Burnt Store Lakes 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.
Updated September 2026. By Jesse McGreevy and Marc Comisar, with every figure read from a primary record between September 26 and September 28, 2026.
This is our buyer's guide to Burnt Store Lakes, the deed-restricted lake community on Burnt Store Road in unincorporated Charlotte County with a Punta Gorda 33955 address. The community's history, streets and amenities are covered in our Burnt Store Lakes community guide. What follows is the buyer's side: the recorded prices, the association paperwork you must receive before you sign, the flood file for the exact lot, the rules for building on one of the roughly 1,130 vacant homesites, and the deadlines that decide what you pay. Call Jesse direct at (239) 898-6072 or Marc at (239) 287-5873, or book a Burnt Store Lakes buyer consultation.
Burnt Store Lakes is a mandatory-association lake community in unincorporated Charlotte County where roughly 60 percent of the parcels are still vacant homesites, new homes sell beside resales at almost the same median, the annual assessment is not published, and the flood zone changes lot by lot. These points shape every offer we write there.
Data updated: September 2026 (Charlotte County Property Appraiser public parcel and sales files, sales recorded September 27, 2025 to September 26, 2026, downloaded September 26, 2026; Southwest Florida MLS Matrix, pulled September 26, 2026; FEMA National Flood Hazard Layer, queried September 26, 2026; BSLPOA Fee Schedule effective February 1, 2026).
McGreevy and Comisar are the Burnt Store Lakes buyer's agents who read the county's recorded sales, the association's recorded declaration and fee schedule, and the FEMA panel for the exact lot before an offer is written. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 Team in Southwest Florida since 2012.
In Burnt Store Lakes the expensive mistakes are not paint colors. They are buying a lot without confirming the county utility tap, assuming a lake lot comes with a boat, reading Burnt Store Marina's amenities into a Burnt Store Lakes deed, skipping the elevation certificate on a Zone AE house, or signing before the association's disclosure summary arrives. A resale here also competes with a builder finishing a new house two lots away at almost the same recorded median. Our job is to price those differences into the offer while you can still act on them.
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 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 community where most sales never reach the MLS under the community's name, add one more test: ask whether the agent prices from the county's recorded sales or from a portal.
These are the locked credentials we publish on every page we operate, stated exactly as awarded:
Jesse and Marc handle their own buyers, and the person who walks the lot line with you is the person who negotiates the contract. Marc leads buyer representation and negotiation; Jesse leads listing and seller strategy, which is useful when you are selling one home to buy another. 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 Lakes buyers at the property.
Our Burnt Store Lakes buyer track record rests on verified team production and on reading every recorded sale in the community. As leaders of Domain Realty Group, McGreevy and Comisar have sold over $2.5 Billion in real estate, with more than $900 million personally between Jesse and Marc. For this guide we tracked all 70 sales recorded in 12 months.
Data updated: September 2026 (Charlotte County Property Appraiser public sales and parcel files, sales recorded September 27, 2025 to September 26, 2026, downloaded September 26, 2026; Southwest Florida MLS Matrix, pulled September 26, 2026).
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, and both have been Top 1% Real Estate Agents Nationally Since 2008. Those are the only production figures we publish, and they are the same on every page we operate.
We read the Charlotte County Property Appraiser's roll and recorded-sale files for all 1,848 parcels in Punta Gorda Isles, Section 21, plus the 94 units in the community's seven condominiums. We split the 63 recorded home sales on the platted lots into builder-direct first sales and resales, and we set the MLS record beside them for the two measures only the MLS carries. We also read the association's recorded declaration, bylaws, fee schedule and rules, the county's benefit-unit budgets, and FEMA's flood layer at twelve addresses.
We do not publish a Burnt Store Lakes buyer-representation count, because no agent-side data pull we hold supports one, and we do not tell client stories we cannot document. We also print no association dues figure, no lot-size average, no design wind speed and no premium, because no public primary source we could read states one for this community. Where a fact is unsettled, we name the document that settles it.
Before the first showing we pull four things for each address: the association's estoppel and fee position, including the $750 Capital Resale Assessment; the FEMA zone, base flood elevation and any elevation certificate; the county tax bill with both benefit-unit lines; and, for a lot or a new build, the county utility availability answer and the association's architectural approval. Those four answers move price more than finishes do, and they take a day to assemble.
The Burnt Store Lakes housing market in 2026 is active and evenly priced between new and resale homes. Charlotte County recorded 70 qualified sales in the footprint in the latest 12 months at a $422,500 median, including 63 homes on the platted lots at $432,000. The 2026 year-to-date median sits above 2025 and below the 2023 peak.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026, downloaded September 26, 2026, newest sale August 6, 2026 on the lots and June 18, 2026 in the condominiums; Southwest Florida MLS Matrix, closed sales September 26, 2025 to September 26, 2026, pulled September 26, 2026).
Segment | Recorded sales | Median | Range | Dollar volume |
|---|---|---|---|---|
All sales in the Burnt Store Lakes footprint | 70 | $422,500 | $190,000 to $795,000 | $31,608,100 |
Homes on the platted Section 21 lots | 63 | $432,000 | $217,500 to $795,000 | $29,998,100 |
Parcels coded single-family on the roll | 57 | $430,000 | $217,500 to $795,000 | $26,787,200 |
Condominium units, seven regimes | 7 | Fewer than 10 sales, listed below | $190,000 to $390,000 | $1,610,000 |
Source: Charlotte County Property Appraiser public sales files, our analysis, qualified improved sales over $1,000 recorded September 27, 2025 to September 26, 2026. The gap between 63 and 57 is six new homes that closed on parcels the 2026 roll still codes as vacant.
The Southwest Florida MLS shows 32 closings under the Burnt Store Lakes development label for September 26, 2025 to September 26, 2026, at a $422,450 median (pulled September 26, 2026). The county file recorded 70 in almost the same window. Builder-direct first sales, 16 of the 63 home sales on the lots, usually close without an MLS listing, some resales sell privately, and the MLS label misses some Section 21 sales. A buyer pricing from MLS comparables alone starts with less than half the evidence, so we lead with the county record.
Sale type, platted lots, 12 months | Recorded sales | Median |
|---|---|---|
First sales of new homes (our builder-direct estimate) | 16 | $429,950 |
Resales | 47 | $435,000 |
All homes on the platted lots | 63 | $432,000 |
Source: Charlotte County Property Appraiser public sales files, our analysis, September 27, 2025 to September 26, 2026. A sale counts as builder-direct when it is the first qualified improved sale within a year of the home's year built; it is an estimate, not a recorded label.
For a buyer this is the single most useful table in the community. One home sale in four was a new build, and the recorded medians show no premium for new construction as a group. You are choosing between a new roof, new systems and a warranty on one side, and finished landscaping, an established street and a known insurance history on the other, at about the same price.
Price band, platted lots, 12 months | Recorded sales |
|---|---|
Under $250,000 | 1 |
$250,000 to $349,999 | 5 |
$350,000 to $449,999 | 27 |
$450,000 to $549,999 | 11 |
$550,000 and above | 19 |
Source: Charlotte County Property Appraiser public sales files, our analysis, September 27, 2025 to September 26, 2026. Forty-three percent of home sales landed between $350,000 and $449,999, and nearly one in three closed at $550,000 or more, mostly newer and larger homes.
Calendar year | Home sales, platted lots | Home median | Condominium sales |
|---|---|---|---|
2019 | 40 | $314,000 | 15 (median $172,000) |
2020 | 46 | $332,500 | 9 |
2021 | 44 | $399,250 | 17 (median $214,000) |
2022 | 39 | $512,000 | 10 (median $289,750) |
2023 | 25 | $565,000 | 8 |
2024 | 51 | $475,000 | 8 |
2025 | 62 | $430,000 | 6 |
2026, January 1 to September 26 | 38 | $468,200 | 3 |
Source: Charlotte County Property Appraiser public sales files, qualified improved sales, our analysis, files downloaded September 26, 2026. We print a condominium median only for years with 10 or more sales.
The home median peaked at $565,000 in 2023 on only 25 sales, eased to $430,000 on 62 sales in 2025, and stood at $468,200 on 38 sales in 2026 through September 26. The 32 sales in 2026 on parcels already coded as homes had a $464,000 median. A partial year and a rising share of new homes can move a median on their own, so we read the individual comparables for any address you are serious about.
The MLS carries the two measures the county file cannot. The 32 MLS-labeled Burnt Store Lakes closings from September 26, 2025 to September 26, 2026 took a median of 91 days on market and sold at a median 95.9 percent of list price (Southwest Florida MLS Matrix, pulled September 26, 2026). For a buyer that means about three months of exposure is normal and the typical listed home gave up about 4 percent from its final asking price.
The highest recorded home sale on the lots in the 12 months to September 26, 2026 was 17122 Barcrest Lane at $795,000 on October 15, 2025, built in 2022 with 2,438 square feet of living area on the roll. Next came 24319 Contra Costa Lane at $730,000 on June 29, 2026, built in 2005, and 17411 Medillin Court at $715,000 on May 29, 2026, built in 2016. Three of the top six sat on Cape Horn Boulevard (Charlotte County Property Appraiser public sales files, our analysis).
The median recorded home sale on the platted lots worked out to $234.42 per square foot of the roll's living area, on a median of 2,040 square feet and a median year built of 2015 (Charlotte County Property Appraiser, September 27, 2025 to September 26, 2026). A listing's advertised square footage can include areas the roll does not count, so never compare the two directly.
