, requires a written disclosure "at or before the time the sales contract is executed," covering whether the seller has filed a flood insurance claim, received federal flood disaster assistance, or knows of flood damage during their ownership (Florida Statutes 689.302). In Burnt Store Isles, after Ian and Milton, that form deserves a careful read. It covers only the seller's own ownership period, so on a home that changed hands recently it can be silent about earlier storms, which is why we also read the permit history. Section 689.261 separately requires the contract to warn you not to rely on the seller's current property taxes.
Choose an older Burnt Store Isles resale for the lowest entry price, near the $462,500 median for 1980s houses; choose a 2000s or 2010s home for a newer envelope and an easier insurance file; choose a vacant lot, where three sold from $375,000 to $450,000, if you will manage the permits yourself.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis, index built September 24, 2026; Burnt Store Isles Association deed restrictions; City of Punta Gorda Chapter 6 and 50 percent rule pages; Florida Statutes 501.1375, read September 2026).
Burnt Store Isles is not a new subdivision, and it is not building out the way the Burnt Store Road communities are. Of the 72 recorded single-family sales in the latest 12 months, none was a builder-direct first sale within a year of the roll's year built; every one was a resale. New building still happens, one lot at a time: the roll carries 105 single-family homes dated 2020 or later and 142 from the 2010s, against 262 from the 1980s, 378 from the 1990s and 250 from the 2000s, with no house on the roll older than 1980. The newest homes are the highest sales: $1,380,000 on Monaco Drive, built in 2020, and $1,375,000 on Macedonia Drive, built in 2022, both recorded in March 2026.
The 22 houses from the 1980s sold at a median $462,500 against $750,000 for the 16 from the 2000s. The discount buys a canal lot and an established landscape at the lowest price in the community, and it costs you a roof, windows and systems whose age an insurer will ask about, and often a lower finished floor against the 9-foot base flood elevation. A 1980s house with a permitted tile roof, impact windows and a favorable elevation certificate can compete with a newer one on insurance; one without them usually cannot. And because the city counts repair costs cumulatively under its 50 percent rule, a buyer planning a large remodel of an older, lower house should price the possibility of having to elevate it.
The roll carries 79 vacant residential parcels, and three qualified lot sales in the latest 12 months ran from $375,000 to $450,000 at a $385,000 median. Before closing on a lot, read the governing declaration, confirm the setbacks and minimum lot size for its block, and budget the carrying costs, including the city's vacant-lot mowing assessment of $285 per 10,000-square-foot unit, held for fiscal 2027. On a canal lot, also ask about the city's use of open lots: the canal committee chairman wrote that the city uses open lots in Burnt Store Isles for seawall staging and loses that use as each lot is built, which is why it bought a 5.78-acre staging site on U.S. 41 in 2026. The dock and lift you add will need a city permit under Chapter 6, and new homes here are built to a 160 mph design wind speed on the county's Florida Building Code layer.
Blocks 228 and 229, lots 1 through 9 of Block 230, and Blocks 285 through 287 carry the 1970 multi-family declaration, with an 800-square-foot minimum unit. That is where the condominium villas and coach homes cluster, along Albacete Circle, Tripoli Boulevard, San Rocco Drive and Monaco Drive between the golf course and the commercial strip on U.S. 41. The city's zoning layer shows 1,216 parcels zoned GS-3.5 single-family and 266 zoned GM-15 multi-family in our parcel pull.
If you are building on a Burnt Store Isles lot, the builder's salesperson represents the builder. Before you sign in at a sales office or on a builder's website, ask the builder in writing whether its buyer-agent terms depend on who you name at first contact, and bring us to that first meeting so the question never arises. On any builder contract, read the deposit clause: Section 501.1375 of the Florida Statutes requires a builder to escrow a deposit only up to 10 percent of the price, and the buyer can waive that protection in writing.
Every address we checked in Burnt Store Isles, all 12 of them, sits in FEMA Zone AE, the coastal floodplain, with a base flood elevation of 9 feet, on maps effective December 15, 2022. For a buyer that means a federally backed mortgage requires flood insurance, and the house's lowest-floor elevation sets the premium.
Data updated: September 2026 (FEMA National Flood Hazard Layer, 12 addresses queried September 25, 2026; City of Punta Gorda Flood Information and 50 percent rule pages; FEMA Community Status Book; Charlotte County GIS, queried September 25, 2026).
Address checked | FEMA zone | Base flood elevation | FIRM panel |
|---|---|---|---|
301 Madrid Blvd (Twin Isles Country Club) | AE | 9 ft | 12015C0243G |
5000 Palermo Dr | AE | 9 ft | 12015C0244G |
3293 Tripoli Blvd | AE | 9 ft | 12015C0243G |
716 Monaco Dr | AE | 9 ft | 12015C0243G |
3813 San Lorenzo Dr | AE | 9 ft | 12015C0243G |
4013 Bastia Ct | AE | 9 ft | 12015C0243G |
3700 Candia Dr | AE | 9 ft | 12015C0243G |
3803 Albacete Cir | AE | 9 ft | 12015C0244G |
610 Brindisi Ct | AE | 9 ft | 12015C0243G |
3847 Bordeaux Dr | AE | 9 ft | 12015C0243G |
519 Macedonia Dr | AE | 9 ft | 12015C0243G |
3553 Di Leuca St | AE | 9 ft | 12015C0243G |
Sources: addresses located with the U.S. Census geocoder; zones from FEMA's National Flood Hazard Layer. Both panels are effective December 15, 2022. A sample is not a determination for any parcel.
Zone AE is a Special Flood Hazard Area, so federal rules make flood insurance mandatory for a federally backed mortgage. The base flood elevation is the level the one-percent-annual-chance flood is expected to reach, 9 feet here. What sets the premium and the rebuilding rules is how high the house's lowest floor sits against that 9 feet, which is why an elevation certificate is the single most useful flood document in a Burnt Store Isles purchase. Charlotte County's GIS carries a layer of certificates already on file (Charlotte County GIS web layers). Search the exact address on the FEMA Map Service Center: that result, not our sample, is what the lender and insurer will use.
The effective flood maps were built on a preliminary study released in 2019 and took effect on December 15, 2022, weeks after Ian; no post-Ian restudy for Charlotte County had been posted when we last checked. The maps therefore do not yet reflect Ian's or Milton's surge. Milton's report found "maximum storm surge inundation of 5-8 ft AGL occurred in the northern portion of Charlotte Harbor and along the Peace River" (National Hurricane Center, Milton report).
Punta Gorda enforces FEMA's substantial-damage and substantial-improvement rule strictly. The city counts "all repair costs, including labor and materials, OVERHEAD AND PROFIT," measures against the market value of the structure alone, not the land, and its floodplain program is credited for tracking improvements cumulatively (City of Punta Gorda, 50 percent rule). On a canal lot where the land carries much of the price, a large renovation of an older, lower house can cross the line and require elevating the home. Ask the seller for the permit history and any substantial-damage letters from 2022 and 2024 before you plan a remodel.
"As of October 19, 2025, flood insurance premium discounts has remained the same at a 25% discount," the city says, because Punta Gorda is a Class 5 community in FEMA's Community Rating System (City of Punta Gorda, Flood Information; FEMA Community Status Book, Florida). FEMA's current pricing reflects "flood frequency, multiple flood types ... and distance to a water source along with property characteristics such as elevation and the cost to rebuild," and "existing statutory limits on rate increases require that most rates not increase more than 18% per year" (FEMA, Risk Rating 2.0). A neighbor's premium tells you little.
