Burnt Store Marina 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 McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in real estate.
This guide is for the buyer who wants to purchase a home in Burnt Store Marina, the gated marina and golf community on Charlotte Harbor with a Punta Gorda mailing address and a Lee County tax bill. The full community story, its history, layout and every neighborhood, lives in our Burnt Store Marina community guide. What follows is the buying side: the recorded prices, the fee layers, the condominium paperwork, the flood split, the slip question and the contract rights that decide whether a Burnt Store Marina purchase goes well. By Jesse McGreevy and Marc Comisar, with the figures read from Lee County, FEMA, the Section 22 association and the Florida Statutes. Call Jesse direct at (239) 898-6072 or Marc at (239) 287-5873.
Updated September 2026.
Burnt Store Marina buyers are purchasing in unincorporated Lee County, mostly condominiums, inside a staffed gate, where Safe Harbor owns the marina, the owners' association owns the golf course, and the harbor streets map into flood Zone AE while the golf side maps Zone X. Each point below is sourced further down this page.
Data updated: September 2026 (Lee County Property Appraiser public sales files, newest recorded sale August 7, 2026; Southwest Florida MLS Matrix, pulled September 26, 2026; FEMA National Flood Hazard Layer and PGI Section 22 documents, read September 26, 2026).
McGreevy and Comisar are the Burnt Store Marina buyer's agents who read the Lee County tax bill, the Section 22 estoppel, the condominium's milestone status and the FEMA panel before writing an offer, because in Burnt Store Marina those four records move price more than the finishes do. We are Top 1% Real Estate Agents Nationally Since 2008.
Burnt Store Marina looks like one community from the gatehouse, and on paper it is dozens. A single purchase can involve Lee County as the taxing and permitting government, Charlotte County Utilities for water, the Punta Gorda Isles Section 22 Homeowners Association as the master layer, a condominium or neighborhood association as the second layer, Safe Harbor for the boat, the country club for golf and the Fitness, Racquet and Pool Club for courts and the pool. Two units in the same building can sit on different floors of the same flood risk and carry the same master assessment but different condominium dues. Our job is to know which of those layers you are buying into and to price each one into the offer before the inspection period ends, not after.
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 Lee County community with a Punta Gorda address, add one more test: ask who prices a home from the Lee County public record instead of a portal estimate.
Awards are not a negotiating strategy. What two decades of continuous production in Southwest Florida buys a Burnt Store Marina buyer is judgment: knowing when a harbor-front tower unit is priced for a market that ended in 2023, when a golf-side villa is fairly priced, and when a listing's school field or county label is simply wrong.
Jesse and Marc handle their own buyers. There is no junior handoff after the first showing, and the person who walks the Sunset Key loop or the Harbor Towers lobby with you is the person who negotiates the price. 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 Marina buyers at the main gate on Burnt Store Road.
McGreevy and Comisar bring a verified record to a Burnt Store Marina purchase: the Top 1% Real Estate Agents Nationally Since 2008 distinction, the #1 Team in Southwest Florida since 2012, and over $900 million in personal sales. For this guide we tracked all 106 recorded Burnt Store Marina home sales in Lee County's files over the latest year.
Data updated: September 2026 (Lee County Property Appraiser public parcel and sales files, downloaded September 26, 2026; Southwest Florida MLS Matrix, pulled September 26, 2026).
The production figures we publish are the same on every page we operate. Jesse McGreevy and Marc Comisar account for over $900 million in personal sales, and McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in real estate. Jesse has held the Gulfshore Life 5 Star Award for Customer Satisfaction for 21 straight years, an honor only 5 out of more than 21,000 licensees have received.
We read the Lee County Property Appraiser's public parcel and sales files for every residential folio inside the Section 22 footprint, downloaded on September 26, 2026, and tabulated 106 qualified, improved sales recorded from September 1, 2025 to August 7, 2026, the newest sale in the file. We pulled every Southwest Florida MLS closing labeled Burnt Store Marina for five years. We read the Section 22 declarations, bylaws and rules, the association's newsletter, the state condominium roll, FEMA's flood layer at 30 street-level points, the Lee County school zone map at 53 points and the 2026 Florida Statutes.
We do not publish a Burnt Store Marina buyer-representation count on this page, and we do not tell a story about a Burnt Store Marina client, because no agent-side data pull we hold supports one and a rounded guess is worse than a blank. We also print no Section 22 master assessment, no condominium dues figure, no slip rate and no golf dues figure, because none of them is published by the body that sets it. Where a fact is unsettled, this guide names the document that settles it.
A Burnt Store Marina home is in unincorporated Lee County. Its postal city is Punta Gorda and its ZIP is 33955, but it sits outside the City of Punta Gorda and outside Charlotte County, and the City of Cape Coral stops at its southern edge. Lee County taxes the home, maps its flood risk and permits its repairs.
The postal line puts the community in Punta Gorda: the mailing address is Punta Gorda, Florida 33955, and the nearest full post office is Punta Gorda's at 130 East Marion Avenue. The county line runs along the north edge: Vincent Avenue, the street with the commercial gate, is the Lee and Charlotte county line, which FDOT's Burnt Store Road study describes as "technically in two counties." The city line runs along the south, where Lee County staff describe the community as bounded by Cape Coral. The U.S. Census geocoder places a Matecumbe Key Road address in Lee County, in the Burnt Store Marina census-designated place, and in the Lee County School District. It also files the area in the "Cape Coral CCD," a statistical county subdivision, which is why some data tools show a Cape Coral label. That is not the City of Cape Coral.