What you can buy in Burnt Store Lakes falls into three products: detached homes on the Section 21 lots, from pre-1990 houses to homes finished this year; units in seven small condominiums built from 2006 to 2008; and vacant homesites, of which about 1,130 carry a vacant residential code on the 2026 county roll.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis, downloaded September 26, 2026, sales recorded September 27, 2025 to September 26, 2026).
Era, year built | Homes on the 2026 roll | Recorded sales, 12 months to September 26, 2026 |
|---|---|---|
Before 1990 | 25 | 1 |
1990 to 1999 | 144 | 14 |
2000 to 2009 | 284 | 11 |
2010 to 2019 | 69 | 10 |
2020 and later | 189 | 21 |
New homes not yet dated on the roll | n/a | 6 |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis. The roll count of 711 includes a multi-family parcel built in 2025 and an improvement on a greenbelt tract.
The stock came in two waves: 428 homes from 1990 through 2009, a near pause of 11 from 2010 through 2014, and 189 since 2020. Homes built before 2021 could be as small as 1,200 square feet under the original restrictions, so an older house can be smaller than anything that may be built today, which is one reason it is usually the entry price.
Condominium | Units | Built | Street | Recorded sales, September 27, 2025 to September 26, 2026 |
|---|---|---|---|---|
Acapulco Club | 18 | 2008 | Acapulco Road | $200,000 (October 15, 2025) and $225,000 (February 26, 2026) |
Acapulco Lakes | 30 | 2008 | Acapulco Road | $205,000 (October 6, 2025) and $190,000 (November 10, 2025) |
Acapulco Place | 12 | 2008 | Acapulco Road | $190,000 |
Lake Costa Gardens | 6 | 2008 | San Edmundo Road | $210,000 (October 15, 2025) |
Sunset Palms Phase 1 | 10 | 2008 | Sunset Palms Boulevard | None |
Villa Tuscany at Burnt Store Lakes | 10 | 2007 | Boca Vista Road | $390,000 (March 6, 2026) |
Boca Vista at Burnt Store Lakes | 8 | 2006 | Boca Vista Road | None |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis. Seven sales is too few for a median, so we list them. Each regime is its own Chapter 718 condominium with its own declaration and board, and each association shows as active on the state's Sunbiz corporate records as of September 28, 2026. Lake Costa Gardens appears as La Costa Gardens on the common-element record.
About 1,130 of the 1,848 Section 21 parcels, roughly 60 percent, carry a vacant residential code on the 2026 roll, and the roll lags new construction, so read that as an upper bound. Our recorded-sale figures count improved sales only, so we do not publish a lot price; a lot's value turns on its frontage, flood zone and utility availability, and we price each one from recorded sales of comparable lots.
This guide is advice rather than a listing feed. When you want to scroll every active home and lot, browse our team's search on DomainRealtyGroup.com and send us the addresses that interest you. We come back with the flood panel, the estoppel position, the tax bill lines and the recorded comparables for each.
A table of named listings in a guide refreshed quarterly goes stale within days. We publish the recorded market above and set up a live saved search for you instead, which updates the day a listing appears.
Burnt Store Lakes is not in the City of Punta Gorda. It is unincorporated Charlotte County with a Punta Gorda 33955 mailing address, so Charlotte County sets the taxes, maintains the platted streets, issues the permits and administers the flood rules, and the Charlotte County Sheriff and Charlotte County Public Schools serve every address.
The City of Punta Gorda, its canal districts and its seawall assessments sit north of the community; our Punta Gorda buyer's guide covers the city itself.
At least half a dozen places share the Burnt Store name because they share the road. Burnt Store Marina is Punta Gorda Isles Section 22 in Lee County. Burnt Store Isles is Section 15, a canal community inside the city. Burnt Store Village is Section 16, with its own county street and drainage unit. Burnt Store Meadows and Burnt Store Colony are separate communities that share only the name.
Read the legal description. A Burnt Store Lakes home's deed and county record read "Punta Gorda Isles, Section 21," recorded "in Plat Book 13, Pages 1A thru 1Z-21 of the Public Records of Charlotte County" (Ordinance 90-68), and a condominium unit carries one of the seven condominium names. Anything else is a different community, whatever the listing calls it.
Burnt Store Lakes suits a buyer who wants a detached home or a lot to build on, Charlotte County government and schools, and freshwater lakes without a gate. Burnt Store Marina, next door in Lee County, suits a buyer who wants a staffed gate, a harbor marina, an association-owned golf course and a condominium price point.
Data updated: September 2026 (Charlotte County Property Appraiser and Lee County Property Appraiser public sales files, our analysis, 12 months to September 26, 2026 and to August 7, 2026 respectively; Southwest Florida MLS Matrix, pulled September 26, 2026; FEMA National Flood Hazard Layer, queried September 26, 2026).
Decision factor | Burnt Store Lakes | Burnt Store Marina |
|---|---|---|
County and government | Unincorporated Charlotte County; Punta Gorda 33955 mail | Unincorporated Lee County; Punta Gorda 33955 mail |
Recorded plat | Punta Gorda Isles Section 21, Plat Book 13 | Punta Gorda Isles Section 22, Plat Book 28, Page 118 |
Association | One mandatory, self-managed POA; seven small condominiums | Master association over 47 sub-associations |
Gate | County roads maintained through a county MSBU; no gate described in the association's documents | Staffed 24 hours a day |
Water | Eleven freshwater lakes per the association; resident kayak launch to Charlotte Harbor; no boat ramp | Harbor marina with Safe Harbor slips, contracted separately from the home |
Golf | None; not a golf-cart designated community | 27-hole executive course owned by the master association, open to the public |
Recorded sales, 12 months | 63 homes on the lots at a $432,000 median, plus 7 condominium sales | 106 sales at a $360,000 median |
Product mix | Detached homes (57 single-family sales at $430,000) and 94 condominium units | 37 houses at $460,000 and 69 condominiums at $275,000 |
New construction | 16 of 63 sales were new-home first sales | None of the 106 was a builder's first sale |
MLS days on market | Median 91, sale-to-list 95.9 percent | Median 247, sale-to-list 94.1 percent |
Flood map | Charlotte panels 12015C0416G and 12015C0418G, effective December 15, 2022 | Lee panel 12071C0070G, effective November 17, 2022 |
Flood discount | Charlotte County CRS Class 5, 25 percent | Unincorporated Lee County CRS Class 5, 25 percent |
Public schools | East Elementary, Punta Gorda Middle, Charlotte High | School District of Lee County choice zones |
Sources: Charlotte County and Lee County Property Appraiser public sales files, our analysis; Southwest Florida MLS Matrix, pulled September 26, 2026; FEMA National Flood Hazard Layer; PGI Section 22; Burnt Store Lakes POA.
The association says residents "can explore the offerings at Burnt Store Marina, located next door," and no document we read grants a discount, reciprocal card or shared membership. What is public is what each business says is public: Cass Cay calls itself "Open to the public" (Cass Cay), the country club says "the public may book tee times" (Burnt Store Marina Country Club), and Safe Harbor's slips and dry storage are commercial contracts (Safe Harbor Burnt Store). Burnt Store Marina is about 3.9 miles and 10 free-flow minutes from 16300 Cape Horn Boulevard.
Osprey, Pelican and Heron are lakes on the Burnt Store Lakes association's master plan. They are also the three nines at Burnt Store Marina Country Club (Course Details). The lakes are in Charlotte County; the nines are in Lee County, and no Burnt Store Lakes lake sits on a golf course.
If you own in either community and want to know which buyer your home appeals to, value your Burnt Store Lakes home first, and if you are buying, see how we represent buyers. Our Burnt Store Marina guide covers the other side of the county line.
Burnt Store Lakes recorded 63 home sales on its platted lots at a $432,000 median in the latest 12 months, below the city canal communities of Punta Gorda Isles and Burnt Store Isles and above Deep Creek, Heritage Landing and Burnt Store Marina. It trades a canal and a club for newer homes and lakes.
Data updated: September 2026 (Charlotte County Property Appraiser and Lee County Property Appraiser public recorded-sale files, our analysis; windows as stated in the table).
Community | Jurisdiction | Setting | Recorded sales | Median | 12-month window ending |
|---|---|---|---|---|---|
Burnt Store Lakes, platted lots | Unincorporated Charlotte | Freshwater lakes, no canals | 63 | $432,000 | September 26, 2026 |
Punta Gorda Isles, in-city sections | City of Punta Gorda | Canal grid | 344 | $693,000 | September 24, 2026 |
Burnt Store Isles, single-family | City of Punta Gorda | Canals and golf | 74 | $662,500 | September 24, 2026 |
Deep Creek, platted lots | Unincorporated Charlotte | Inland Punta Gorda Isles plat | 297 | $360,000 | September 26, 2026 |
Burnt Store Marina, all homes | Unincorporated Lee | Marina and golf | 106 | $360,000 | August 7, 2026 |
Heritage Landing, all products | Unincorporated Charlotte | Gated golf, CDD | 112 | $332,500 | September 24, 2026 |
Sources: Charlotte County Property Appraiser public sales files, our analysis; Lee County Property Appraiser public sales files, our analysis, for Burnt Store Marina.