A seller's existing National Flood Insurance Program policy can often be assigned to the buyer, which keeps the policy on its glide path under those rate-increase limits. Ask for the declarations page and the assignment option with the listing paperwork, and compare it with a new quote inside the inspection period.
Burnt Store Isles is in Charlotte County storm-surge Evacuation Zone A, the first zone ordered to leave when surge threatens, and a point we queried inside the community falls within the county's mapped Coastal High Hazard Area. An evacuation zone tells you when the county may order you out, not how your insurance is rated. Check any single address in the county's Know Your Zone tool or the state's Know Your Zone lookup.
Insurance on a Burnt Store Isles home is priced house by house: flood cost turns on the lowest floor against the 9-foot base flood elevation, wind cost on roof age, opening protection and a wind-mitigation report, and Citizens requires a four-point inspection on homes over 20 years old. No public source publishes an average premium.
Data updated: September 2026 (Citizens Property Insurance inspections page; Florida Statutes 627.351 and 627.711; My Safe Florida Home; FEMA Risk Rating 2.0; Charlotte County GIS wind speed layer; Charlotte County Property Appraiser roll, our analysis; read September 2026).
Of the 1,137 single-family homes on the Burnt Store Isles roll, 262 date to the 1980s, 378 to the 1990s, 250 to the 2000s, 142 to the 2010s and 105 to 2020 or later, with a median year built of 1998. So most of the housing stock is past the 20-year mark, and 640 homes, more than half, were built before 2000. Two houses on the same canal can therefore sit at opposite ends of an insurer's rating sheet, and the insurance quote belongs in the inspection period, not after it.
Citizens Property Insurance says it "requires a four-point inspection for all property owner, dwelling and mobile home applications for properties more than 20 years old," covering the roof, electrical, plumbing and heating and air-conditioning (Citizens, Inspections). Roofs older than 25 years for shingle, or 50 years for tile or metal, need documentation of at least five years of remaining useful life. The association's rules on file require tile, or metal and composite that resembles tile, so most Burnt Store Isles roofs fall under the longer tile clock. Order the four-point with the general inspection and ask the seller for the reroof permit.
Hurricane Charley's eye passed over Punta Gorda on August 13, 2004, and "the eyewall struck that city and neighboring Port Charlotte with devastating results"; Hurricane Ian made a second landfall near Punta Gorda on September 28, 2022, "with an estimated intensity of 125 kt" (National Hurricane Center, Charley report; Ian report). New homes here are built to a 160 mph design wind speed for Risk Category II buildings. Section 627.711 requires insurers to offer credits for documented wind-resistant features on the state's uniform mitigation form (Florida Statutes 627.711); impact windows, roof-to-wall straps and a secondary water barrier are the lines that move the premium, so a current wind-mitigation report is usually the cheapest premium reduction a buyer can find.
Florida law ties Citizens wind coverage to flood coverage in stages by replacement cost: for policies effective in 2026 the line is $400,000 of replacement cost, and "January 1, 2027, for all other personal lines residential property insured by the corporation" (Florida Statutes 627.351). In Zone AE, a buyer with a federally backed mortgage needs flood coverage anyway; a cash buyer insured with Citizens needs it by January 1, 2027 at the latest, and sooner if the home's replacement cost crosses the line. How the rule applies to a condominium unit-owner policy is a question for your insurance agent before you close.
The state's My Safe Florida Home program requires an existing homestead exemption, so a new buyer is not eligible at closing, but it can become useful once your homestead is in place. Any roof, window or shutter project in Burnt Store Isles also runs past the association's exterior-change review, whose enforceability depends on the pending appeal, and a city building permit.
Everything in this section and the two that follow is general information, not legal, tax or insurance advice; confirm with your closing agent, attorney or insurance agent before you rely on it for a specific Burnt Store Isles home.
A Burnt Store Isles buyer who finances pays Florida's mortgage documentary stamp tax of 35 cents per $100 with no cap, the 2-mill intangible tax on the loan and Charlotte County recording fees, plus lender, title, inspection and prorated charges. On a $530,000 loan the two state taxes alone total $2,915.
Data updated: September 2026 (Florida Statutes 201.08, 201.02, 199.133 and 718.112; Florida Department of Revenue; Charlotte County Clerk recording fees; DBPR estoppel fee schedule; read September 2026).
Under Section 201.08 the documentary stamp tax on a recorded mortgage is $0.35 per $100 of the amount secured, with no cap on the mortgage. Section 199.133 adds a nonrecurring intangible tax of 2 mills on the loan amount. The deed stamp of $0.70 per $100 under Section 201.02 is customarily a seller cost in Florida, but the contract decides. The Charlotte County Clerk charges $10.00 to record the first page and $8.50 for each page after it.
Item, $662,500 purchase with 20 percent down | Amount | Basis |
|---|---|---|
Loan amount | $530,000 | 80 percent of the $662,500 single-family median |
Mortgage documentary stamp tax | $1,855 | $0.35 per $100 of $530,000 |
Intangible tax on the mortgage | $1,060 | 2 mills on $530,000 |
State taxes on the loan, total | $2,915 | Sum of the two lines above |
Recording | $10.00 first page, $8.50 each added page | Charlotte County Clerk |
This is our arithmetic from the statutory rates, not a closing estimate; your lender's Loan Estimate is the document that binds.
Florida law does not say, and we will not tell you there is a fixed Charlotte County custom, because the published sources we read disagree. The Florida Realtors and Florida Bar AS IS contract makes the parties check one of three boxes in paragraph 9(c) and prints no default. We tell you what is normal for the specific property and seller before you write the offer, and we treat the box as a negotiable term. In Burnt Store Isles the title work carries an extra job: ask the title agent to address the deed-restriction case in the commitment.
A single-family home here carries no mandatory association, so there is usually no association estoppel or transfer fee on a house. For a condominium, expect an estoppel certificate from the condominium association; the Department of Business and Professional Regulation's inflation-adjusted maximum is $299 for the certificate, plus $119 for expedited service and $179 for a delinquent account. A condominium transfer approval fee is capped at $150 per applicant under Section 718.112.
Florida property taxes are paid in arrears, so the seller credits the buyer for the part of the year they owned the home. The canal assessment is billed on the same annual Charlotte County tax bill, so it is normally handled with the property-tax proration at closing, and your closing agent confirms the split. Voluntary association dues and club dues, if the seller holds them, do not transfer and do not prorate.
Budget separately for a general inspection, a four-point and wind-mitigation report, an elevation certificate if the seller has none, a wood-destroying organism report, a dock and lift inspection by a marine contractor, and a survey if your lender or title company wants one. On a canal lot the survey is also how you see the city's working strip behind the seawall, which the canal committee described as a 10-foot right of way, before you plan a pool cage or a fence.
Burnt Store Isles property taxes reset after a sale: the seller's Save Our Homes cap does not transfer, so your first full bill is based on market value in city tax district 149, 16.6185 mills in 2025, plus the flat canal assessment. Homestead, filed by March 1, then limits future increases on your own home.
Data updated: September 2026 (Florida Department of Revenue 2025 Charlotte County Taxing Authority Code Descriptions; City of Punta Gorda budget pages; Charlotte County Property Appraiser exemption and Amendment 3 pages; Florida Statutes 193.155, 196.031 and 689.261; read September 2026).
A non-homestead home's 10 percent assessment cap resets on sale, and a homestead home's Save Our Homes value resets to just value in the year after the change of ownership, according to the Charlotte County Property Appraiser. Section 689.261 requires the contract to warn you not to rely on the seller's current taxes. Burnt Store Isles parcels sit in city tax district 149, which combines the city and the canal district; the 2025 certified total was 16.6185 mills, against 15.0855 mills in the unincorporated county district. The City of Punta Gorda adopted an operating millage of 3.9928 mills for fiscal 2027 on September 23, 2026, and the city says its fiscal 2027 budget was "built entirely on a flat property tax outlook using the 'roll-back rate'" (City of Punta Gorda, Upcoming Budget Process). We read the parcel's own millage from its record rather than estimate it.