Which government handles what | Provider at Burnt Store Marina |
|---|---|
Mailing address | Punta Gorda, Florida 33955 |
Property appraisal and tax bill | Lee County Property Appraiser and Lee County Tax Collector |
City government | None; unincorporated Lee County |
Law enforcement | Lee County Sheriff's Office |
Fire protection | City of Cape Coral Fire Department, by contract with Lee County's Burnt Store Area Fire MSTU, since 1990 |
Ambulance | Lee County EMS |
Flood map and building permits | Lee County, FEMA panel 12071C0070G |
Evacuation orders | Lee County, Zone A |
Public schools | School District of Lee County |
Water and sewer | Charlotte County Utilities |
Trash and recycling | Lee County solid waste program, billed on the Lee tax bill |
Roads, gates and street lights inside the community | Punta Gorda Isles, Section 22 Homeowners Association |
Every comparable sale, every tax estimate and every school field in a Burnt Store Marina listing has to be read on the Lee County side of the line. A Charlotte County price figure, a Punta Gorda city millage or a Charlotte County school assignment is wrong for this address. If a listing shows a single assigned elementary, middle and high school, or a Charlotte County school, it is wrong, because the School District of Lee County runs a choice system here. We check the Lee County folio, its tax district code and its FEMA panel for every Burnt Store Marina address you send us before you book a showing.
Half a dozen places share the Burnt Store name because they share Burnt Store Road. Burnt Store Isles is a canal community inside the City of Punta Gorda, platted as Punta Gorda Isles Section 15. Burnt Store Lakes is Punta Gorda Isles Section 21, a separate Charlotte County plat directly north across the county line and not part of the Section 22 association. Burnt Store Village, Burnt Store Meadows and Burnt Store Colony are separate subdivisions that are not on the Section 22 roster. Only Burnt Store Marina is Punta Gorda Isles Section 22, recorded in Lee County at Plat Book 28, Pages 118 through 138. Twin Isles Country Club inside Burnt Store Isles was once called Burnt Store Marina and Country Club, so an old reference to that club is not this one.
The Burnt Store Marina housing market in 2026 favors buyers: Lee County recorded 106 qualified home sales in the latest 12 months at a $360,000 median, below every longer window, while the 30 MLS-labeled closings took a median 247 days on market and sold at a median 94.1 percent of list price.
Data updated: September 2026 (Lee County Property Appraiser public parcel and sales files, downloaded September 26, 2026, newest recorded sale August 7, 2026; Southwest Florida MLS Matrix, Development is Burnt Store Marina, pulled September 26, 2026).
Segment | Recorded sales | Median | Low | High | Dollar volume | Median price per heated sq ft |
|---|---|---|---|---|---|---|
All homes | 106 | $360,000 | $70,000 | $1,150,000 | $42,068,850 | $230.92 |
Single-family and land-condominium homes | 37 | $460,000 | $100,000 | $1,150,000 | $20,409,200 | $269.23 |
Condominium units | 69 | $275,000 | $70,000 | $895,000 | $21,659,650 | $202.24 |
Source: Lee County Property Appraiser public sales files, qualified improved sales recorded September 1, 2025 to August 7, 2026, our analysis. None of the 106 was a builder-direct first sale; Burnt Store Marina is essentially built out, so every purchase here is a resale. The two lows, a Commodore Club unit at $70,000 and a 1993 Courtyard Landings home at $100,000, are recorded as qualified, but neither moves the median and we would not price anything from either. The newest seven weeks of recordings are not yet in the file.
The MLS development label is applied to only part of the inventory. Many Burnt Store Marina condominiums are listed under their own condominium name with a blank or different development field, so the MLS shows 30 closings in a year where Lee County recorded 106. The two layers agree where they overlap: the $1,150,000 sale of 3213 Sunset Key Circle on July 13, 2026 is the high in both, and the $895,000 Grande Isle unit that closed September 30, 2025 appears in both. A buyer who prices from the MLS alone is working from less than a third of the evidence.
Measure | Burnt Store Marina, MLS development label |
|---|---|
Closed sales | 30 |
Median sale price | $323,750 |
Price range | $175,000 to $1,150,000 |
Dollar volume | $12,181,900 |
Median days on market | 247 |
Fastest sale | 26 days |
Median sale-to-list ratio | 94.1% |
Median living area | 1,560.5 sq ft |
Median price per living sq ft | $225 |
Source: Southwest Florida MLS Matrix, closed sales from September 27, 2025 to September 26, 2026, pulled September 26, 2026. One five-year row filed under a Cape Coral address was a coding error and is excluded. The county price per square foot uses the Lee roll's heated area and the MLS figure uses MLS living area, so the two are never compared directly.
County window | Recorded sales | Median | House sales | House median | Condominium sales | Condominium median |
|---|---|---|---|---|---|---|
12 months | 106 | $360,000 | 37 | $460,000 | 69 | $275,000 |
24 months | 203 | $375,000 | 76 | $510,000 | 127 | $300,000 |
36 months | 282 | $388,750 | 95 | $521,000 | 187 | $336,000 |
60 months | 544 | $410,000 | 168 | $532,500 | 376 | $375,000 |
MLS window | Closed | Median | Median days on market | Median sale-to-list |
|---|---|---|---|---|
12 months | 30 | $323,750 | 247 | 94.1% |
24 months | 65 | $370,000 | 103 | 93.5% |
36 months | 105 | $395,000 | 98 | 94.0% |
60 months | 216 | $423,450 | 40 | 96.8% |
Source: Lee County Property Appraiser public sales files, our analysis; Southwest Florida MLS Matrix, windows ending September 26, 2026. Each longer window is higher than the one inside it, in both layers and in both product types, which is the arithmetic of a market that peaked and has been giving ground. The days-on-market column is the sharper signal for a buyer: a 40-day median over five years has become a 247-day median over the last one.
Year | House sales | House median | Condominium sales | Condominium median |
|---|---|---|---|---|
2012 | 41 | $230,000 | 87 | $158,000 |
2015 | 48 | $280,000 | 110 | $206,000 |
2018 | 53 | $345,000 | 110 | $215,000 |
2020 | 62 | $349,500 | 117 | $262,500 |
2021 | 74 | $402,500 | 184 | $302,500 |
2022 | 30 | $574,900 | 95 | $407,500 |
2023 | 34 | $551,000 | 69 | $408,000 |
2024 | 17 | $524,900 | 55 | $359,500 |
2025 | 47 | $510,000 | 61 | $300,000 |
2026 to August 7 | 23 | $460,000 | 53 | $275,000 |
Source: Lee County Property Appraiser public sales files, qualified improved sales, our analysis; "house" includes detached land-condominium homes. The 2024 house figure rests on only 17 sales and is too thin to read alone.