Compare like with like. The Burnt Store Lakes figure is detached homes; Burnt Store Marina's is two-thirds condominiums, and its 37 houses sold at a $460,000 median, the closer comparison. Punta Gorda Isles runs about 60 percent above Burnt Store Lakes, and much of that premium buys a canal lot and a city address.
Deep Creek is measured the same way: 297 platted-lot sales at $360,000. The Burnt Store Lakes median is $72,000 higher, and part of that is age: the homes that sold on the Burnt Store Lakes plat had a median year built of 2015, against 2001 for Deep Creek (Charlotte County Property Appraiser, our analysis). A Burnt Store Lakes sale is often a newer house.
If a boat at the back door is the priority, Burnt Store Lakes is the wrong community, and we will say so. Compare the canal homes of Punta Gorda Isles and Burnt Store Isles inside the city, or Cape Coral to the south. If a quiet lake, a lower price and a ten-minute drive to a full-service marina fit the way you boat, Burnt Store Lakes deserves the tour.
Burnt Store Lakes gives a buyer a deep, evenly priced market: 63 recorded home sales in a year at a $432,000 median, with new homes and resales trading within a few thousand dollars of each other. The next step is a short consultation: book your Burnt Store Lakes buyer consultation, see how we represent buyers in Southwest Florida, or call Marc at (239) 287-5873. If you already own in the community and plan to move within it, get a Burnt Store Lakes home valuation first so the sale and the purchase line up.
Owning a home in Burnt Store Lakes costs Charlotte County property tax, two county benefit-unit charges on the tax bill, and the property owners' association's annual assessment, plus one-time association charges when you buy or build. The street and drainage charge is $297.83 a year, and no community development district appears on the record.
Data updated: September 2026 (Charlotte County FY2026 adopted and FY2027 approved MSBU budgets; Burnt Store Lakes Property Owners' Association Fee Schedule effective February 1, 2026; read September 26, 2026).
Layer | Amount | How often | Who bills it |
|---|---|---|---|
Charlotte County property tax | Set by millage and your taxable value after exemptions | Annual, county tax bill | Charlotte County Tax Collector |
South Burnt Store Street and Drainage MSBU | $297.83 per equivalent residential unit, same for vacant and built lots | Annual, county tax bill | Charlotte County |
South Charlotte Stormwater MSBU | Vacant rate $24.32; current maximum rate $26.75 | Annual, county tax bill | Charlotte County |
Association annual assessment | Not published outside the member portal | Annual; fiscal year October 1 to September 30 | Burnt Store Lakes Property Owners' Association |
Capital Resale Assessment | $750, paid by the buyer | Once, at each resale | The association |
Estoppel certificate | $299 normal; $418 expedited; $478 or $500 if delinquent | Once, at a sale | The association |
Rental registration | $100 per lease | Per lease | The association |
Community development district | None on the county or association records reviewed | n/a | n/a |
Sources: South Burnt Store SD FY2026 and FY2027 budget; South Charlotte Stormwater FY2026 and FY2027 budget; BSLPOA Fee Schedule, February 1, 2026.
The association does not publish its annual assessment outside its member portal, and a dollar figure on a listing sheet is not evidence. What the governing documents make public is how it is set: it is billed annually, falls due within 60 days of the start of a fiscal year that runs October 1 to September 30, and since 2021 the members, not the board alone, adopt the budget and the assessment at the annual meeting (Summary of 2021 Governing Documents). For a specific lot the number that counts is the one on the adopted budget and the estoppel certificate, which states the assessment and anything owed.
This is the line most Burnt Store Lakes buyers do not expect. Charlotte County created the unit in 1990 for the Burnt Store Lakes streets and drainage, and its legal boundary also takes in Harborside Woods Phase I (Ordinance 90-68). It bills $297.83 per equivalent residential unit a year, flat whether a lot is vacant or built on, a rate held from FY2017/18 through the adopted FY2026 and approved FY2027 budgets, and the FY2026 budget carries a $5,617,139 paving line. A lot buyer pays it from the day of purchase.
The South Charlotte Stormwater MSBU covers several south county communities at once, so seeing it on a bill does not identify the community. Its FY2026 and FY2027 budget lists a vacant rate of $24.32 and a current maximum rate of $26.75 (South Charlotte Stormwater Utility Unit). No community development district appears on the county or association records we reviewed, which separates Burnt Store Lakes from several newer corridor communities.
On a resale the buyer pays the $750 Capital Resale Assessment, which does not apply to a current owner buying an additional lot or home in the community. The estoppel fee is $299 for delivery within 10 days or $418 expedited, and who pays it is negotiated in the contract. For a condominium unit the association's estoppel line is $0, because the condominium association issues its own.
A Burnt Store Lakes buyer of a home or lot should receive the association's statutory disclosure summary before signing the contract, because the Burnt Store Lakes Property Owners' Association is a mandatory Chapter 720 association. A condominium buyer follows a different statute, Chapter 718, with its own document package and a separate cancellation window.
The Burnt Store Lakes Property Owners' Association is one mandatory, self-managed Chapter 720 association over the whole Section 21 plat, incorporated in 1984 per its recorded articles. The declaration runs with every lot, the bylaws give each parcel owner one vote per parcel, and assessments and fines can become liens (Recorded Bylaws). The current rulebook is the Amended and Restated Declaration recorded October 29, 2021 as Instrument 3016231, amended in 2023 and on November 11, 2025 (2021, 2023 and 2025 Deed Restrictions). Read the declaration itself, not a summary, before you buy.
Section 720.401 of the Florida Statutes applies to lot and house buyers in Burnt Store Lakes (Fla. Stat. 720.401):
Section 720.401 does not apply to associations governed by the condominium chapter. A buyer of a unit in Acapulco Club, Acapulco Lakes, Acapulco Place, Lake Costa Gardens, Sunset Palms, Villa Tuscany or Boca Vista is buying under Chapter 718. On a resale, Fla. Stat. 718.503 makes the contract voidable within 7 days, excluding Saturdays, Sundays and legal holidays, after you receive the declaration, articles, bylaws, rules, the latest financial statement and budget, and the question-and-answer sheet. The association's recorded exhibit names Acapulco Club and Boca Vista as multi-family developments within Burnt Store Lakes; for the other five regimes, the condominium's own documents answer whether any master assessment applies.
Order the association's estoppel certificate early; under Fla. Stat. 720.30851 it states what the lot owes, and a condominium's estoppel comes under Fla. Stat. 718.116, which also makes a condominium buyer jointly liable for the prior owner's unpaid assessments. Florida also requires a property tax disclosure summary before you sign, warning you not to rely on the seller's current taxes (Fla. Stat. 689.261).
The 2025 amendments allow only picket-style fences, bar gravel driveways, stop exterior lights from shining into neighbors' homes overnight, prohibit herbicide in the lakes and vegetable gardens unless the law permits them, and require a boat, kayak or canoe without an association waiver to be kept in a garage or out of view (Summary of 2025 Governing Documents). Fines can reach $200 a day to a $3,000 cap after a hearing before a committee of non-directors (Enforcement Rules, July 15, 2025). If you plan to rent, file the $100 Rental Registration Form at least 10 days before a lease starts; short-term rentals such as Airbnb and VRBO are prohibited, and the public summaries state no minimum lease term.
Yes. Burnt Store Lakes has about 1,130 parcels carrying a vacant residential code on the 2026 county roll, and new homes are its most active product. A new house must meet the declaration's 1,700 square foot minimum and material rules, pass the association's architectural review, and get a Charlotte County permit before work starts.
Data updated: September 2026 (Charlotte County Property Appraiser roll, downloaded September 26, 2026; BSLPOA Fee Schedule effective February 1, 2026; Architectural Review rules, April 19, 2022).
The 2021 restated declaration, as amended, requires at least 1,700 square feet of living area for a single-family home, up from 1,200 before 2021; "only tile and metal roofs," with asphalt shingles prohibited on new structures; at least a one-car attached garage, with doors no taller than 11 feet except an RV or boat garage; and a cement, paver or stamped-concrete driveway (Amended and Restated Declaration, 2021). Setbacks follow current Charlotte County standards under the 2025 amendment. A duplex lot needs 1,200 square feet per unit and a multi-family lot 1,000.
The owner or builder files the application and plans at the association office; the Architectural Review Committee reviews the complete file and recommends; the board decides at its next monthly meeting; the county permit follows as a separate approval; the committee inspects monthly; and a final inspection closes the project and releases the deposits (Architectural Review rules). A missing item can cost a month.
Item on the 2026 fee schedule | Amount | Refundable |
|---|---|---|
New home construction application | $250 | No |
Additions or exterior remodel, including lanais, pools and cages | $200 | No |
Builder completion deposit | $25,000 | Yes, less violation charges |
New home clean-site deposit | $5,000 | Yes, less violation charges |
Pool clean-site deposit | $3,000 | Yes, less violation charges |
Roof, driveway, painting, fence, well or lake-source irrigation | No charge | n/a |
Source: BSLPOA Fee Schedule, effective February 1, 2026. County permit, impact and utility connection charges are set by Charlotte County; ask your builder for a written line-item estimate.
Charlotte County's GIS places sampled points in the community inside Charlotte County Utilities' certificated water and sewer service areas, but a certificated area is not proof that a given vacant lot is tapped. Make the county's Utilities Availability Form answer a contingency in any lot contract. Then read the lot's FEMA zone and base flood elevation, which set the required floor height and shape fill, foundation and cost.