The canal assessment is a flat, non-ad valorem charge per parcel. It does not rise with the value of the house, and homestead exemptions and caps do not reduce it. A buyer comparing a $500,000 and a $1,000,000 Burnt Store Isles house pays the same $1,035 canal line on each for fiscal 2027.
To claim homestead you must hold title, be a bona fide Florida resident, and live in the home as your permanent residence on January 1, then file by March 1, with the deed recorded in Charlotte County first. The exemption is $25,000 on all levies plus an additional exemption of about $25,000 on non-school levies that Section 196.031 indexes to inflation each year, so the flat "$50,000" in older articles is out of date. The Charlotte County Property Appraiser accepts online filing.
If you are leaving another Florida homestead, you can carry part of its Save Our Homes benefit to a Burnt Store Isles home if you establish the new homestead within three years of January 1 of the year you left the old one, filing Form DR-501T by March 1 (Florida Statutes 193.155). A 2026 amendment changed the statute's wording from "the immediate prior homestead" to "the prior homestead," starting with the 2027 roll; how the Department of Revenue will apply it is not yet published. If you are selling a Florida homestead to buy here, plan the sale of your current home with the portability deadline in view.
Amendment 3 is on the November 3, 2026 ballot. If 60 percent of voters approve it, the Charlotte County Property Appraiser says the homestead exemption on non-school taxes would become $150,000 from January 1, 2027 and $250,000 from January 1, 2028, the non-homestead cap would fall from 10 percent to 5 percent, and additional residency requirements would apply to new Florida residents after January 1, 2027. The Property Appraiser also states it would not apply to non-ad valorem assessments or fees, so the Burnt Store Isles canal assessment would be unchanged, and voluntary association dues are not taxes at all.
Since August 17, 2024, a Burnt Store Isles buyer must sign a written agreement with their agent before touring a home, stating a compensation amount that is objectively ascertainable and fully negotiable. Offers of compensation no longer appear on the MLS. A seller may still agree to pay some or all of it.
Data updated: September 2026 (National Association of Realtors settlement materials; Florida Realtors forms and guidance; Florida Statutes 475.278; read September 2026).
The National Association of Realtors' practice changes, effective August 17, 2024, require MLS participants working with a buyer to enter into a written agreement "prior to touring a home." The agreement must state compensation that is "objectively ascertainable and not open-ended," must bar the agent from receiving more than the agreed amount from any source, and must carry a conspicuous statement that broker fees are not set by law and are fully negotiable (National Association of Realtors, summary of the 2024 MLS changes). Florida Realtors adds that a range, such as "between two and three percent," is not allowed.
Florida Realtors released updated forms effective January 5, 2026. Buyer brokerage agreements come in four versions, EBBA-8nr, 8sa, 8tb and 8tn, one for each brokerage relationship a buyer can choose. The single agent version says compensation the broker receives from a seller or seller's broker reduces what the buyer owes, and carries a 30-day protection period by default. The CASSB-1 form handles compensation a seller or seller's broker offers to a buyer's broker.
Section 475.278 says: "It shall be presumed that all licensees are operating as transaction brokers unless a single agent or no brokerage relationship is established, in writing, with a customer." A transaction broker owes limited confidentiality and no duty of loyalty. If you want an agent who represents only you in the negotiation, say so and sign the single agent version. Florida Realtors states that the national settlement did not change Florida brokerage relationship law.
We put the agreement in front of you before the first tour, explain the four versions in plain language, write a fixed and specific compensation figure, and show you where a seller contribution would offset it. With a 121-day median on the MLS label and a 95.2 percent sale-to-list ratio, a seller contribution toward your side is a fair thing to ask for on a home that has sat, and we put it in the offer rather than hoping for it.
We find the right Burnt Store Isles home by screening each address for the costs a listing does not show: the lot type, the canal and its turns to the lock, the seawall date, the elevation certificate, the roof and dock permits, and the recorded sales of the same era. Then we tour the few that survive.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis; Southwest Florida MLS Matrix, pulled September 25, 2026).
We start with the full monthly carrying cost you are comfortable with: the mortgage payment at today's rate, property tax at your post-sale value in city tax district 149, the canal assessment, homeowners and flood insurance, and condominium dues where they apply. In Burnt Store Isles the flood line moves most between two homes at the same price, because it turns on each house's lowest floor against the 9-foot base flood elevation, so we price it early.
We match your list to the product. A boater with a tall boat reads the no-bridge-claim section and verifies the route before falling for a house. A boater with a long boat looks at interior fingers near the lock rather than the far end of a rim canal. A golfer looks at Blocks 283, 284 and 288 through 294. A buyer who wants a newer envelope at a resale price looks at the 1990s and 2000s homes, which were 35 of the 72 sales in the latest year at medians of $675,300 and $750,000.
Some Burnt Store Isles homes change hands before they are listed, and some sellers prefer a quiet sale. As the #1 team in Southwest Florida since 2012, we hear about some of those homes before they reach the MLS, and we run them through the same address screen as any listed home. Many Burnt Store Isles listings are also filed under Punta Gorda Isles labels rather than the Burnt Store Isles name, so a search on the label alone misses most of the market; we search by plat and legal description instead.
We read Burnt Store Isles the way a buyer should, from the water in. We walk a listing from the dock back to the street: the date the city replaced the seawall panel behind the house, the width of the canal against the 40-foot rule for single-sided perimeter canals, how many turns lie between the dock and the lock, and whether the lift and the dock were rebuilt to today's Chapter 6 rules after Ian. Then the house: the roof, the electrical panel, the windows and shutters, the finished-floor height. Those answers move price more than the kitchen does.
We negotiate Burnt Store Isles purchases on the evidence the market gives: MLS-labeled homes sold at a median 95.2 percent of list after a median 121 days, so a home that has sat, or was priced from the 2022 peak rather than its era and lot, has real room. Terms matter as much as price.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 25, 2026; Charlotte County Property Appraiser public sales files, our analysis; Florida Realtors and Florida Bar AS IS contract).
We price from recorded sales of the same era, size and lot type, not from an automated estimate and not from a Burnt Store Isles-wide average. The era table is the first frame: a 1980s house at a $462,500 median, a 1990s house at $675,300, a 2000s house at $750,000, a 2010s house at $966,000. The canal, its turns to the lock, the pool, the roof, the window protection and the elevation certificate move a home within that frame. A seller who quotes a 2022 comparable is quoting a year when the median was $852,500.
On the Florida AS IS contract the inspection period is 15 days if left blank, and it is the buyer's main walk-away right. The initial deposit is due within 3 days and any additional deposit within 10 if those blanks are left empty, and the loan approval period defaults to 30 days. We set each date deliberately to fit the inspections, the elevation certificate, insurance quotes, the dock inspection, condominium documents and the title commitment a Burnt Store Isles home needs.
A roof an insurer will not accept, an electrical panel that fails a four-point, a low finished floor, an unpermitted dock or lift, a boat-lift canopy the city code prohibits, a condominium special assessment, or a title commitment that raises the deed-restriction case are all negotiating points. They carry weight inside the inspection period and very little after it.
Your deposit is held by a title company, attorney or broker escrow, and on the AS IS form it comes back to you if you terminate in time under the inspection or financing provisions, or under the condominium right described above. We calendar every deadline in writing on day one.