The house median in 2026 so far, $460,000, is 20 percent below the 2022 peak of $574,900. The condominium median, $275,000, is about 33 percent below the 2023 peak of $408,000 and the lowest annual figure since 2020's $262,500. Units are still selling: the 53 condominium sales through August 7 already approach 2025's full-year 61. For a buyer, a list price anchored to 2022 or 2023 comparables is a price to question, and a condominium price that looks low has to be read against the building's reserves and any special assessment before it counts as a bargain. A Section 22 director has written that post-Surfside reserve requirements are driving large special assessments at condominium associations generally, which is part of why condominium prices here have moved more than house prices.
Neighborhood | Product and water | County sales, 12 months | Median or prices |
|---|---|---|---|
Sunset Key | Detached land-condominium homes, harbor | 3 (thin) | $1,100,000 median |
Section 22 platted homes | Detached homes on platted lots | 4 (thin) | $847,500 median |
Grande Isle III and IV (Sunset Pointe Towers) | Seven-floor towers, harbor | 5 | $625,000 |
Courtside Landings | Detached land-condominium homes, Area IV | 6 | $457,500 |
Emerald Isle | Three-floor condominium, lake | 5 | $399,900 |
Harbor Towers | Eight-floor towers, harbor | 3 (thin) | $370,000 median |
Topaz Cove | Two-floor condominium, lake | 5 | $360,000 |
Marina South Shore | Three-floor walk-up, harbor, 1980 | 5 | $350,000 |
Commodore Club | Three-floor walk-up, 1979 | 6 | $254,375 |
Marlin Run II | Villas and duplexes | 6 | $227,750 |
Keel Club | Three-floor walk-up, marina basin, 1983 | 5 | $195,000 |
Source: Lee County Property Appraiser public sales files, 12 months to August 7, 2026, grouped by short legal description, our analysis; water classes from the county's land-type layer. Rows marked thin are too few sales to read as a market rate. Four things explain the spread: the water class, the building, the building's age and milestone position, and the flood zone. The 1980 Marina South Shore walk-ups on the harbor sold below the late-1990s Emerald Isle condominiums on the lake, which is the building talking, not the view.
A Burnt Store Marina budget under $250,000 bought mostly a two-bedroom condominium from the first building era in the latest year, $250,000 to $400,000 bought larger condominiums and some villas, $400,000 to $600,000 bought most of the detached homes, and above $600,000 bought harbor towers, Sunset Key and platted homes.
Data updated: September 2026 (Lee County Property Appraiser public sales files, 106 qualified improved sales recorded September 1, 2025 to August 7, 2026, our analysis by price band).
Price band | Houses sold | House median | Median heated sq ft, houses | Condominiums sold | Condominium median | Median heated sq ft, condominiums | Condominium years built |
|---|---|---|---|---|---|---|---|
Under $250,000 | 2 | $166,000 | 1,405 | 30 | $207,500 | 1,177 | 1979 to 2005 |
$250,000 to $399,999 | 8 | $331,375 | 1,552 | 23 | $300,000 | 1,545 | 1979 to 2006 |
$400,000 to $599,999 | 16 | $457,500 | 1,671.5 | 13 | $485,000 | 1,825 | 1983 to 2006 |
$600,000 and above | 11 | $899,950 | 2,491 | 3 | $775,000 | 2,351 | 2005 |
Source: Lee County Property Appraiser public sales files, our tabulation of the 37 house and 69 condominium sales by price band; heated square footage from the Lee roll. The house median across all 37 sales covered 1,690 heated square feet and three bedrooms; the condominium median covered 1,436 heated square feet and two bedrooms.
The busiest band was a condominium under $250,000: 30 of the 69 condominium sales, at a $207,500 median, in the golf-edge walk-ups, the Keel Club, the Commodore Club, The Resort and the Marlin Run villas. That is the entry point to a gated harbor community, and it is also where the building's age, reserves and insurance matter most, because many of those buildings passed 30 years old by the roll's year built between 2009 and 2014. The $400,000 to $599,999 band is where the detached land-condominium homes cluster, 16 of the 37 house sales, most of them one-story homes from 1994 to 2002 on golf, lake or dry lots. Above $600,000, 11 houses sold, from Sunset Key's harbor homes to the Sugarloaf Lake and golf platted lots, and only three condominiums, all in the 2005 Grande Isle towers.
The four highest recorded sales of the year were all detached homes on or near the water: 3213 Sunset Key Circle at $1,150,000 on July 13, 2026; 3229 Sunset Key Circle at $1,100,000 in December 2025; 1080 Matecumbe Key Road, a platted Section 22 home in Block 1008, at $1,085,000 in October 2025; and 3397 Sunset Key Circle at $1,000,000 in May 2026. The condominium high was unit 701 at 3333 Sunset Key Circle, in the Grande Isle III and IV towers, at $895,000 on September 30, 2025. Every Sunset Key sale of the year recorded at $950,000 or more.
Burnt Store Marina inventory is resale only: none of the 106 recorded sales of the latest year was a builder's first sale, and the Lee roll carries only 21 vacant residential lots inside the gates. Because many units list under their own condominium name, a search on the Burnt Store Marina label alone misses much of what is for sale.
This guide is advice rather than a listing feed. When you want to scroll every active home, search on our team's site, DomainRealtyGroup.com, and send us the addresses that interest you, including the ones listed under a building name such as Harbor Towers, Grande Isle, Emerald Isle, Topaz Cove or Courtside Landings rather than under Burnt Store Marina. We come back with the Lee County folio, the tax district code, the FEMA zone, the building's milestone position and the recorded comparables for each one.
A table of named listings on a guide refreshed quarterly goes stale within days, and a stale listing is a worse answer than none. The market tables above are the aggregate picture; the live picture is a saved search, which updates the day a unit appears.