Many builders work on scattered lots, and we do not publish a builder list because no public county or association record we read lists them all. The association reported 92 homes under construction in January 2024 (BSLPOA newsletter, March 2024). To check a builder, walk homes it finished in the community, read its permits and license, and ask us for the recorded sales of those homes. Our Punta Gorda new construction guide covers lot and builder contracts in depth.
A Burnt Store Lakes home comes with freshwater lakes, eleven by the association's count, and residents can paddle to Charlotte Harbor from the association's canoe and kayak launch on Bear Branch Creek. There is no boat ramp, no canal on the plat record and no private dock culture, so a powerboat lives at a ramp or a marina.
The association counts "eleven (11) lakes" on its map page (Map of Burnt Store Lakes). Among the names it prints are Eagle, Stork, Heron, Ibis, Egret, King Fisher, Osprey and Pelican on its October 2019 color master plan (BSL Color Master Plan), and Spoonbill Lake, home of the Community Park. We do not print a complete list of eleven because no public document spells it out. The county roll carries no lake-frontage flag, so we read frontage from the plat, the survey and a site visit.
"At the Canoe/Kayak Launch on Bear Branch creek residents can launch and paddle through the mangrove preserve out to Charlotte Harbor," the association writes. It is open dawn to dusk for residents, and a car parked there must show a resident sticker or guest pass (Canoe/Kayak Launch). Out in the harbor you are on public salt water under the state's saltwater license and rules.
The nearest public ramps on the state and county lists are north, in and around Punta Gorda: Ponce de Leon Park, Laishley Park, Darst Park and Harbour Heights Park, the last about 17.0 miles and 26 free-flow minutes from 16300 Cape Horn Boulevard (FWC, Charlotte Harbor boat ramps). The ramp inside Burnt Store Marina appears on the state's marina list, not its public ramp list. A slip or dry storage at Safe Harbor Burnt Store is a commercial contract, not a right of any Burnt Store Lakes deed.
The association maintains the lakes as common areas under Section 3.1 of the declaration, "regardless of whether legal right to that property has been formally conveyed to the Association." Owners may not remove native vegetation from ponds abutting their lot, herbicide in the lakes is strictly prohibited since 2025, and irrigating from a lake needs a free application. Florida's freshwater fishing rules apply in the lakes; read the FWC freshwater license rules before you cast. Ask the association before you plan a dock, a seawall-style edge or a cleared shoreline.
Most of Burnt Store Lakes is mapped FEMA Zone AE. Ten of the twelve addresses we sampled returned AE with a base flood elevation of 8 or 9 feet, and two, on Cabana Road and Vellum Circle, returned shaded Zone X. Charlotte County panels 12015C0416G and 12015C0418G govern, both effective December 15, 2022.
Data updated: September 2026 (FEMA National Flood Hazard Layer, twelve addresses from the Charlotte County Property Appraiser roll geocoded with the U.S. Census Geocoder and queried September 26, 2026; Florida Division of Emergency Management evacuation zone layer, queried the same day).
Street (sample address) | FEMA zone | Base flood elevation, NAVD88 | Panel | Evacuation zone |
|---|---|---|---|---|
Cape Horn Blvd (16293) | AE | 9 ft | 12015C0416G | A |
Acapulco Rd (16979) | AE | 9 ft | 12015C0416G | A |
San Edmundo Rd (16531) | AE | 9 ft | 12015C0416G | A |
Rio Togas Rd (24340) | AE | 9 ft | 12015C0416G | B |
Trading Post Rd (16221) | AE | 9 ft | 12015C0416G | B |
San Rafael Rd (24305) | AE | 9 ft | 12015C0416G | A |
Peppercorn Rd (24036) | AE | 9 ft | 12015C0418G | A |
Santa Inez Rd (24055) | AE | 9 ft | 12015C0418G | A |
Boca Vista Rd (17455) | AE | 9 ft | 12015C0418G | A |
Vincent Ave (23958) | AE | 8 ft | 12015C0418G | A |
Cabana Rd (24374) | X, shaded | none | 12015C0418G | B |
Vellum Cir (17536) | X, shaded | none | 12015C0418G | B |
Sources: FEMA National Flood Hazard Layer; Florida Division of Emergency Management, evacuation zone layer. A street sample is not a parcel determination.
Every AE point carries FEMA's coastal floodplain subtype: the base flood that sets the insurance rules is a surge from Charlotte Harbor, not a lake overflow. Zone boundaries can change lot to lot on the same street, so a Zone X result on Cabana Road does not make every Cabana Road lot Zone X. Look up the exact address on the FEMA Map Service Center.
Zone AE is a Special Flood Hazard Area, and a federally backed mortgage on a building there requires flood insurance. A cash buyer is not bound by the lender rule, but the risk is the same with or without a loan. A buyer financing a Zone X home faces no federal purchase requirement from the map, though the lender can still ask.
In AE the elevation certificate is the most useful flood document in the sale, because the lowest floor's height against the 8 or 9 foot base flood elevation drives the premium and the rebuilding rules. Charlotte County posts some certificates in its GIS library, including one for a Tuxpan Lane home in the community (elevation certificate, 17496 Tuxpan Ln). If none is on file, a surveyor can prepare one, and we recommend it on any AE home.
Charlotte County applies FEMA's substantial improvement rule: if a repair or improvement costs more than 50 percent of the building's own value, land excluded, the structure must be brought to current code, including elevation (Charlotte County, 50% FEMA Rule). It bites hardest on a 1990s home with a modest structure value and a big renovation plan.
At the same twelve points the state's layer returned Zone A at eight and Zone B at four. Zone A is the first zone the county orders out ahead of a storm, a planning call about surge and routes rather than a statement that a lot floods. Look up your letter on Charlotte County Know Your Zone.
Unincorporated Charlotte County, NFIP community 120061, holds a Class 5 rating in FEMA's Community Rating System, a 25 percent discount on qualifying National Flood Insurance Program policies, and kept it in its September 2025 renewal (WINK News). Confirm the discount appears on your own quote.
Paragraph 10(d) of the Florida Realtors and Florida Bar AS IS contract advises the buyer to verify the flood zone by elevation certificate and, in a Special Flood Hazard Area below minimum flood elevation, allows termination within 20 days of the effective date if the blank is left empty. Separately, Fla. Stat. 689.302 requires the seller's written flood disclosure at or before contract, covering claims, federal flood assistance and known flooding during the seller's ownership.
Insurance on a Burnt Store Lakes home is priced house by house, and no public source publishes a typical premium for the community, so we print none. The drivers are the FEMA zone and lowest-floor elevation, the roof and its age, documented wind mitigation, and whether you are buying a house or a condominium unit.
Citizens Property Insurance ties its wind policies to flood coverage. Policyholders in Special Flood Hazard Areas have needed flood insurance since 2023, and outside those areas the rule phases in by replacement cost, reaching all remaining personal lines policies on January 1, 2027 (Citizens; Fla. Stat. 627.351). In Burnt Store Lakes terms, an AE house on Citizens already needs flood coverage, and a Zone X house on Cabana Road or Vellum Circle will by that date.
Citizens "requires a four-point inspection for all property owner, dwelling and mobile home applications for properties more than 20 years old," and shingle roofs over 25 years and hard roofs over 50 need documented remaining life (Citizens, Inspections). With 453 of the 711 Burnt Store Lakes parcels that carry a year built dating from before 2010, the four-point is routine on resale. New homes here must carry tile or metal roofs under the declaration, which is one reason a 2023 house and a 1995 house on the same lake rarely quote alike.
Fla. Stat. 627.711 requires insurers to offer credits for documented wind-mitigation features. Ask the seller for the latest wind mitigation report, and plan any shutters or impact openings through the association, whose Section 6.19 was updated in 2025 to reference products recognized by current Florida and Charlotte County codes. The state's My Safe Florida Home program requires an existing homestead exemption, so it helps after you own the home, not at closing.
Each of the seven condominiums insures its own buildings, so a unit owner pays a share of the master policy through dues plus a unit policy. None publishes its dues or insurance summary where we could read it. Ask each association for the master policy, its wind and flood deductibles, the budget and reserves, and any pending special assessment.
We ask for binding homeowners and flood quotes inside the inspection period on every Burnt Store Lakes home. A roof or panel an insurer will not accept is a negotiating point on day ten and a lost deposit on day forty. Insurance, tax and legal points in this guide are information, not advice; confirm with your closing agent, attorney or insurance agent before you rely on them.
A Burnt Store Lakes buyer who finances pays Florida's mortgage documentary stamp tax of 35 cents per $100, the 2-mill intangible tax on the loan, recording fees, lender, title and inspection charges, and the association's $750 Capital Resale Assessment. Who pays the owner's title policy and the estoppel fee is a contract choice.
Data updated: September 2026 (Florida Statutes 2026; Florida Department of Revenue; Charlotte County Clerk; BSLPOA Fee Schedule effective February 1, 2026; retrieved September 24 to 26, 2026).
Under Fla. Stat. 201.08 the documentary stamp tax on a recorded mortgage is $0.35 per $100 of the amount secured, and Fla. Stat. 199.133 adds a nonrecurring intangible tax of 2 mills on the loan. The deed stamp of $0.70 per $100 is customarily a seller cost in Florida, but the contract decides. Charlotte County's Clerk charges $10.00 to record the first page and $8.50 for each additional page.