Burnt Store Isles buyers financing in September 2026 face a 30-year fixed average of 7.03 percent in Freddie Mac's survey, a conforming loan limit of $832,750 and an FHA limit of $541,287 in Charlotte County. At the $662,500 median a conforming loan fits, but 15 of the 72 recorded sales were priced above the conforming limit.
Data updated: September 2026 (Freddie Mac Primary Mortgage Market Survey, September 24, 2026; FHFA 2026 conforming limit; HUD 2026 FHA limits; Charlotte County Property Appraiser public sales files, our analysis).
Loan program, one-unit, 2026 | Charlotte County | Lee County | Sarasota County | Collier County |
|---|---|---|---|---|
Conforming limit (FHFA) | $832,750 | $832,750 | $832,750 | $832,750 |
FHA limit (HUD) | $541,287 | $541,287 | $547,400 | $764,750 |
Charlotte County does not appear on HUD's 2026 list of areas above the FHA floor, so it sits at the national floor. In Burnt Store Isles that matters more than in most of Charlotte County: 15 of the 72 recorded single-family sales in the latest 12 months were priced above $832,750, and at 20 percent down six of them, every sale above about $1,041,000, would need a loan above the conforming limit. At the other end, 22 of the 72 sold at or below $541,287 in price, so FHA financing reaches only the lower part of the market.
Freddie Mac's survey put the 30-year fixed at 7.03 percent on September 24, 2026, against 6.30 percent a year earlier. At 7.03 percent, principal and interest on a $530,000 loan, 80 percent of the $662,500 single-family median, is about $3,537 a month before taxes, flood and wind insurance and the canal assessment. That is our arithmetic, not a loan quote, and it is why we build the full monthly number for each shortlisted Burnt Store Isles address rather than compare prices alone.
Because every address we checked is in Zone AE, a federally backed lender will require flood insurance before closing, and the premium turns on the elevation certificate. Order the certificate and the flood quote at the start of the inspection period so the lender's flood requirement never becomes a closing-week surprise.
Burnt Store Isles inventory at any moment is mostly resale single-family homes on interior finger canals, the rim canal and golf-course lots, a handful of vacant lots, and villas and coach homes in five named condominiums. We do not print named listings or a live count here, because both change daily.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis, index built September 24, 2026).
The recorded mix of the latest 12 months is the best guide to what comes up: 72 single-family homes, 13 condominium units and 3 vacant lots. Of the house sales, 22 were homes built in the 1980s, 19 in the 1990s, 16 in the 2000s, 10 in the 2010s and 5 in 2020 or later. Monaco Drive, Macedonia Drive and Tripoli Boulevard carried the most house sales, 13, 10 and 6. The roll counts 52 street names, most of them Mediterranean: Madrid Boulevard, Monaco Drive, Tripoli Boulevard, Macedonia Drive, San Massimo Drive.
For every active home, browse our team's search site at DomainRealtyGroup.com and send us the addresses that interest you. Search Punta Gorda broadly, because many Burnt Store Isles homes are listed under Punta Gorda Isles labels. We come back on each address with the lot type, the canal and route to the lock, the FEMA zone, the elevation certificate if one is on file, and the recorded comparables.
A table of named listings on a guide refreshed quarterly goes stale within days, and a stale listing is a worse answer than none. Instead we publish the recorded-sales tables above and set up a live saved search for you, which updates the day a listing appears.
Choose Burnt Store Isles if you want a newer canal home, a finished seawall program, a lower $1,035 canal assessment and a golf club at the center, and can live with a lock on the route and an open deed-restriction appeal. Choose Punta Gorda Isles if you want the larger system and the city's bridge-free claim.
Data updated: September 2026 (City of Punta Gorda Waterfront Living, Boating, Hurricane Repairs and Special Assessments pages; Charlotte County Property Appraiser recorded-sale files, our analysis; Southwest Florida MLS Matrix, pulled September 25, 2026; Burnt Store Isles Association; Punta Gorda Isles Civic Association).
The two are the city's only canal maintenance assessment districts, built by the same developer, Punta Gorda Isles, Inc., a few miles apart. From a distance they look alike: canal homes, city seawalls, a Punta Gorda address. Up close they differ on the things that set price and daily life.
Decision factor | Burnt Store Isles | Punta Gorda Isles |
|---|---|---|
Canal system | 9 miles of canals, 18 miles of seawall (city) | 45 miles of canals and inlets, 91 miles of seawall (city) |
Built | Canals mid-1970s; median single-family year built 1998 | Canals late 1950s to mid-1970s (city manual) |
Route to the harbor | Burnt Store Isles boat lock, widened to 40 feet of travel in 2025, then Alligator Creek | Open saltwater canals to named access channels such as Ponce de Leon; no lock |
Bridge-free claim | None made by the city | City: "most of the PGI system" has no fixed bridges |
Ian seawall replacements | Complete (city) | Still under way in five work zones (city) |
Canal assessment, single-family, fiscal 2026 | $1,010 | $1,350 |
Canal assessment, fiscal 2027, adopted September 9, 2026 | $1,035 | $1,500 |
Deed restrictions | Recorded; ruled expired by a circuit court in 2025, association appeal undecided as of September 25, 2026 | Not renewed in 1995; replaced by a city special overlay district |
Association | Voluntary Burnt Store Isles Association, $50 a year | Voluntary Punta Gorda Isles Civic Association |
Golf | Twin Isles Country Club inside the community | St. Andrews South Golf Club inside the community |
County recorded single-family sales since September 1, 2025 | 82, median $658,700 | 339, median $700,000 |
MLS closed, 12 months to September 24, 2026 | 14, median $803,250 | 80, median $564,000 |
Sources: City of Punta Gorda, Waterfront Living; City of Punta Gorda, Boating; City of Punta Gorda, Hurricane Repairs; City of Punta Gorda, Special Assessments; BSIA, Deed Restrictions Update; Punta Gorda Isles Civic Association, Unique Land Regulations; Charlotte County Property Appraiser recorded-sale files, calendar-month window from September 1, 2025, Section 15 for Burnt Store Isles and the Punta Gorda Isles residential sections for Punta Gorda Isles, single-family use codes, our analysis; Southwest Florida MLS Matrix.
The county record, which counts every recorded single-family sale, puts Punta Gorda Isles slightly above Burnt Store Isles at the median. The MLS, which counts only listings under each label, shows the opposite. Neither layer is wrong; they count different populations. Burnt Store Isles' newer housing stock explains why its MLS-labeled sales run high; for pricing a specific house, both communities come down to the canal, the route, the age and the size of the house.
A sailor with a fixed mast needs a verified bridge-free route, and the city makes that claim for most of the Punta Gorda Isles system and not for Burnt Store Isles. A buyer who wants private covenants that control roofs, colors and fences, and who can wait for the appeal, may prefer Burnt Store Isles' declarations to Punta Gorda Isles' city overlay rules; a buyer who wants certainty today may prefer the overlay. Read those two facts before touring either community.
If you are torn, send us the shortlist and we will price the same monthly carrying cost for each. Our guide to buying a home in Punta Gorda Isles covers the larger district in depth, and if you own a home in either community, see what your Burnt Store Isles home is worth or read our Punta Gorda Isles home valuation guide before you shop.
Daily life in Burnt Store Isles runs on the water and the golf course: a boat behind the house, Twin Isles Country Club at the center, the association's Tuesday Bulletin and short drives, about 8 minutes to downtown Punta Gorda, 7 to I-75 and 15 to the airport. Hospitals and Gulf beaches are farther.