The Lee roll carries 21 vacant residential lots, including six in Little Pines Estates, one in Linkside, seven in the Section 22 golf blocks and four in the Captains Quarters Replat on Sugarloaf Key Road. A lot purchase here means the Section 22 building rules, Section 22 architectural review, Lee County permitting under the current flood map and a water and sewer connection to Charlotte County Utilities. Lee County's Burnt Store Marina Village land-use category allows 160 homes and 145 hotel units on the marina core, but only through a planned development rezoning, and we found none on file.
The right Burnt Store Marina home depends on three choices: a tower, a walk-up, a villa or a detached house; harbor, basin, lake, golf or dry frontage; and whether the building has reached the age where Florida's milestone and reserve rules bite. The Lee roll counts 1,212 condominium units and 665 houses across 47 sub-associations.
Data updated: September 2026 (Lee County Property Appraiser public sales files, recorded sales September 1, 2025 to August 7, 2026, our analysis; Lee County Property Appraiser cost cards; Florida DBPR condominium roll; Sunset Pointe Towers association, read September 26, 2026).
Every figure here is a Lee County recorded sale from the 12 months to August 7, 2026, or a figure the association itself publishes. When a neighborhood recorded one or two sales we give the prices rather than a median. We print no dues figure for any association, because none of them publishes an adopted budget we could read, and a dues number from a listing sheet is not evidence.
Harbor Towers is the only high-rise: two eight-floor buildings at 2060 and 2090 Matecumbe Key Road, 120 units built in 1998, from 809 to 2,314 square feet, 92 of them recorded with a bay view. Three sales recorded at a $370,000 median, from $200,000 for an 809-square-foot unit to $510,000 for 1,402 square feet. By the roll's year built the buildings turn 30 in 2028, the year Florida's milestone clock reaches them. The four Grande Isle Towers on Prosperity Point are two condominiums: Grande Isle I and II, 112 units built in 2004, with three sales at $420,000, $497,000 and $500,000; and Grande Isle III and IV, 104 units built in 2004 and 2005, now marketed by their association as Sunset Pointe Towers, with five sales at a $625,000 median. Vista del Sol is one seven-floor building of 60 units from 2003, in Area IV, with two sales at $360,000 and $210,000. Tides at Marina Towers is one six-floor building of 33 units from 1990, every unit with a bay view, with two sales at $390,000 and $490,000.
The Sunset Pointe Towers association publishes more than any other in the community. It describes seven stories per tower, three-bedroom residences of 1,883 to 2,296 square feet, post-tensioned cast-in-place concrete construction and a double-gated private peninsula. It reports fully funded structural integrity and non-structural reserve studies prepared in October 2025, no association debt, roofs replaced in 2024, a 30-day minimum lease and a two-pet allowance, and it says its quarterly dues include satellite television, fiber internet, water and sewer. That is the standard of disclosure a buyer should ask every other association to match.
Marina South Shore is eight three-floor buildings on South Shore Drive, 123 units built in 1980, from 1,547 to 2,069 square feet, most with canal views; five sales recorded at a $350,000 median. Marina North Shore is four three-floor buildings on Sugarloaf Key Road, 48 units built in 1984, every unit 1,516 square feet, with three sales at $247,500, $410,000 and $414,000. The Keel Club is two three-floor buildings at 3160 and 3170 Matecumbe Key Road, 47 units from 1983, and it holds the smallest units in the community at 593 to 1,188 square feet; its five recorded sales, all 593-square-foot units, had a $195,000 median, which makes it the entry price for a basin-side address.
Emerald Isle is 22 small buildings of three units each, 66 units built from 1997 to 1999, from 1,501 to 1,991 square feet, with lake and bay views; five sales recorded at a $399,900 median, and its unit on Sunset Key Circle was the fastest MLS sale of the year, 26 days at list price. Topaz Cove is 17 two-floor buildings of four units each, 68 units built in 2000, from 1,652 to 2,255 square feet, all with lake views; five sales at a $360,000 median.
The Commodore Club, eight three-floor buildings of 96 units from 1979, is the oldest condominium on the Lee roll here, with six recorded sales at a $254,375 median. The golf side also holds Rudder Club (30 units, 1981; two sales at $150,000 and $180,000), Capstan Club (20 units, 1980; four sales from $160,000 to $183,000), Spinnaker Club (20 units, 1982; three sales from $224,500 to $279,000), Halyard Club (20 units, 1982; one sale at $150,000), Admiralty Village (28 one-floor townhouses, 1988 to 1990; one sale at $242,000) and The Esplanade (60 units in six three-floor buildings from 2005; two sales at $360,000). The Marlin Run villas add 83 one-floor units from the mid-1990s: Marlin Run I with one sale at $205,000, Marlin Run II with six at a $227,750 median, and Marlin Run III with two at $255,000 and $275,000. The one-floor villas sit outside the milestone and structural reserve study rules, which apply to buildings of three habitable stories or more.
The Resort at Burnt Store Marina is 40 one-floor duplex condominium units from 1998 at 3181 Matecumbe Key Road, with preserve and lake views; three sales recorded at $215,000, $218,000 and $230,000. Courtside Landings is 70 detached one-story homes on land-condominium lots built from 1999 to 2002, the only planned development zoning inside the gates; six sales recorded at a $457,500 median, from $400,000 to $545,000. Both sit in Area IV with Vista del Sol, outside the Section 22 geographic area and its rules. Courtside Landings owners pay Section 22 "General Charges" for roads, landscaping, the gate and security without being Section 22 members or voting, under their 1999 covenants. The Resort and Vista del Sol carry a different Lee tax district code from the community's core, so read that unit's own tax bill.