On a purchase at the $432,000 recorded median with 20 percent down, a $345,600 loan carries $1,209.60 in mortgage stamps and $691.20 in intangible tax, $1,900.80 in state taxes on the loan. Add the $750 Capital Resale Assessment, recording, lender fees and title. 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 the published sources we read disagree about Charlotte County custom. Paragraph 9(c) of the AS IS contract makes the parties check one of three boxes and prints no default. Florida promulgates title premiums by rule, so the premium for the same coverage is the same at every title company (Rule 69O-186.003); the settlement fees are what vary.
Florida property taxes are paid in arrears, so the seller credits you for the part of the year they owned the home, and the two MSBU lines ride on the same bill. Budget separately for a general inspection, a four-point and wind mitigation report on an older home, a wood-destroying organism report, an elevation certificate if none is on file, and a survey; on a lot, add the utility availability answer and a boundary survey.
Burnt Store Lakes property taxes reset after a sale: the seller's capped assessment does not transfer, so your first full bill reflects market value and your own exemptions. The bill has two halves, ad valorem tax on value and flat non-ad valorem lines, including the $297.83 street and drainage charge, which homestead does not reduce.
The ad valorem half multiplies each taxing authority's millage by your taxable value after exemptions; the district code and rates appear on the parcel's Property Appraiser record card. The non-ad valorem half carries the South Burnt Store Street and Drainage and South Charlotte Stormwater charges, which land on a vacant lot exactly as on a house. The association's assessment is not on the county bill; the association bills it directly.
To claim homestead in Charlotte County you must hold title, be a Florida resident living in the home as your permanent residence on January 1, and file by March 1 with the deed recorded first (Charlotte County Property Appraiser, Exemptions). The exemption is $25,000 on all levies plus an inflation-indexed additional exemption of about $25,000 on non-school levies under Fla. Stat. 196.031.
A non-homestead home's 10 percent assessment cap resets on sale, and a homestead's Save Our Homes value resets to just value in the year after the change of ownership. The Florida property tax disclosure summary tells you not to rely on the seller's current taxes, so budget from your purchase price and current millage, not the seller's total.
If you are leaving another Florida homestead, you can carry part of its Save Our Homes benefit to a Burnt Store Lakes homestead established within three years of January 1 of the year you left the old one, filing Form DR-501T by March 1 (Form DR-501T; Fla. Stat. 193.155). A 2026 law changes "the immediate prior homestead" to "the prior homestead" from the 2027 roll; state guidance on applying it is not yet published.
Amendment 3 is on the November 3, 2026 ballot. If 60 percent approve, 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, and the non-homestead cap would fall from 10 to 5 percent (Property Tax Amendment 3). It would not touch non-ad valorem assessments such as the MSBU lines.
Since August 17, 2024, a Burnt Store Lakes buyer must sign a written agreement with an agent before touring a home, and that agreement must state compensation that is specific and fully negotiable. Offers of compensation no longer appear on the MLS, and a seller or builder may still agree to pay some or all of it.
The National Association of Realtors' practice changes require MLS participants working with a buyer to sign a written agreement "prior to touring a home," stating compensation that is "objectively ascertainable and not open-ended," barring payment above the agreed amount from any source, and stating conspicuously that broker fees are not set by law and are fully negotiable (NAR, Summary of 2024 MLS Changes; NAR Settlement FAQs). Florida Realtors adds that a range is not allowed (Florida Realtors, NAR settlement FAQs).
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, and the single agent version includes a clause that compensation the broker receives from a seller reduces what the buyer owes (Florida Realtors, updated forms).
Fla. Stat. 475.278 presumes "that all licensees are operating as transaction brokers unless a single agent or no brokerage relationship is established, in writing." A transaction broker owes limited confidentiality and no duty of loyalty. If you want an agent who represents only you, say so and sign the single agent version; the national settlement did not change Florida brokerage relationship law.
In a scattered-lot community like Burnt Store Lakes, a buyer can easily meet a builder before meeting an agent. Some builders tie buyer-agent compensation to registering the agent at the buyer's first contact, which can include a website sign-up, so bring us in before the first model visit or sales call and we register you on the builder's published terms.
We find the right Burnt Store Lakes home by screening each address for the costs a listing hides before you tour it: flood zone and elevation, roof age against insurer rules, the estoppel and resale charges, the two county benefit units, lake frontage from the plat, and the recorded comparables nearby. Then we tour the few that survive.
We start with the full monthly carrying cost you are comfortable with: the mortgage at today's rate, taxes at the post-sale value, both MSBU lines, the association assessment from the estoppel, and homeowners and flood insurance. In Burnt Store Lakes the flood line depends on the zone and the elevation certificate, so we price it for each address before you tour.
House, condominium or lot. A resale from the 1990s or 2000s, a recent build, or a lot and a builder. Each has a different insurance profile, a different paperwork list and a different timeline, and we match them to your date.
For every address that survives we pull the FEMA panel and zone, any elevation certificate, the permit history, the association approvals for past exterior work, the tax bill lines and the recorded sales nearby. Listings we hear about before they reach the market go through the same screen.
A Burnt Store Lakes tour covers the roof, the panel, the garage and whether it fits a boat or kayak under the storage rule, the view of the lake or greenbelt, and the vacant lots around the house that will one day be built on.
We negotiate Burnt Store Lakes purchases on the evidence the market gives: MLS-labeled homes took a median of 91 days on market and sold at a median 95.9 percent of list price in the latest year, and new homes and resales traded at almost the same recorded median, so a buyer has real alternatives on almost every street.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed sales September 26, 2025 to September 26, 2026, pulled September 26, 2026; Charlotte County Property Appraiser public sales files, September 27, 2025 to September 26, 2026).
We price from recorded sales of comparable homes on comparable lots, from the same era and size band, including the builder-direct sales that never reached the MLS. A listing priced against a portal estimate or a builder's list price gets our comparables in writing.
On the Florida AS IS contract the inspection period is 15 days if the blank is left empty and it is the buyer's main walk-away right; the initial deposit is due within 3 days and the additional deposit within 10; and the loan approval period defaults to 30 days (ASIS-7 contract). We set those dates to fit the estoppel, the elevation certificate and the insurance quotes.
A roof an insurer will not accept, an elevation certificate that shows the floor below the base flood elevation, an open violation on the estoppel or an unapproved fence are all negotiating points, and they carry more weight inside the inspection period than after it.
Your deposit is held by a title company, attorney or broker escrow, and on the AS IS form it comes back if you terminate in time under the inspection, financing or flood provisions. We calendar every deadline in writing on day one.
Choose a resale in Burnt Store Lakes for finished landscaping, an established street, a known insurance history and a faster move; choose new construction for a current-code house, a tile or metal roof, a builder warranty and a floor plan you pick. The recorded medians are almost identical, $429,950 new against $435,000 resale.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026, downloaded September 26, 2026).
In the 12 months to September 26, 2026, the 16 first sales of new homes on the platted lots had a $429,950 median and the 47 resales $435,000 (Charlotte County Property Appraiser, our analysis). As a group, new construction carried no premium, so the decision is about the house and the timeline, not a price penalty.
A resale gives you mature landscaping, window treatments, a known roof and insurance history, an elevation certificate that may already exist, and no construction timeline. The trade-off on a 1990s house is the four-point inspection, an older roof and possibly a floor below today's elevation standard.
A new home is permitted under a recent building code and today's floodplain elevation rules, carries a new tile or metal roof and new systems, and comes with a written builder warranty. It may also sit beside lots that will be built on for years.
Florida protects a new-construction deposit in escrow only up to 10 percent of the price under Fla. Stat. 501.1375, and the buyer can waive even that in writing. Read the builder's written warranty closely, and have an independent inspector at key stages and before closing.
Burnt Store Lakes 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, the national floor. In Zone AE, the lender will also require flood insurance before closing.
Data updated: September 2026 (Freddie Mac Primary Mortgage Market Survey, September 24, 2026; FHFA and HUD 2026 loan limits, retrieved September 24, 2026).
The 2026 conforming limit for a one-unit home is $832,750 (FHFA). Charlotte County does not appear on HUD's 2026 list of areas above the FHA floor, so its FHA limit is the floor, $541,287 (HUD, FHA 2026 areas above the floor). Every recorded home sale in Burnt Store Lakes in the latest year fell under the conforming limit.
Freddie Mac's survey put the 30-year fixed at 7.03 percent on September 24, 2026, against 6.30 percent a year earlier (Freddie Mac PMMS). At that rate, principal and interest on a $345,600 loan is roughly $2,300 a month before taxes, the MSBU lines, the assessment and insurance, which is why we build the full monthly number for each shortlisted address.
A lot purchase and a construction loan are different products from a home mortgage, with their own down payment, draw schedule and timeline. Ask your lender how the association's $25,000 completion deposit and the county utility answer fit the draw schedule before you sign a lot contract.
Daily life in Burnt Store Lakes centers on the lakes, the greenbelts and the association's park on Spoonbill Lake rather than a clubhouse. It is a drive to most things: downtown Punta Gorda is about 18 free-flow minutes north, Burnt Store Marina 10 minutes south, and the nearest open hospitals are in Port Charlotte.