Data updated: September 2026 (Twin Isles Country Club site, read August 2026; Burnt Store Isles Association pages and minutes; Florida Department of Education 2026 school grades; OSRM routing estimates from 301 Madrid Boulevard, computed September 25, 2026).
Twin Isles Country Club is the private, member-owned golf and tennis club at the center of Burnt Store Isles, at 301 Madrid Boulevard, serving members since 1985. The club describes an 18-hole, par-72 layout of about 6,722 yards by Ron Garl and Mark McCumber, with Bermuda greens and fairways, a full grass driving range, putting and chipping greens and a practice bunker (Twin Isles Country Club). "Members may take a full membership or join for a single interest area such as golf or tennis." The clubhouse has a full-service bar and restaurant, a pro shop and a tennis program. The club does not publish initiation fees or dues on a public page, and we do not estimate them; call it at (941) 637-1232. Owning a Burnt Store Isles home does not require club membership, and the club's 2022 newsletters were issued under Pope Golf management; we have not verified who manages it today.
The Burnt Store Isles Association sends a weekly Tuesday Bulletin to members, prints an annual newsletter and directory, holds a general membership meeting in November, and meets monthly at Twin Isles Country Club with a Punta Gorda Police Department update on the agenda. Its board minutes show it funds neighborhood landscaping, events, security-camera maintenance and picnics (BSIA, Membership Information). The Burnt Store Isles Boat Club organizes cruises and social events on the water; it is a separate organization, and the association warns that membership in one does not include the other. Punta Gorda as a whole is an older, owner-occupied city: the Census Bureau reports 53.6 percent of residents aged 65 or older and an owner-occupied rate of 81.7 percent (U.S. Census QuickFacts, Punta Gorda city); Burnt Store Isles is not broken out separately.
Single-family owners have no shared pool; many canal homes have private pools and screened lanais. The Villas of Burnt Store Isles and Villa Grande have their own pools and clubhouses for their owners. Madrid Boulevard and the finger-canal cul-de-sacs make a quiet walking loop, and the downtown Harborwalk is about 8 minutes north by car. Without a boat, the city's Ponce de Leon Park, at the mouth of the Punta Gorda Isles canals, has a public boat ramp the city calls "the perfect gateway to the Punta Gorda Isles canal system and Charlotte Harbor" (City of Punta Gorda, Boating).
School | Level | 2026 grade | Note |
|---|---|---|---|
Sallie Jones Elementary | Elementary | A | City of Punta Gorda |
East Elementary | Elementary | B | Punta Gorda area |
Punta Gorda Middle | Middle | A | Up two letter grades from 2025 |
Charlotte High | High | B | Graduation rate 95 percent |
Florida SouthWestern Collegiate High, Charlotte campus | Charter high school | A | Application-based, 26300 Airport Rd |
Grades from the Florida Department of Education school grades. Charlotte County Public Schools earned a district grade of A for 2026. The district's board policy assigns Punta Gorda Middle "that area east of Interstate 75, and all areas east and south of the Peace River," which places Burnt Store Isles in its zone. The district's Boundary Locator sits behind a verification step, so we do not assert which elementary school a given street is zoned for; enter the exact address and confirm with the school. The charter option is FSW Collegiate High School.
Punta Gorda's own hospital, ShorePoint Health Punta Gorda, closed after Hurricanes Helene and Milton in 2024. The nearest full hospital is AdventHealth Port Charlotte, 2500 Harbor Boulevard, the former ShorePoint Health Port Charlotte, about 10.2 miles and 21 minutes away (AdventHealth, Port Charlotte). AdventHealth announced on September 5, 2025 a freestanding emergency department at the southeast corner of Jones Loop Road and Mac Ever Street, about 3 miles from the community (AdventHealth announcement); we have not confirmed an opening date, so treat it as planned.
Destination | Miles | Minutes, free-flow |
|---|---|---|
I-75 Exit 161, Jones Loop Road | 3.2 | 7 |
Downtown Punta Gorda, Laishley Park | 3.7 | 8 |
Fishermen's Village | 3.8 | 9 |
Punta Gorda Airport (PGD) | 6.1 | 15 |
AdventHealth Port Charlotte | 10.2 | 21 |
Burnt Store Marina, Lee County | 11.8 | 21 |
Downtown Fort Myers | 20.6 | 30 |
Babcock Ranch, Founder's Square | 29.5 | 42 |
Cape Coral, Cape Coral Parkway at Del Prado | 27.1 | 44 |
Southwest Florida International Airport (RSW) | 35.1 | 45 |
Englewood Beach, Chadwick Park | 30.0 | 52 |
Boca Grande, Gasparilla Island | 34.2 | 62 |
Sarasota Bradenton International Airport (SRQ) | 63.2 | 79 |
Method: OSRM open routing engine, free-flow with no traffic, from 301 Madrid Boulevard to approximate destination points, computed September 25, 2026. Add time for season and bridge traffic. Punta Gorda Airport is run by the Charlotte County Airport Authority, and its current carriers are Allegiant and Sun Country (Punta Gorda Airport, Airlines). If you are also weighing Lee County, our Cape Coral guide covers the canal city 44 minutes south.
The retail edge is immediate: the canal committee describes the commercial lots on U.S. 41 "just north of Walgreens" beside Alligator Creek, and the grocery and service strip runs along the same corridor on the community's east edge. Downtown Punta Gorda and Fishermen's Village, about 8 to 9 minutes north, carry the harbor restaurants, markets and festivals. There is no public fitness center inside Burnt Store Isles; gyms and studios cluster on U.S. 41 and downtown.
The City of Punta Gorda Utilities Department provides water and sewer, and the city provides curbside sanitation and recycling with Waste Management (City of Punta Gorda, Water and Wastewater; Sanitation). As of September 23, 2026 the regional water district had extended Modified Phase III water-shortage restrictions through March 31, 2027, limiting lawn irrigation to one day a week by address (City of Punta Gorda, Water Restrictions). A buyer who plans new landscaping should plan it around that schedule.
The biggest projects touching Burnt Store Isles are the city's own canal works: the 5.78-acre staging site on U.S. 41, the plan to widen five rim-canal corners and the lock widening finished in 2025. The commercial frontage on the east side sits in the county's U.S. 41 zoning overlay layer, and vacant commercial lots remain on the corridor, so a golf or condominium buyer on the east edge should check what is zoned behind the wall. Punta Gorda Airport's terminal expansion, about $44 million for 12 gates, was expected to finish in May 2027 according to the Airport Authority (Punta Gorda Airport, terminal expansion FAQs).
The pros of buying in Burnt Store Isles are newer canal homes, a city that owns and has finished replacing the seawalls, a flat $1,035 canal line, a central private club and real negotiating room. The cons are a lock on the route, Zone AE and Evacuation Zone A, unsettled deed restrictions and a distant hospital.
Data updated: September 2026 (Charlotte County Property Appraiser public sales and parcel files, our analysis; Southwest Florida MLS Matrix, pulled September 25, 2026; City of Punta Gorda; FEMA; Burnt Store Isles Association; OSRM routing estimates).
Many Burnt Store Isles buyers are also selling a Florida home, and the two sales need one plan: the sale price funds the purchase, the closing dates have to line up, and a Florida homestead may carry Save Our Homes savings into the Burnt Store Isles home if you file in time. We run both sides together.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis; Charlotte County Property Appraiser exemption page).
If your current home is in Burnt Store Isles, start with a free Burnt Store Isles home valuation, built from recorded sales of your era and lot type rather than the MLS label's 14 closings. If you are ready to list, our guide to selling your home in Burnt Store Isles explains how we price and market canal, rim-canal, golf and condominium homes. Call Jesse direct at (239) 898-6072.