Most detached houses in Burnt Store Marina sit on land-condominium lots: the owner holds the house and a condominium unit that is the lot, inside an association registered with the state. The state roll lists 22 of these associations inside the community, 565 lots in all, nearly all one-story homes from the 1990s. Recorded sales in the latest year included Redfish Cove at $640,000 and $719,000, Estates at Cobia Cay at $565,000, Dolphin Cove at $510,000, Yellowfin Bay at $475,000, King Tarpon from $333,750 to $460,000, Tarpon Pass II from $350,000 to $521,000, Yellowfin Cove from $310,000 to $445,000 and Mariners Pass from $295,000 to $430,000. Because a land condominium is still a condominium under state law, the resale paperwork runs through the condominium association as well as Section 22.
Sunset Key is the luxury tier: detached two-story houses on land-condominium lots along Sunset Key Circle, classed bay water on the county layer. Sunset Key I has 25 homes built from 1997 to 2000 and recorded three sales at a $1,100,000 median, including the community's highest sale of the year. Sunset Key II has 22 homes from 2001 and 2002 and recorded one sale at $1,000,000. Because these are land condominiums, ask the association what the declaration makes the owner insure and maintain and what it assigns to the association, and ask whether a Prosperity Point master charge appears on the estoppel alongside the building and Section 22 layers.
About 120 lots are conventionally platted rather than land condominiums, and for most of them we found no sub-association on record beyond Section 22. They include 74 golf and lake lots in Blocks 990 to 1007 on streets such as Romano Key Circle and Big Bend Circle, 27 Sugarloaf Lake homes in Blocks 1008 to 1011, nine canal lots in Diamond Park on Diamond Key Court, and a handful of newer homes on Sugarloaf Key Road built from 2017 to 2021. The platted lots recorded four sales at an $847,500 median, including 1080 Matecumbe Key Road at $1,085,000, and a Sugarloaf Key home sold at $899,950. These are also the homes where the Chapter 720 disclosure rules, rather than the condominium rules, usually govern the purchase.
A Burnt Store Marina buyer who already knows that the 30 MLS-labeled closings of the last year sold at a median 94.1 percent of list price, after a median 247 days on market, is already negotiating from the right place. The next step is a short working session: book your Burnt Store Marina buyer consultation, read how we represent buyers in Southwest Florida, or call Marc at (239) 287-5873. If you own a Florida home you will sell to fund this purchase, find out what your Burnt Store Marina home is worth or call Jesse direct at (239) 898-6072 so the two timelines line up.
Choose Burnt Store Marina if you want a staffed gate, a condominium or villa price point, a marina slip with unrestricted height in the operator's specifications and a golf course the residents own. Choose Punta Gorda Isles if you want a house with the boat behind it on a city canal, city services and a much deeper resale market.
Data updated: September 2026 (Lee County Property Appraiser and Charlotte County Property Appraiser recorded-sale files, our analysis, latest 12 months of recorded sales; PGI Section 22 Homeowners Association; Safe Harbor Marinas; School District of Lee County; Lee County 2026 TRIM notice).
Decision factor | Burnt Store Marina | Punta Gorda Isles |
|---|---|---|
County and government | Unincorporated Lee County | City of Punta Gorda, Charlotte County |
Taxes | Lee millage code 034, 14.0825 mills in 2025 on a sampled parcel | City of Punta Gorda and Charlotte County, plus the city canal assessment |
Gate | Staffed 24 hours on Burnt Store Road, plus a commercial gate and a resident barcode gate | Not gated |
Where the boat lives | A Safe Harbor wet slip or dry rack, contracted separately from the home; wet slips take 30 to 100 feet and 7 feet of draft with unrestricted height | Canal grid behind the homes |
Association | Mandatory master association (Section 22) with 47 sub-associations | No mandatory HOA; the Punta Gorda Isles Civic Association is voluntary |
Golf | 27-hole executive course owned by the master association, managed by Troon, open to the public | See its guide |
Recorded sales, 12 months | 106, median $360,000 | 344 in the in-city sections, median $693,000 |
What sells | 69 condominiums at a $275,000 median, 37 houses at $460,000 | Canal-grid homes |
Schools | School District of Lee County choice zones in Cape Coral and North Fort Myers | Charlotte County Public Schools |
Sources: Lee County Property Appraiser 2026 TRIM notice; Section 22, Accessing Our Community; Safe Harbor Burnt Store; Burnt Store Marina Country Club; Charlotte County Property Appraiser and Lee County Property Appraiser recorded-sale files, our analysis.
Both carry the Punta Gorda Isles name. Burnt Store Marina is legally Punta Gorda Isles, Section 22, a plat recorded in Lee County, while Punta Gorda Isles proper is the canal community inside the City of Punta Gorda. The shared developer is where the resemblance ends: one is a gated Lee County marina community that is two-thirds condominiums, the other an ungated city canal grid of houses.
If you are torn between the two, send us the shortlist and we will price the same monthly carrying cost for each address. Our guide to buying a home in Punta Gorda covers the city side in the same depth.
Burnt Store Marina is the only community in this comparison in Lee County and the only one built around a harbor marina. Its $360,000 county median sits beside Heritage Landing's and at about half the medians recorded in Punta Gorda Isles and Burnt Store Isles, largely because two of every three Burnt Store Marina sales were condominiums.
Data updated: September 2026 (Charlotte County Property Appraiser and Lee County Property Appraiser recorded-sale files, our analysis, latest 12 months of recorded sales).
Burnt Store Marina | Punta Gorda Isles | Burnt Store Isles | Heritage Landing | |
|---|---|---|---|---|
County | Lee | Charlotte | Charlotte | Charlotte |
Jurisdiction | Unincorporated Lee County | City of Punta Gorda | City of Punta Gorda | Unincorporated Charlotte County |
Gated | Yes, staffed 24 hours | No | No | See its guide |
Boating access | Harbor marina on Charlotte Harbor, unrestricted height at the slips | City canal grid, in the city's canal assessment district | Canals through a boat lock | No harbor access |
Golf | 27-hole course owned by the residents' association | See its guide | Twin Isles Country Club | Golf club community, Tern Bay community development district |
What the count covers | All homes: 37 houses and 69 condominiums | In-city sections | Single-family sales only | All recorded sales |
Recorded sales, 12 months | 106 | 344 | 72 | 138 |
Median recorded sale | $360,000 | $693,000 | $662,500 | $352,500 |
Sources: Charlotte County Property Appraiser and Lee County Property Appraiser recorded-sale files, our analysis, latest 12 months of recorded sales.