Data updated: September 2026 (OSRM routing engine on OpenStreetMap data, free-flow, from 16300 Cape Horn Boulevard, computed September 26, 2026; Charlotte County Public Schools Boundary Locator, queried September 26, 2026).
The Community Park on Spoonbill Lake has "'old Florida style' pavilions sheltering many picnic tables, restrooms, an observation deck overlooking Spoonbill Lake and a playground and swings for children," open 9 a.m. to 9 p.m. (Community Park). The association's office at 16500 Burnt Store Road in Turtle Crossing Plaza doubles as a Community Center room free for residents (Community Center Room). There is no golf course, clubhouse or pool, and the association states it "is not a Charlotte County golf cart designated community."
The association calls Burnt Store Lakes "a vibrant, growing, cross-generational deed-restricted community" (Burnt Store Lakes POA). It is not marketed or described as age-restricted. The developer sold lots to individual buyers for two decades, so a 1990s house, an empty lot and a house finished this year can stand side by side on one street.
Per the district's Boundary Locator on September 26, 2026, five addresses on five different Burnt Store Lakes streets all returned East Elementary, Punta Gorda Middle and Charlotte High School (Charlotte County Public Schools, Boundary Locator). The district calls the tool "only a guide," so confirm the assignment for your own address and call the school.
Punta Gorda's hospital, ShorePoint Health Punta Gorda, closed permanently in December 2024. The nearest open hospitals are AdventHealth Port Charlotte, about 15.9 miles and 27 minutes, and HCA Florida Fawcett Hospital, about 16.1 miles and 27 minutes. AdventHealth has announced a freestanding emergency department at Jones Loop Road and Mac Ever Street in Punta Gorda with no opening date (AdventHealth). Charlotte County Fire and EMS Station 5 sits at 15200 Burnt Store Road.
Destination | Miles | Minutes, free-flow |
|---|---|---|
Burnt Store Marina (3150 Matecumbe Key Rd) | 3.9 | 10 |
Downtown Punta Gorda (100 W Retta Esplanade) | 11.2 | 18 |
Punta Gorda Airport, PGD | 11.0 | 19 |
Cape Coral City Hall | 16.3 | 27 |
Downtown Fort Myers | 18.3 | 32 |
Southwest Florida International Airport, RSW | 40.1 | 51 |
Englewood Beach | 36.8 | 59 |
Method: OSRM open routing engine on OpenStreetMap road data, fastest route, no traffic, from 16300 Cape Horn Boulevard, addresses geocoded with the U.S. Census Geocoder, computed September 26, 2026. Add time for traffic and season.
The nearest full grocery is the Publix at Burnt Store Marketplace, which despite its name sits on U.S. 41 at 3941 Tamiami Trail, not on Burnt Store Road (Publix). Water comes from the county's Burnt Store reverse-osmosis plant at 17430 Burnt Store Road (Charlotte County Utilities). We could not confirm internet providers from a primary source; check the exact address on the FCC National Broadband Map.
Near Burnt Store Lakes, the changes are on Burnt Store Road: a Lee County widening concept approved in 2025 south of the county line, a $3 million interim safety project, an unfunded Charlotte County connector to U.S. 41 tied to a November 2026 sales-tax vote, and large planned developments along the Charlotte corridor.
FDOT granted Location and Design Concept Acceptance on August 5, 2025 for a four-lane divided Burnt Store Road from Van Buren Parkway to the Charlotte County line, project 436928-1 (FDOT). Design is not construction, and the widening ends at the county line. Lee County approved a $3 million safety project from Delilah Drive to Vincent Avenue, expected to start in June 2026 and take about nine months (Cape Coral Breeze).
On the Charlotte side we found no project to add lanes past the community. The county's planned East/West Connector, the Tuckers Grade Extension to U.S. 41, had its preferred alignment adopted September 24, 2024; the $46,176,000 project is unfunded and depends on the November 2026 sales-tax extension (Charlotte County, East/West Connector).
A 2024 county agenda lists Petition PD-24-07 at 12300 and 13000 Burnt Store Road, 306.51 acres with up to 999 homes and 200,000 square feet of commercial (Planning and Zoning Board, August 12, 2024). Inside the community, new homes keep filling lots: 189 on the roll since 2020. A buyer should expect building activity on nearby lots for years.
If you are also selling a Florida home to buy in Burnt Store Lakes, the two sales need one plan: the sale funds the purchase, the closing dates must line up, and a Florida homestead may carry portable Save Our Homes savings into the new home if the timing is right. We run both sides so neither date surprises you.
If you are moving within the community, from an older home to a new build or a lot, start with a free Burnt Store Lakes home valuation built on the county's recorded sales. When you are ready to list, our guide to selling your home in Burnt Store Lakes explains how we price a resale against the builders on the next lot. Call Jesse direct at (239) 898-6072.
For a home in the city or another Punta Gorda neighborhood, start with a Punta Gorda home valuation or read how we sell homes in Punta Gorda. Our Punta Gorda area guide sets the city picture beside Burnt Store Lakes.
A custom Burnt Store Lakes listing alert tells you about the right home or lot the day it reaches the market. With about 91 days as the MLS median on market and builders selling outside the MLS, the buyers who see a correctly priced lake home first are the ones who get to tour it.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed sales September 26, 2025 to September 26, 2026, pulled September 26, 2026).
Price and bedrooms are the least useful filters in Burnt Store Lakes. The ones that matter are product (house, condominium or lot), year built, because it decides the four-point and roof questions, lake frontage, garage height if you keep a boat or RV, and the flood zone of the street.
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. Call Jesse direct at (239) 898-6072, or use the Burnt Store Lakes buyer consultation form.
The Burnt Store Lakes buyer consultation is a working session, not a sales meeting: we take your monthly carrying number, compare house, condominium and lot paths, flag the homes that will struggle with an insurer or a flood premium, and give you the document list for the addresses you like. There is no charge and no obligation.
A carrying-cost model with the assessment, both MSBU lines and insurance separated from the mortgage; the recorded comparables for the homes you are considering, including builder-direct sales; the flood panel and base flood elevation for any address you name; and an estimate of your cash to close from the state and association figures in this guide.
Your timing, whether you are financing, whether you intend to homestead, whether you are selling a Florida home and might have portability to carry, whether you keep a boat, kayak or RV, and whether you would build.
Use the Burnt Store Lakes buyer consultation form, see how we represent buyers across Southwest Florida, or call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar are a top-reviewed Burnt Store Lakes buyer team on Google, and the quotes below are five-star Google reviews from clients we represented, reproduced word for word. We do not display an aggregate rating.
★★★★★ "Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes." Verified Google review
★★★★★ "He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money." Verified Google review
★★★★★ "He met us within 20 minutes to see it and we loved it. We worked with him on the offer and the transaction was seamless!" Verified Google review
These are the Burnt Store Lakes questions a buyer will ask that no public primary source we could read on September 26 to 28, 2026 answered. We would rather name the gap and the document that closes it than print a number from a listing sheet or a competitor's blog.
Data updated: September 2026 (Charlotte County Property Appraiser public parcel and sales files, sales recorded September 27, 2025 to September 26, 2026; Southwest Florida MLS Matrix, pulled September 26, 2026; FEMA National Flood Hazard Layer and Florida Division of Emergency Management evacuation layer, queried September 26, 2026; BSLPOA Fee Schedule effective February 1, 2026).
Burnt Store Lakes sits on Burnt Store Road in southwest Charlotte County, just north of the Lee County line. In the association's words it is "situated nine miles south down Burnt Store Road from U.S. 41," bordered on the north by Punta Gorda, on the south by Burnt Store Marina and Cape Coral, and on the west by the Charlotte Harbor Buffer Preserve. Every Punta Gorda and Port Charlotte errand runs north from the community.
Charlotte County. Burnt Store Lakes is unincorporated Charlotte County, and FEMA files every point we sampled under NFIP community 120061, Charlotte County Unincorporated Areas. The Charlotte County Property Appraiser values it, the Tax Collector bills it and Charlotte County Public Schools serves it. Lee County begins at the community's southern edge, which is why Burnt Store Marina next door answers to a different county on nearly everything.
No. The mailing address says Punta Gorda, but Burnt Store Lakes is outside the city limits in unincorporated Charlotte County. The county, not the city, maintains the platted streets through a benefit unit, issues building permits after the association's review, administers the flood rules, and provides law enforcement through the Sheriff's District 4. City canal assessments and city seawall programs do not apply here.
Burnt Store Lakes uses ZIP code 33955 with a Punta Gorda mailing address. On the 2026 county roll, 1,845 of the 1,848 Section 21 parcels carry that ZIP and the other three carry none. The same ZIP covers Burnt Store Marina in Lee County, which is one reason the two communities get mixed up online, so always check the county on the parcel record.
No. Burnt Store Lakes is Punta Gorda Isles Section 21, recorded in Charlotte County and governed by the Burnt Store Lakes Property Owners' Association. Burnt Store Marina is Section 22, a gated marina and golf community in unincorporated Lee County with its own master association. The Burnt Store Lakes association describes the marina as "located next door." Buying in one gives you no membership in the other.
Only the way any member of the public can. No association document we read grants Burnt Store Lakes owners a discount, reciprocal card or shared membership. Cass Cay Restaurant and Bar calls itself open to the public, Burnt Store Marina Country Club says the public may book tee times, and Safe Harbor's slips and dry storage are commercial contracts. Ask any other facility for its terms in writing.