If your current home is elsewhere in the city, our guides to selling a home in Punta Gorda and the Punta Gorda home valuation cover the rest of the city, and selling a home in Punta Gorda Isles covers the neighboring canal district. The Punta Gorda area guide is the hub for every community around the harbor.
With a 121-day median on the MLS label, a sale-contingent offer is more workable in Burnt Store Isles than in a fast market, but it still costs you leverage on the house you want. The cleaner plan is usually to list first, or to line up the purchase with a post-closing occupancy on your sale. We model both timelines, and the portability filing, before you commit to either contract.
A custom Burnt Store Isles listing alert tells you about the right home the day it reaches the market, filtered on lot type, build era, canal and product. Because many Burnt Store Isles homes list under Punta Gorda Isles labels, an alert built on the community name alone misses most of them; we build it on the plat instead.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 25, 2026).
Price and bedrooms are the least useful filters here. The ones that matter are the lot type, because a golf-course lot and a canal lot carry different declarations; the build year, because it decides the four-point, roof and elevation questions; the canal, because an interior finger near the lock and the far end of a rim canal are different boating lives; and the name, because many Burnt Store Isles homes are listed under Punta Gorda Isles.
Create an account on our property search and save the search, or tell us the criteria and we will build it and send you the link. The alerts route to Jesse and Marc as well, so when something matches you hear from a person with a view of it. Call Marc at (239) 287-5873, or use the Burnt Store Isles buyer consultation form.
Book a Burnt Store Isles buyer consultation through the form on this guide or by phone. It is a working session, not a sales meeting: we build your monthly carrying number, screen canal, rim-canal, golf and condominium homes against it, flag houses likely to struggle with an insurer, and give you the document list. There is no charge.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis).
A carrying-cost model for the parts of Burnt Store Isles that fit you, with the canal assessment and the flood premium separated from the tax line; the recorded comparables for the homes you are considering; the lot type, declaration, FEMA zone and route to the lock for any address you name; a first read on insurability from roof age, build year and elevation; and an estimate of your cash to close from the state and county rates in this guide.
Your timing, whether you are financing and with which product, whether you intend to homestead, whether you are selling a Florida home with portability to carry, what boat you own or plan to own and its height and draft, whether you golf, whether you plan to rent the home, and which parts of Burnt Store Isles you have already seen.
Request your Burnt Store Isles buyer consultation, see how we represent buyers across Southwest Florida, or call Marc Comisar at (239) 287-5873. Or call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
McGreevy and Comisar are a top-reviewed Burnt Store Isles buyer team, and the quotes below are genuine five-star Google reviews from buyers we represented, reproduced word for word. None of them names Burnt Store Isles, and we have not trimmed or tailored them. We publish no aggregate rating figure.
★★★★★ "We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!" Verified Google review
★★★★★ "Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time." Verified Google review
★★★★★ "Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process." Verified Google review
These are the Burnt Store Isles buyer questions no primary source we could read in September 2026 answered. We would rather name each gap and the document that closes it than print a figure from a listing sheet, and we close them for our buyers address by address during the inspection period.
These are the questions Burnt Store Isles buyers search for and ask us most, drawn from real search and forum phrasing, each answered from the records cited in this guide.
Confirm your cash or get pre-approved, sign a written buyer agreement before touring, and check each address's lot type, canal and route to the lock, seawall date, FEMA zone, elevation certificate and roof age before you tour it. Write the offer on the Florida AS IS contract with an inspection period that fits the home, get flood and wind quotes and a title commitment that addresses the deed-restriction case inside that period, and close once financing and title are clear.
Yes. Burnt Store Isles is inside the City of Punta Gorda in Charlotte County. All 12 addresses we tested across the community returned "Punta Gorda city" in the U.S. Census geocoder, and its parcels sit in city tax district 149, which combines the city with the Burnt Store Isles canal district. The city provides police, fire, water, sewer and sanitation.
Burnt Store Isles is in ZIP code 33950, the same ZIP as most of the City of Punta Gorda. Nearby communities that share the Burnt Store name, including Burnt Store Marina, Burnt Store Lakes and Burnt Store Village, are in 33955, and Burnt Store Marina is in Lee County.
No. Burnt Store Isles is a city canal and golf community in Punta Gorda, Charlotte County. Burnt Store Marina is a gated marina and golf community about 12 miles south on Burnt Store Road in unincorporated Lee County. Twin Isles Country Club, inside Burnt Store Isles, was once called Burnt Store Marina and Country Club, which adds to the confusion.
On the plat, yes; in every way a buyer notices, no. Burnt Store Isles is recorded as Punta Gorda Isles Section 15 and its replat, built by the same developer, Punta Gorda Isles, Inc. But it has its own city canal district, its own assessment, its own boat lock, its own deed restrictions and its own voluntary association, separate from Punta Gorda Isles proper to the north.
No. Burnt Store Isles is not gated. Its streets are public city streets, it is patrolled by the Punta Gorda Police Department, and the association invites a police update to its monthly board meeting. Buyers who want a guardhouse in the Punta Gorda area usually look at Burnt Store Marina or the golf communities on Burnt Store Road.
There is no mandatory homeowners association and no mandatory HOA fee for single-family homes. The Burnt Store Isles Association is a voluntary non-profit, "not a mandatory HOA," with dues of $50 a year by check or $55 online. Condominium owners pay their own condominium association, and every single-family parcel pays the city canal assessment on the tax bill.
The Burnt Store Isles Association, founded in 1983, holds the developer's deed-restriction enforcement rights under a 1985 agreement, reviews exterior changes, sends a weekly Tuesday Bulletin, funds neighborhood landscaping, security cameras and events, and holds an annual members' meeting in November at Twin Isles Country Club. Membership is voluntary.
That is unsettled. The association reports that a Charlotte County circuit judge ruled in April 2025 that the recorded deed restrictions had expired in January 2001. The association appealed to the Sixth District Court of Appeal in July 2025, case 6D2025-1778, and the appeal was still undecided as of September 25, 2026. Ask title counsel for the status on your contract date.
The canal assessment is a flat city charge on the tax bill that funds seawall replacement, canal dredging, mangrove management and the boat lock. City Council adopted $1,035 per single-family parcel for fiscal 2027 on September 9, 2026, up from $1,010 for fiscal 2026. It is $465 a year below Punta Gorda Isles' fiscal 2027 rate, and homestead does not reduce it.
The City of Punta Gorda maintains and replaces the seawalls through the Burnt Store Isles Canal Maintenance Assessment District, which covers 18 miles of seawall. The owner keeps everything else: docks, lifts, pilings, dock utilities, irrigation and landscaping, and restoring them after any seawall job, with the city supplying replacement sod only.
Yes. The City of Punta Gorda states that "all seawall replacements in Burnt Store Isles have been completed." In neighboring Punta Gorda Isles the program is still running across five work zones, so a Burnt Store Isles buyer is not waiting for the city to replace the wall behind the house. New damage goes to Public Works at (941) 575-5050.
Yes. The city lists "the BSI boat lock" as part of the canal district. It was widened in a project that began January 17, 2025, to give "40' of travel through the lock," and the canal committee reported it complete in April 2025 after an April 17 walk-through. The city has not published the lock's clearance or operating details.
We make no bridge-free claim for Burnt Store Isles. The City of Punta Gorda says most of the Punta Gorda Isles canal system has no fixed bridges, and it makes no such statement for Burnt Store Isles. If mast or tower height matters, verify the full route from the specific dock with Public Works at (941) 575-5050 before the inspection period ends.