Burnt Store Isles, the similarly named canal community inside the city, reaches Charlotte Harbor through a boat lock; its $662,500 median counts only single-family sales, so compare it with Burnt Store Marina's $460,000 house median, not the blended figure. Heritage Landing is the closest match on price, but it is an inland golf club community in unincorporated Charlotte County with a community development district and no harbor access. A buyer who wants a canal behind the house and is open to a Cape Coral address should also read our Cape Coral guide, since Cape Coral begins at the community's southern edge. Directly north, Burnt Store Lakes is a separate Charlotte County plat with its own association.
Owning a Burnt Store Marina home costs Lee County property tax at 14.0825 mills for 2025 on the core district, Lee County solid waste for a house, the Section 22 master assessment, condominium or neighborhood dues where they apply, and any optional golf, fitness or marina charges. There is no community development district.
Data updated: September 2026 (Lee County Tax Collector 2025 bill and Lee County Property Appraiser 2026 TRIM notices; Lee County Solid Waste FY 2026 rates; PGI Section 22 pages, 2026 fitness club application and The Beacon, read September 26, 2026).
Layer | Amount | Period | Who bills it | Required or optional |
|---|---|---|---|---|
Lee County property tax, district 034 | 14.0825 mills total, 2025 adopted; 13.6738 mills proposed for 2026 | Annual, November bill | Lee County Tax Collector | Required |
Lee County solid waste | $381.11 per single-family home, 2025 | Annual, on the tax bill | Lee County | Required |
Section 22 master assessment | Not published; assessed equally per lot and dwelling unit | Annual, due January 1 | Section 22 through its manager | Required |
Amenity special assessment | $380 in 2025; association described 2026 as the final year | Annual | Section 22 | Ending |
Irrigation water | Not published; metered | Monthly | Section 22 | Required where metered |
Condominium or neighborhood association | Not published centrally; set by each sub-association | Per each budget | Each sub-association | Required where one exists |
Fitness, Racquet and Pool Club | $1,065 couple, $533 single, 2026 resident annual, tax included | Annual | Section 22 | Optional |
BSM Barking Lot dog park | $100 per household | Annual | Section 22 | Optional |
Burnt Store Marina Country Club | Not published online; 6.5% sales tax added | November 1 to October 31 | The club | Optional |
Platinum Point Yacht Club | Not published | Annual | The yacht club | Optional |
Marina wet slip or dry storage | Not published | Per Safe Harbor agreement | Safe Harbor Burnt Store | Optional |
Community development district | None | n/a | n/a | n/a |
Sources: Lee County Tax Collector 2025 bill; Lee County Property Appraiser 2026 TRIM notice; Lee County Solid Waste rates; PGI Section 22 home page, dog park page and 2026 resident membership application; Burnt Store Marina Country Club membership page; Safe Harbor Burnt Store.
The master association says it "collects an annual fee through its property manager to cover the maintenance of the common areas, roads, access systems and infrastructure," and gate staffing and patrol are paid for with residents' assessments. The recorded documents require the charge to be divided equally, "Each unimproved lot and dwelling unit shall be assessed equally," so a one-bedroom Keel Club flat and a Sunset Key house pay the same master share. The assessment does not run the golf course, the fitness center or the other purchased amenities, which the association's manager described as managed separately with their own budgets. The budget is adopted at a November board meeting, bills go out by early December, and assessments are due January 1.
Because the master assessment is not published, the only reliable figures for a specific home are the association's adopted budget and the estoppel certificate issued for the sale, which states the current assessment, any special assessment and any balance owed. The same is true of every condominium and neighborhood association's dues, and of any transfer fee, capital contribution or working-capital charge: none is published, and the estoppel certificate is where it would appear. We ask for both estoppel certificates, and both budgets, inside the inspection period on every Burnt Store Marina contract.
On January 26, 2017, 85 percent of voting members approved buying the golf course, clubhouse, fitness center, pool, tennis courts, irrigation system, two ten-acre parcels and the remaining community roads, and borrowing $5,000,000 on a ten-year note. Owners repaid it through a separate special assessment, $380 a year in 2025. The association's secretary reported in March 2026 that the loan was paid off in January, described 2026 as the final assessment year and said the remaining 2026 money would go to reserves. For a buyer closing in late 2026, the practical step is to confirm on the estoppel that no amenity special assessment carries into 2027.
The association's 2026 reports list the work it is carrying: a completed reserve study that flagged underground water systems as the top ten-year concern, about half a million dollars for two new irrigation wells over 900 feet deep, and a three-year, $1.5 million road resurfacing program finishing with Cape Cole Boulevard. A director describes the association as "a $6M to $7M a year enterprise" including amenity income. None of that is a special assessment on its face, but it is the context a buyer reads the master budget against.
Taxing authority | 2025 adopted (mills) | 2026 proposed (mills) |
|---|---|---|
Lee County General Revenue | 3.7623 | 3.7623 |
Public schools, local board and state law | 5.3190 | 5.2710 |
Burnt Store Area Fire Protection MSTU | 3.1700 | 2.8000 |
Lee County Unincorporated MSTU | 0.8398 | 0.8398 |
Library, water management, mosquito and other districts | 0.9914 | 1.0007 |
Total | 14.0825 | 13.6738 |
Source: Lee County Property Appraiser 2026 TRIM notice for a sampled homesteaded single-family parcel in Block 1005; the same district and proposed rates appear on a Harbor Towers unit's notice. On that sampled 2025 bill the assessed value was $513,166, ad valorem taxes were $6,649.19 and solid waste was $381.11, a combined $7,030.30 before the early-payment discount. It is illustrative only: your bill will be based on your purchase price and your exemptions, not the seller's.