No. Burnt Store Isles is Punta Gorda Isles Section 15, a canal and golf community inside the City of Punta Gorda. Burnt Store Village is Section 16, with its own county street and drainage unit. Burnt Store Meadows and Burnt Store Colony are separate communities too. Burnt Store Lakes is Section 21, with its own association, recorded restrictions and benefit unit.
It is Burnt Store Lakes' legal name. The community is recorded as Punta Gorda Isles, Section 21, in Plat Book 13, Pages 1A through 1Z-21, of the Public Records of Charlotte County, platted by Punta Gorda Isles, Inc., later PGI, Incorporated. The county roll files it under the plat code PGI 021, and that name, not Burnt Store Lakes, appears on every deed and tax record for a lot here.
Yes, and it is mandatory. The Burnt Store Lakes Property Owners' Association is a self-managed Chapter 720 association incorporated in 1984 per its recorded articles. Membership comes with every lot, each parcel owner gets one vote per parcel, assessments and fines can become liens, and architectural review is required. Its rulebook is the 2021 Amended and Restated Declaration, amended in 2023 and 2025.
The association does not publish its annual assessment outside its member portal, so we print no figure; it is on the adopted budget and the estoppel certificate. The structure is public: billed annually on an October 1 to September 30 fiscal year and adopted by the members at the annual meeting. Separately, every lot pays two county benefit-unit lines, and a buyer pays a one-time $750 Capital Resale Assessment.
The restated declaration sets a 1,700 square foot minimum for a new single-family home, requires an attached garage, allows only tile or metal roofs on new structures and limits driveways to cement, pavers or stamped concrete. The 2025 amendments allow only picket-style fences, bar gravel driveways and herbicide in the lakes, and require boats and kayaks without a waiver to be kept in a garage or out of view.
It is a one-time charge the association collects on every resale, and the buyer pays it. The association's fee schedule effective February 1, 2026 lists the Capital Resale Assessment at $750. The 2021 rewrite introduced it as a resale capital contribution; it does not apply to a current owner buying an additional lot or home in the community. Expect it on your closing statement.
A lot or house buyer should receive the association's disclosure summary under Fla. Stat. 720.401 before signing; on a resale the seller supplies it, and the contract must carry the statute's voidability clause. If it arrives late, you may cancel within 3 days after receipt or before closing, whichever comes first. A condominium buyer follows Chapter 718 instead, with a 7 business day window after receiving the documents.
Yes. The association's site is bslpoa.org, which posts the governing documents, the fee schedule, forms and the community map; some pages, including the FAQ and assessment payment, sit behind a resident login. The office is at 16500 Burnt Store Road in Turtle Crossing Plaza, phone (941) 639-5881, and the same building houses the Community Center Room residents use for meetings and groups.
No gate appears in any association document we read. The streets are platted roads accepted by Charlotte County and maintained through the South Burnt Store Street and Drainage MSBU, a county benefit unit that paves and drains "the streets within the unit which have been platted and accepted by the county." That differs from Burnt Store Marina next door, which has a gate staffed around the clock.
The association counts eleven freshwater lakes. Among the names it prints are Eagle, Stork, Heron, Ibis, Egret, King Fisher, Osprey and Pelican on its October 2019 color master plan, and Spoonbill Lake, where the Community Park sits. No public document lists all eleven, so ask for the association's master plan before you choose a lot; it shows which homesites face water.
Residents fish them, and the association promotes fishing from the Community Park on Spoonbill Lake. Florida's freshwater fishing rules apply, and we found no record establishing that these lakes qualify for any license exemption, so read the FWC license rules before you cast. Paddling out from the resident launch into Charlotte Harbor puts you in public salt water under the state's separate saltwater rules.
Yes, for residents. The association's Canoe and Kayak Launch on Bear Branch Creek lets residents "launch and paddle through the mangrove preserve out to Charlotte Harbor," open dawn to dusk, with a resident vehicle sticker or guest pass required to park. It is the community's route to the harbor, and under the 2025 amendments a kayak kept at home goes in the garage or out of view.
No. There is no boat ramp in Burnt Store Lakes, and no canal language appears in any Section 21 legal description on the county roll. Trailer boaters use public ramps in and around Punta Gorda, such as Ponce de Leon Park, Laishley Park, Darst Park and Harbour Heights Park, about 26 free-flow minutes away. A boater who wants a slip can contract with Safe Harbor Burnt Store next door.
No. Burnt Store Lakes has no golf course, clubhouse, pool, fitness center or courts of its own, and the association points residents who want those to Burnt Store Marina's businesses next door. Do not confuse the lakes named Osprey, Pelican and Heron with the Burnt Store Marina Country Club nines of the same names; the lakes are in Burnt Store Lakes and the nines are in Lee County.
Not as a designated golf-cart community. The association states plainly that "Burnt Store Lakes itself is not a Charlotte County golf cart designated community," and it has no golf course either. A buyer coming from a cart community should plan on a car for every errand, since the grocery, downtown Punta Gorda and the marina restaurants are all a drive up or down Burnt Store Road.
In the 12 months of recorded sales to September 26, 2026, homes on the Section 21 lots sold at a $432,000 median across 63 qualified sales, from $217,500 to $795,000, and single-family parcels at $430,000 across 57 (Charlotte County Property Appraiser, our analysis). Nineteen sold for $550,000 or more. The seven condominium sales ranged from $190,000 to $390,000.
Plan on about three months for a listed home. The 32 MLS-labeled Burnt Store Lakes closings from September 26, 2025 to September 26, 2026 took a median of 91 days on market and sold at a median 95.9 percent of list price (Southwest Florida MLS Matrix, pulled September 26, 2026). Builder-direct sales often close without an MLS listing, so they are not in that figure.
Yes, far more than in most Punta Gorda communities. About 1,130 of the 1,848 Section 21 parcels carry a vacant residential code on the 2026 county roll, and lots change hands owner to owner rather than through one builder's release. Before you buy one, confirm its RSF-3.5 zoning, its flood zone and base flood elevation, and water and sewer availability through the county's Utilities Availability Form.
Yes, and plans go to the association before the county. The Architectural Review Committee reviews the application and the board gives final approval at a monthly meeting, then inspects monthly through completion. The 2026 fee schedule charges $250 for a new home application and holds a refundable $25,000 builder completion deposit and a $5,000 clean-site deposit, plus $3,000 for a pool.
1,700 square feet of living area for a single-family home under the 2021 restated declaration, 1,200 square feet per unit in a duplex and 1,000 square feet per unit on a multi-family lot. Before 2021 the single-family minimum was 1,200 square feet, which is why some older homes are smaller than anything that could be built today. The median recorded sale had 2,040 square feet.
Yes, a steady stream on scattered lots. Sixteen of the 63 recorded home sales on the Section 21 lots in the 12 months to September 26, 2026 were first sales of new homes, our builder-direct estimate, at a $429,950 median, and 189 homes on the county roll were built in 2020 or later. The association reported 92 homes under construction in January 2024.
Each one passes the association's Architectural Review Committee, which reviews plans and inspects monthly, and Charlotte County's permit and inspection process. Neither is a warranty. On any new home we recommend an independent inspection before closing, a copy of the builder's written warranty, the certificate of occupancy, the final survey and the elevation certificate. We do not rank builders; we show you recorded sales of their finished homes.
Yes, 94 units in seven small Chapter 718 condominiums built from 2006 to 2008: Acapulco Lakes (30), Acapulco Club (18), Acapulco Place (12), Sunset Palms Phase 1 (10), Villa Tuscany (10), Boca Vista (8) and Lake Costa Gardens (6). Seven units sold in the 12 months to September 26, 2026, from $190,000 to $390,000, the top being a Villa Tuscany unit in March 2026.
Acapulco Club is an 18-unit condominium in three buildings at 17074, 17084 and 17094 Acapulco Road, built in 2008 according to the county roll. Its land was a multi-family lot the developer sold in 1983 and 1984, according to the association's recorded exhibit, which lists Acapulco Club as a development within Burnt Store Lakes. It is a separate regime from Acapulco Lakes, the 30-unit condominium on the same road.
Most of it is Zone AE. We sampled twelve addresses on FEMA's National Flood Hazard Layer: ten returned Zone AE with base flood elevations of 8 or 9 feet NAVD88, and two, on Cabana Road and Vellum Circle, returned shaded Zone X. The panels are 12015C0416G and 12015C0418G, both effective December 15, 2022. Flood zone is set parcel by parcel, so check the exact address.
It means FEMA places the lot in the 1 percent annual chance flood area and sets the height the base flood is expected to reach, 8 or 9 feet NAVD88 at the points we sampled. For a new home, that number drives how high the lowest floor must sit. For an existing home, the premium turns on where the lowest floor sits against it, which only an elevation certificate shows.
In Zone AE a federally backed mortgage requires flood insurance, and most sampled points in Burnt Store Lakes are AE. In the shaded Zone X pocket we found no federal purchase requirement attaches, though a lender can still ask, and Citizens policyholders in any zone need flood coverage by January 1, 2027. Unincorporated Charlotte County's CRS Class 5 rating takes 25 percent off qualifying NFIP premiums.