Boats run through the Burnt Store Isles canals to the boat lock and then through Alligator Creek, a natural tidal creek, to the east side of Charlotte Harbor. NOAA's Coast Pilot reported 6 feet in the channel to the creek in 1991, an old survey, so check current charts and depth at low tide for a deep-draft boat. All the canals are a slow-speed zone.
The city requires 50 feet of navigable channel in its canals, except that in Burnt Store Isles "when only one side of the waterway is seawalled (typical perimeter canal), a passageway of forty (40) feet is required to be maintained." The outer rim canals are therefore narrower than the interior finger canals, and the city plans to widen five tight rim-canal corners.
No. The city's Chapter 6 rules prohibit floating docks in residential canals and prohibit boat-lift canopies and overhead covers; fitted mooring covers on the boat are allowed. Docks, pilings and lifts must be freestanding, concrete docks may reach no more than 10 feet waterward of the seawall, and nothing may attach to the seawall.
Yes. Twin Isles Country Club, at 301 Madrid Boulevard in the middle of Burnt Store Isles, plays an 18-hole, par-72 course of about 6,722 yards designed by Ron Garl and Mark McCumber. It is a private, member-owned club, and about 400 Burnt Store Isles homes sit on golf-course lots.
No. Club membership is optional for Burnt Store Isles owners; homes do not carry a mandatory or bundled membership. The club offers full memberships or single-interest memberships such as golf or tennis, and it does not publish its fees on a public page, so call it at (941) 637-1232.
Yes. The Burnt Store Isles Boat Club is a separate organization from the Burnt Store Isles Association, with its own membership, cruises and social events on the water. The association warns that joining one does not include the other.
In the 12 months of recorded sales to September 2, 2026, Charlotte County recorded 72 Burnt Store Isles single-family sales at a $662,500 median, from $365,000 to $1,380,000, and 13 condominium sales at $200,000. By era, 1980s houses sold at a median $462,500 and 2010s houses at $966,000. The 14 MLS-labeled sales had a median of $803,250.
The highest recorded single-family sale in the latest 12 months was $1,380,000 on Monaco Drive in March 2026, a 2020-built home with 2,549 square feet of living area on the county roll. A 2022-built home on Macedonia Drive recorded at $1,375,000 the same month. The top condominium sale was $292,300 for a Vizcaya coach home.
They fell from the 2022 peak and have turned up in 2026. The recorded single-family median was $852,500 in 2022, $620,000 in 2025 and $662,500 on 54 sales in 2026 through September 2, with volume back at pre-storm levels. A rising partial year is not a forecast, and we do not forecast prices.
The 14 MLS-labeled Burnt Store Isles closings in the 12 months to September 24, 2026 took a median 121 days on market at a median sale-to-list ratio of 95.2 percent. For a buyer that means time to do the inspections properly and room to negotiate, especially on homes priced from the 2022 peak.
The MLS counts only sales entered under the Burnt Store Isles label, 14 in the latest 12 months, while the county records every qualified sale on the Section 15 plat and the Burnt Store Isles condominiums, 72 houses and 13 condominiums. Many Burnt Store Isles homes list under Punta Gorda Isles labels. We lead with the county record and use the MLS for days on market and sale-to-list.
Our census of the Charlotte County roll found 1,137 single-family parcels with a median year built of 1998: 262 homes from the 1980s, 378 from the 1990s, 250 from the 2000s, 142 from the 2010s and 105 since 2020. None of the houses on the roll predates 1980, and the canals date to the mid-1970s.
A few, on single lots, and none sold new last year. Of the 72 recorded single-family sales in the latest 12 months, none was a builder-direct first sale; every one was a resale. The roll carries 105 homes built in 2020 or later, and the 79 vacant residential parcels are where new homes get built.
Yes. The roll carries 79 vacant residential parcels, and three qualified lot sales in the latest 12 months ran from $375,000 to $450,000 at a $385,000 median. Read the lot's declaration for setbacks and minimum lot size, plan a city permit for the dock and lift, and budget the city's vacant-lot mowing assessment while you own it empty.
Yes. The association lists Villas of Burnt Store Isles (98 villas), Villa Grande at Burnt Store Isles (74 units), Vizcaya at Burnt Store Isles (36 coach homes) and Mondovi Bay Villas (52 units), and the county roll also carries the small Retreat at Burnt Store Isles. Condominiums recorded 13 sales at a $200,000 median in the latest 12 months, from $150,000 to $292,300.
Florida requires milestone inspections for condominium buildings of three stories or more by December 31 of the year the building turns 30, and every 10 years after. Most Burnt Store Isles villas are one-story, so the rule may not reach them; ask the association in writing whether it applies to the specific building, and read the reserve study status.
On a Burnt Store Isles condominium resale, Section 718.503 makes the contract voidable within 7 days, excluding weekends and legal holidays, after you receive the association's document package, which now includes the milestone inspection summary and the structural integrity reserve study or a statement that none is required or complete. Read the budget and estoppel inside that window.
Burnt Store Isles is in FEMA Zone AE, the coastal floodplain, with a base flood elevation of 9 feet at all 12 addresses we checked, on panels 12015C0243G and 12015C0244G effective December 15, 2022. An elevation certificate shows where a specific home's lowest floor sits against that 9 feet.
A federally backed mortgage requires flood insurance in Zone AE, which covers every Burnt Store Isles address we checked. Citizens Property Insurance also requires flood coverage on its policies by value and date, with a $400,000 replacement-cost line for 2026 policies and all personal residential policies from January 1, 2027. The city's Class 5 rating cuts NFIP premiums by 25 percent.
Burnt Store Isles is in Charlotte County storm-surge Evacuation Zone A, the first zone ordered to leave when surge threatens, and a point we queried falls within the county's Coastal High Hazard Area. Evacuation zones and flood zones are different maps; check any single address with the county's or the state's Know Your Zone lookup.
Ian made a second landfall near Punta Gorda on September 28, 2022, with surge of 3 to 5 feet above ground reported across Charlotte Harbor. The city replaced storm-damaged seawalls in Burnt Store Isles with FEMA and billed the cost to the district, and it now reports every replacement complete. The seller's permit history and flood disclosure tell the story for a given house.
It varies house by house, and no public source publishes an average Burnt Store Isles premium. The drivers are the lowest-floor elevation against the 9-foot base flood elevation, roof age, opening protection and a documented wind-mitigation report. Get binding quotes inside the inspection period, and ask the seller for the elevation certificate, four-point and wind-mitigation reports and declarations pages.
The association's rules on file allow tile roofs, including metal and composite that resemble tile with a nose of at least 1 inch; shingles, flat metal and standing-seam metal are not accepted. Whether the association can enforce that rule depends on the outcome of the deed-restriction appeal, so ask before you replace a roof.
The City of Punta Gorda has no short-term rental ordinance, and the waterfront declaration says the no-business rule does not prevent an owner "from renting said property for residential use." Condominium documents may restrict rentals further, and the deed-restriction case adds uncertainty, so read the recorded documents before buying to rent.
Burnt Store Isles is in city tax district 149, with a 2025 certified total of 16.6185 mills, plus the flat canal assessment of $1,035 for fiscal 2027. The city adopted an operating millage of 3.9928 mills for fiscal 2027 on September 23, 2026. A buyer's taxable value resets to market at purchase, so estimate taxes from the price you pay.
Usually yes. The seller's Save Our Homes cap does not transfer, so your first full-year bill is based on the market value after the sale, and Florida law requires the contract to warn you not to rely on the seller's taxes. File for homestead by March 1 if the home is your permanent residence on January 1. The flat canal line is unaffected either way.