Burnt Store Marina buyers fall under two different Florida disclosure regimes. The Section 22 master association is a Chapter 720 homeowners association, but about 1,212 units sit in Chapter 718 condominiums, and most detached homes are land condominiums. Which cancellation right you hold depends on what you are buying. This is information, not legal advice.
A Section 22 director has explained to residents that the master association is a homeowners association governed by Chapter 720 of the Florida Statutes. Beneath it, the Florida Department of Business and Professional Regulation's condominium roll lists 45 condominium filings inside the community totaling 1,777 units, which includes the 1,212 condominium units on the Lee roll and the detached-home land condominiums such as Sunset Key, Courtside Landings, Mariners Pass and Redfish Cove. Each of those is governed by Chapter 718. Section 720.401, the homeowners association disclosure statute, states that it does not apply to associations governed by Chapters 718, 719, 721 or 723. So the rules that protect you depend on the property:
Where Section 720.401 applies, four points from the statute matter. First, timing: the disclosure summary is meant to be delivered before the contract is signed. Second, on a resale, the seller supplies it to the prospective buyer. Third, the contract must carry the statutory clause in Section 720.401(1)(b) stating that the contract is voidable if the summary was not provided before execution. Fourth, if the summary was not delivered before signing, the buyer may cancel by written notice within 3 days after receiving it or before closing, whichever occurs first, and the statute says that right may not be waived. Read the text yourself at the Florida Senate's Section 720.401.
Under Section 718.503 as amended in 2026, a condominium resale contract is voidable within 7 days, excluding Saturdays, Sundays and legal holidays, after the buyer signs and receives the declaration, articles, bylaws, rules, the most recent annual financial statement and budget, and the frequently asked questions and answers document. The required package now includes the milestone inspection summary and the most recent structural integrity reserve study, or a conspicuous statement that one is not required or not complete. For a tower buyer in Burnt Store Marina, those last two documents are the most important pages in the stack.
A Burnt Store Marina sale usually needs two estoppel certificates: one from Section 22 under Section 720.30851 and one from the condominium association under Section 718.116. The Department of Business and Professional Regulation publishes the inflation-adjusted maximum fee, $299 for the certificate, with additional charges for expedited delivery or a delinquent account. A condominium may charge a transfer approval fee of no more than $150 per applicant under Section 718.112; Florida sets no equivalent cap for a homeowners association. Section 718.116 also makes a condominium buyer jointly and severally liable for the prior owner's unpaid assessments, which is why the estoppel figure has to be paid off at closing.
We read these documents with every buyer and flag what they say, but the legal effect of a declaration, an amendment or a cancellation clause on a specific contract is a question for your closing agent or a Florida real estate attorney. Treat this section as information, not legal advice, and confirm with your closing agent, attorney or insurance agent before you rely on any of it.
A Burnt Store Marina condominium buyer should check whether the building has three habitable stories or more, when it turns 30, whether its milestone inspection summary and structural integrity reserve study are done, and whether any special assessment has been voted or proposed to fund them. About 62 buildings in 14 associations reach three floors on the Lee roll.
Data updated: September 2026 (Lee County Property Appraiser cost cards and parcel layer; Florida Statutes 553.899 and 718.112; Sunset Pointe Towers association, read September 26, 2026).
Florida's milestone inspection law applies to condominium buildings "three habitable stories or more in height as determined by the Florida Building Code," with the first inspection due by December 31 of the year the building reaches 30 years of age, based on its certificate of occupancy, and every 10 years after. A local agency may move that to 25 years for buildings near salt water; whether Lee County has adopted that option was not published where we looked. The same three-story line triggers a structural integrity reserve study at least every 10 years covering the roof, structure, fireproofing, plumbing, electrical, waterproofing, windows and exterior doors, and for budgets adopted on or after December 31, 2024 owners may not waive or reduce reserves for those items. An existing association's first study was due by December 31, 2025, or by December 31, 2026 at the latest when paired with a milestone inspection due by then.
Building group | Units | Highest unit floor on the roll | Year built (roll) | Reaches 30, by roll year |
|---|---|---|---|---|
Harbor Towers | 120 | 8 | 1998 | 2028 |
Grande Isle Towers I and II | 112 | 7 | 2004 | 2034 |
Grande Isle Towers III and IV (Sunset Pointe Towers) | 104 | 7 | 2004 to 2005 | 2034 to 2035 |
Vista del Sol | 60 | 7 | 2003 | 2033 |
Tides at Marina Towers | 33 | 6 | 1990 | 2020 |
Marina South Shore | 123 | 3 | 1980 | 2010 |
Commodore Club | 96 | 3 | 1979 | 2009 |
Emerald Isle | 66 | 3 | 1997 to 1999 | 2027 to 2029 |
The Esplanade | 60 | 3 | 2005 | 2035 |
Marina North Shore | 48 | 3 | 1984 | 2014 |
Keel Club | 47 | 3 | 1983 | 2013 |
Rudder Club | 30 | 3 | 1981 | 2011 |
Halyard Club | 20 | 3 | 1982 | 2012 |
Spinnaker Club (the 16 flats) | 16 | 3 | 1982 | 2012 |
Source: Lee County Property Appraiser parcel layer and cost cards; Florida Statutes 553.899. This is a screen, not a legal finding: a roll floor count is not a Florida Building Code story determination, and the statute's clock runs from the certificate of occupancy, not the roll's year built.
First, the statute exempts "a single-family, two-family, three-family, or four-family dwelling with three or fewer habitable stories above ground," so Emerald Isle's three-unit buildings may fall outside it even though units sit on a third floor; ask the association how it has classified them. Second, eight groups on the list reached 30 before July 1, 2022 by their roll years, and the statute set an initial inspection deadline of December 31, 2024 for buildings in that position, so their reports should already exist. The benchmark is Sunset Pointe Towers, which publishes fully funded reserve studies from October 2025 and no debt; ask every other association for the same documents, and check the state's structural integrity reserve study reporting database.