Mostly Zone A, with some Zone B. At the twelve points we sampled, the state's Know Your Zone layer returned Zone A at eight, including Cape Horn Boulevard, Acapulco Road and Vincent Avenue, and Zone B at four, on Rio Togas Road, Cabana Road, Vellum Circle and Trading Post Road. Evacuation zones are separate from flood zones; Charlotte County's own Know Your Zone lookup is the authority.
No public record we found describes Ian's effect on Burnt Store Lakes specifically, either damage or the lack of it. The National Hurricane Center reports that Ian made landfall near Punta Gorda on September 28, 2022 and that "at least 200 homes were destroyed in Charlotte County." For any home, ask the seller for permits, repair invoices and insurance claims, and read the flood disclosure closely.
We do not characterize neighborhoods by safety; the Charlotte County Sheriff's Office publishes its own crime data. Burnt Store Lakes is in the Sheriff's District 4, which covers the area "south of the Baron Collier Bridge to the Lee County line" from its station at 25500 Airport Road, and Fire and EMS Station 5 is on Burnt Store Road. For storm safety, the flood and evacuation answers matter most.
Long-term, yes, with registration; short-term, no. The 2021 restated declaration prohibits short-term rentals such as Airbnb and VRBO. A landlord files the association's Rental Registration Form with a $100 fee at least 10 days before a lease begins and stays responsible for the tenant's compliance. The public summaries state no minimum lease term, so read Sections 6.3 to 6.3.5 before buying to rent.
It is not marketed or described as age-restricted. The association calls Burnt Store Lakes "a vibrant, growing, cross-generational deed-restricted community," and its Community Park on Spoonbill Lake has a playground and swings for children. Each of the seven condominiums has its own declaration, so a condominium buyer who cares about age rules should read the one for the building and ask the association in writing.
Charlotte County Public Schools. Per the district's Boundary Locator on September 26, 2026, five addresses on five different Burnt Store Lakes streets all returned East Elementary, Punta Gorda Middle and Charlotte High School. The district calls the locator "only a guide," so confirm the assignment for your address and call the school before you write an offer that depends on it.
The nearest open hospitals are in Port Charlotte: AdventHealth Port Charlotte, about 15.9 miles and 27 free-flow minutes, and HCA Florida Fawcett Hospital, about 16.1 miles and 27 minutes. ShorePoint Health Punta Gorda closed permanently in December 2024. AdventHealth announced a freestanding emergency department at Jones Loop Road and Mac Ever Street in Punta Gorda in September 2025, with no opening date announced.
Charlotte County Utilities holds the certificated water and sewer service areas at the points we checked, served from its Burnt Store reverse-osmosis plant and water reclamation facility at 17430 Burnt Store Road. A certificated area is not proof that a given lot is already tapped, so a lot buyer should confirm through the county's Utilities Availability Form and make the answer a contract contingency.
The Charlotte County Tax Collector bills ad valorem tax on your taxable value plus two non-ad valorem lines. The South Burnt Store Street and Drainage MSBU charges $297.83 per equivalent residential unit a year, flat for vacant or built lots, and the South Charlotte Stormwater MSBU lists a $24.32 vacant rate and a $26.75 current maximum rate. No community development district appears on the records we reviewed.
No community development district appears on the county or association records we reviewed. The street and drainage work is funded by a county municipal service benefit unit created in 1990, the South Burnt Store Street and Drainage MSBU, whose legal boundary also takes in Harborside Woods Phase I. That is a different structure from the CDDs that fund several newer communities along Burnt Store Road.
Single-family lots are zoned Residential Single-family 3.5 (RSF-3.5), according to a January 2022 Charlotte County determination for a Cape Horn Boulevard home in the community. The association's restrictions sit on top of county zoning, and where they are stricter, as on living area, roofs and fences, the stricter rule governs what you can build. Check the county zoning map for any tract parcel.
We could not confirm providers address by address from a primary record, so we do not name them. Enter the exact address on the FCC National Broadband Map to see which wired and fixed wireless providers report service there. On a vacant lot, check neighboring built addresses and ask the builder how service reaches the new home, and confirm it before your inspection period ends.
From 16300 Cape Horn Boulevard, downtown Punta Gorda is about 11.2 miles and 18 minutes and Punta Gorda Airport about 11.0 miles and 19 minutes, both north. Southwest Florida International Airport is about 40.1 miles and 51 minutes south. These are free-flow estimates from the OSRM routing engine on OpenStreetMap roads, computed September 26, 2026; add time for traffic and season.
There is no beach in Burnt Store Lakes; the water here is freshwater lakes plus the resident paddle route to Charlotte Harbor. By car, Englewood Beach is about 36.8 miles and 59 minutes and Boca Grande about 41.0 miles and 70 minutes, because the drive runs north around the harbor. Closer to home, the Charlotte Harbor Environmental Center at 10941 Burnt Store Road has more than four miles of trails.
Not on the Charlotte County side; we found no county project to add lanes past the community. South of the county line, FDOT accepted the design concept for a four-lane Burnt Store Road from Van Buren Parkway to the county line on August 5, 2025, and Lee County approved a $3 million safety project. Charlotte County's connector to U.S. 41 is planned but unfunded.
You do not need one, but the builder's salesperson works for the builder, and Florida presumes any licensee is a transaction broker unless single agency is put in writing. Some builders tie buyer-agent compensation to registering your agent at your first contact, so call us before the first model visit or website sign-up, and we register you on the builder's published terms.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy direct at (239) 898-6072, or use the buyer consultation form on this guide. The first conversation is a carrying-cost and shortlist session covering houses, condominiums and lots, with the flood and association paperwork for any address you name. 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 to a copy we host, so it stays current when the issuer updates it. A Burnt Store Lakes buyer is handed several of these during a transaction, and reading them before the offer costs nothing.
Document | Issuing body | Link |
|---|---|---|
Amended and Restated Declaration of Restrictions, 2021, with exhibits | Burnt Store Lakes Property Owners' Association | |
Summary of 2025 Governing Documents | Burnt Store Lakes Property Owners' Association | |
Summary of 2021 Governing Documents | Burnt Store Lakes Property Owners' Association | |
Recorded Bylaws | Burnt Store Lakes Property Owners' Association | |
Fee Schedule, effective February 1, 2026 | Burnt Store Lakes Property Owners' Association | |
Rules and Regulations, Architectural Review | Burnt Store Lakes Property Owners' Association | |
Rental Registration Form, revised June 15, 2025 | Burnt Store Lakes Property Owners' Association | |
BSL Color Master Plan, October 2019 (lake names) | Burnt Store Lakes Property Owners' Association | |
Ordinance 90-68, plat citation and street and drainage unit | Charlotte County | |
South Burnt Store SD, FY2026 adopted and FY2027 approved budget | Charlotte County | |
Corporate records for the association and the seven condominium associations | Florida Division of Corporations, Sunbiz | |
Fla. Stat. 720.401, HOA disclosure summary | Florida Senate | |
Fla. Stat. 720.30851, estoppel certificates | Florida Senate | |
Fla. Stat. 718.503, condominium resale disclosure | Florida Senate | |
Fla. Stat. 689.261, property tax disclosure summary | Florida Legislature | |
FIRM panel index, National Flood Hazard Layer | FEMA | |
Homeowner's Guide to My Safe Florida Home (wind mitigation) | Florida Department of Financial Services | |
AS IS Residential Contract for Sale and Purchase, ASIS-7 | Florida Realtors and The Florida Bar | |
Exclusive Buyer Brokerage Agreement, single agent, EBBA-8sa | Florida Realtors | |
Form DR-501T, portability application | Charlotte County Property Appraiser |
Every source below was read or checked between September 24 and September 28, 2026. Where a figure in this guide is our own tabulation rather than a source's, the text says so beside the figure. No competitor brokerage, aggregator or listing portal appears here, by policy. The Southwest Florida MLS Matrix (member access, pulled September 26, 2026) is cited as text only.
McGreevy and Comisar are the Southwest Florida team Burnt Store Lakes buyers call when a purchase has to be priced on the county record and closed without surprises. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012.
McGreevy and Comisar are a top-reviewed buyer team in Southwest Florida, and Burnt Store Lakes buyers get the same partner-level representation our clients from Estero to Charlotte Harbor get. If you are searching for the best buyer's agent in Burnt Store Lakes, Florida, McGreevy and Comisar represents homebuyers across Punta Gorda, Charlotte County, Cape Coral, Estero, Bonita Springs, Naples, Fort Myers, Lee County and Collier County. Whether you are relocating, snowbirding, buying your first home, building on a lot or upgrading to a new lake home, our team provides honest market guidance, partner-level negotiation and a clear plan to help you buy confidently.
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida Realtors with Domain Realty, regulated by the Florida Real Estate Commission under Chapter 475, Florida Statutes. Meet Jesse McGreevy and Marc Comisar, or read about McGreevy and Comisar.
The community guide for this purchase is our Burnt Store Lakes neighborhood guide. Selling first? Read how we sell homes in Burnt Store Lakes. Ready to buy? Start your Burnt Store Lakes buyer consultation or call Jesse direct at (239) 898-6072.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Updated September 2026. This guide is general information about buying a home in Burnt Store Lakes, Florida. It is not legal, tax or insurance advice, and it is not an offer of representation. Market figures from Charlotte County Property Appraiser public sales files, our analysis, and Southwest Florida MLS, pulled September 2026. Brokered by Domain Realty.