A financed buyer pays mortgage documentary stamps of $0.35 per $100 of the loan with no cap, intangible tax of 2 mills on the loan, Charlotte County recording fees, lender and title charges, inspections and prorated taxes, including the canal assessment. On a $530,000 loan, 80 percent of the $662,500 median, the two state taxes alone total $2,915.
Yes. The City of Punta Gorda Utilities Department provides water and sewer, and the deed restrictions bound each lot to the sewer system. The city provides curbside sanitation and recycling with Waste Management. Modified Phase III water-shortage restrictions, extended through March 31, 2027, limit lawn irrigation to one day a week by address.
Charlotte County Public Schools assigns by attendance zone and earned a district A for 2026. District policy places Burnt Store Isles, south of the Peace River, in the Punta Gorda Middle zone, and Charlotte High is the city's high school. The elementary school depends on the address, so confirm it with the district's Boundary Locator and the school.
The nearest full hospital is AdventHealth Port Charlotte, about 10.2 miles and 21 minutes north. ShorePoint Health Punta Gorda closed after the 2024 hurricanes. AdventHealth announced a freestanding emergency department at Jones Loop Road and Mac Ever Street in September 2025, about 3 miles away, and we have not confirmed its opening date.
By free-flow routing from 301 Madrid Boulevard, downtown Punta Gorda is about 3.7 miles and 8 minutes, Punta Gorda Airport about 6.1 miles and 15 minutes, Southwest Florida International Airport about 35.1 miles and 45 minutes, and Sarasota Bradenton International about 63.2 miles and 79 minutes. Add time for season and bridge traffic.
The nearest Gulf beaches are about 52 minutes away in Englewood and about 62 minutes away on Boca Grande by car, based on routing-engine estimates. By boat, the lock and Alligator Creek lead to Charlotte Harbor and on toward the barrier islands. Fishermen's Village on the harbor is about 9 minutes away.
Both are city canal districts built by Punta Gorda Isles, Inc. Burnt Store Isles is smaller and newer, reaches the harbor through a lock and Alligator Creek, has finished its Ian seawall replacements and pays a lower canal assessment. Punta Gorda Isles is larger and older, has the city's bridge-free claim for most canals, and is still working through seawall zones.
The city bought 5.78 acres on U.S. 41 at 3695, 3699 and 3731 South Tamiami Trail for $900,000 as a canal staging site and plans to widen five rim-canal corners for barges. AdventHealth plans an emergency department at Jones Loop Road, and Punta Gorda Airport is expanding its terminal, with completion expected in May 2027.
Yes. The City of Punta Gorda publishes a Burnt Store Isles district boundary map and historical aerials, and the Burnt Store Isles Association keeps a community map on its site. Both are linked in the downloadable documents below; the district map is also how you confirm a parcel pays the canal assessment.
No law requires one, but since August 2024 you must sign a written agreement before an agent tours you through homes, and Florida presumes that agent is a transaction broker unless you choose single agency in writing. In Burnt Store Isles an agent earns the fee on the lot type, the canal route, the seawall record, the deed-restriction case, the flood file and the insurance quotes.
The best Burnt Store Isles buyer's agent prices from Charlotte County's recorded sales rather than the MLS label, reads the lot's declaration and the canal route before you tour, and gets the elevation certificate, insurance quotes and title position on the appeal inside the inspection period. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, work every purchase that way; call Marc at (239) 287-5873.
Call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or use the buyer consultation form on this guide. The first conversation is a carrying-cost and shortlist session built on Burnt Store Isles' recorded sales, there is no charge, and you keep the work whether or not you go further.
Every document below links to the body that issues it rather than a copy we host, so it stays current the moment the issuer updates it. A Burnt Store Isles buyer is handed several of these during a purchase, and reading them before the offer costs nothing.
Document | Issuing body | Link |
|---|---|---|
Waterfront Property Owner's Manual | City of Punta Gorda | |
Code of Ordinances, Chapter 6, Vessels, Docks and Waterways | City of Punta Gorda | |
Burnt Store Isles District Boundary Map | City of Punta Gorda | |
Burnt Store Isles Historical Aerials | City of Punta Gorda | |
Resolution 3831-2025, fiscal 2026 Burnt Store Isles assessment | City of Punta Gorda | |
Fiscal 2027 Burnt Store Isles levy item | City of Punta Gorda | |
Burnt Store Isles Lock Widening press release, January 22, 2025 | City of Punta Gorda, posted by the Burnt Store Isles Association | |
Burnt Store Inlet Widening Information | City of Punta Gorda | |
Burnt Store Isles deed restrictions and policies | Burnt Store Isles Association | |
Deed Restrictions Update, the appeal | Burnt Store Isles Association | |
Board minutes, September 4, 2026, draft | Burnt Store Isles Association | |
Map of Burnt Store Isles | Burnt Store Isles Association | |
Case docket, Burnt Store Isles Association, Inc. v. Munson, 6D2025-1778 | Florida Sixth District Court of Appeal | |
Florida Statutes Chapter 712, Marketable Record Title Act | The Florida Senate | |
Florida Statutes 718.503, condominium resale disclosure | The Florida Senate | |
Florida Statutes 718.116, condominium assessments and estoppel | The Florida Senate | |
Florida Statutes 689.302, seller flood disclosure | The Florida Senate | |
Florida Statutes 689.261, property tax disclosure to buyers | Florida Legislature | |
FIRM panel index, National Flood Hazard Layer panels | Federal Emergency Management Agency | |
Estoppel Certificate Fees, current adjusted amounts | Florida Department of Business and Professional Regulation | |
Form DR-501T, transfer of homestead assessment difference | Charlotte County Property Appraiser | |
AS IS Residential Contract for Sale and Purchase, ASIS-7, redline | Florida Realtors and The Florida Bar | |
Exclusive Buyer Brokerage Agreement, single agent, EBBA-8sa, redline | Florida Realtors | |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center |
Retrieved on September 28, 2026 unless a line gives another date. Where a figure in this guide is our own tabulation of a public file rather than a source's statement, the text says so beside the figure. Southwest Florida MLS figures come from a member-only system and are cited as text, not linked. No competitor brokerage, aggregator or listing portal appears in this list, by policy.
McGreevy and Comisar are the Southwest Florida team Burnt Store Isles buyers call when a canal home has to be priced on the county record and closed without surprises. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and know Punta Gorda's canal districts.
By Jesse McGreevy and Marc Comisar. For this guide we tracked 72 qualified recorded Burnt Store Isles single-family sales and 13 condominium sales in the Charlotte County Property Appraiser's files and read the city's canal-district records, the association's declarations and appeal record, the FEMA flood layer and the 2026 Florida Statutes, so the figures here come from public records rather than estimates. Meet the team on our about McGreevy and Comisar page, return to the Burnt Store Isles community guide, or explore the Punta Gorda area guide.
If you are searching for the best buyer's agent in Burnt Store Isles, Florida, McGreevy and Comisar represents homebuyers across Punta Gorda, Charlotte County, Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch. Whether you are relocating, snowbirding, investing, buying your first home or moving up to a newer home on a canal or golf lot, our team provides honest market guidance, pre-MLS access, partner-level negotiation and a clear plan to help you buy confidently. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Send us a Burnt Store Isles address and we will send back the lot type, the governing declaration, the route to the lock, the FEMA zone and the recorded comparables, with the source document behind every figure. Call Jesse direct at (239) 898-6072, book a Burnt Store Isles buyer consultation, or read how we represent buyers.
Updated September 2026. This guide is general information about buying a home in Burnt Store Isles, Punta Gorda, Florida. It is not legal, tax or insurance advice, and it is not an offer of representation. Statutory figures change annually and market figures change monthly. Brokered by Domain Realty.