Buying a Burnt Store Marina home does not include a boat slip. The marina is Safe Harbor Burnt Store, owned by Safe Harbor Marinas and, since April 30, 2025, part of Blackstone Infrastructure's portfolio. It is vested for 525 wet slips, rents space under its own agreements and publishes no rate sheet, so settle the slip before the house.
Data updated: September 2026 (Safe Harbor Burnt Store location page; Lee County CPA2007-54 case file and Ordinance 09-16; Lee County Property Appraiser records; Blackstone and Sun Communities releases, read September 26, 2026).
The homeowners own the golf course, the fitness and racquet club and the pool through Section 22; they do not own the marina. The Lee County Property Appraiser records a January 2017 sale of the marina parcel and related parcels to SHM Burnt Store LLC, a Safe Harbor entity, for $16,000,000. Sun Communities bought Safe Harbor in October 2020, and Blackstone Infrastructure completed its $5.65 billion acquisition on April 30, 2025. Slip and storage pricing is therefore set by a private company, not by the association.
Specification | Safe Harbor's published figure |
|---|---|
Wet slip length overall | 30 to 100 feet |
Maximum beam | 30 feet |
Maximum draft | 7 feet |
Maximum height | Unrestricted |
At the slip | Wi-Fi, dock boxes, parking, fresh water, pump-out, shore power, boat lifts |
Dry stack | Boats 20 to 40 feet, up to 16 feet high, 15 feet of beam and 15 tons, with valet launch and haul |
Office hours and fuel | 7:30 a.m. to 5 p.m. daily |
Source: Safe Harbor Burnt Store. The slip count rests on a legal document: a January 30, 1987 agreement with the state vested "a maximum of 323 wet spaces or 525 wet slips and 456 dry spaces," and a 2008 state final order confirmed it. Safe Harbor does not publish how many slips are in service while storm rebuilding continues.
"Unrestricted" height is why sailors keep boats here: no fixed bridge limits a mast between the slips and Charlotte Harbor in the operator's own specifications. We found no government document stating the route is bridge-free, so a buyer with a tall rig should confirm with the dockmaster for the specific slip. The 7-foot draft is the operator's limit, not a depth survey; read current NOAA charts and ask about low-water conditions before signing. The association describes the community as "only 10 miles from the Gulf of Mexico through the Boca Grande Pass," without saying whether those are statute or nautical miles.
Hurricane Ian "ripped entire Burnt Store docks apart," and Safe Harbor has rebuilt in stages since. Docks C and D were replaced and the north-basin wall finished by 2023, new floating docks were in by July 2025, and S dock was being demolished. In early 2026 the association's board wrote that Safe Harbor "has spent tens of millions of dollars" on repairs, with bulkheads and new docks still to replace over the next few years; that figure is the association's statement, not Safe Harbor's. Lee County rezoned about 9 acres of the marina in 2022 for up to 28,000 square feet of dry storage building area and racks up to 50 feet, and a dry slip redevelopment order was issued in 2025. No public source reports the rebuild complete, so ask the marina where your dock stands.
Ask Safe Harbor for availability and current terms for your boat's length, beam and draft before you write the offer, and make the inspection period long enough to get a written answer. If a listing claims a deeded slip, title counsel reads the legal description: the Tract C declaration reserved the seawall and a 24-foot strip to the developer "as a wet dockage rental area," and some Diamond Park lot descriptions carry an "assignment for dock access." Liveaboard terms are not published either; ask the marina office at 941-637-0083.
The association says the marina offers "a boat launch ramp," but neither it nor Safe Harbor publishes ramp fees or public-access terms. The "Burnt Store Boat Ramp" in most directories is a different facility, the City of Cape Coral's launch at 230 Burnt Store Road, about 8 miles and 13 minutes south by routing estimate, with $15 daily trailer parking.
Nothing club-related comes with a Burnt Store Marina home. The Section 22 association owns the 27-hole Burnt Store Marina Country Club and the Fitness, Racquet and Pool Club, but each is joined and paid separately, the private Platinum Point Yacht Club is separate again, and club memberships belong to people, not properties.
The club at 24315 Vincent Avenue is a 27-hole executive course by Ron Garl and Mark McCumber, played as three nines, Osprey (par 30), Pelican (par 31) and Heron (par 30), owned by the Section 22 association and managed by Troon. It says "Membership is open to everyone wherever you live." Membership starts with a Social Membership, to which Annual Golf or Seasonal Golf (November 1 to April 30) and a trail pass can be added; the membership year runs November 1 to October 31 and 6.5 percent sales tax is added. Dues are on the application at the clubhouse administration office, not online, so we do not estimate them. A seller's membership can be transferred to the buyer of the property on the club's transfer form, which is worth writing into the contract terms.
Plan, 2026 | Price, tax included |
|---|---|
Couple full membership, annual | $1,065 |
Single full membership, annual | $533 |
Couple seasonal, 4 consecutive months (residents only) | $799 |
Single seasonal, 4 consecutive months (residents only) | $399 |
Couple one month | $587 |
Single one month | $293 |
Source: 2026 Resident Membership Application. The club at 3085 Matecumbe Key Road has four tennis courts, eight cushioned acrylic pickleball courts, a heated pool and spa by The Resort and a fitness center open 5 a.m. to 10 p.m. by fob. Children 16 and under can be added to a membership. "All Club memberships are for people, not properties," so a buyer applies for their own and renters buy their own memberships or day passes.
Platinum Point Yacht Club at 3601 Cape Cole Boulevard is a private, member-financed, volunteer-run club founded in 1984 that says it averages 83 events a month in season; it offers Equity and Non-Equity memberships and publishes fees only in its membership packet. The association's fenced BSM Barking Lot dog park costs $100 per household a year, not per dog.
A Burnt Store Marina home is in one of two flood worlds: the harbor-front and marina-basin streets sampled FEMA Zone AE with an 8-foot base flood elevation, and the golf-course and interior streets sampled Zone X. Lee County's map governs, panel 12071C0070G, effective November 17, 2022, and Lee's flood program earns a 25 percent discount.
Data updated: September 2026 (FEMA National Flood Hazard Layer, 30 street-level points queried September 26, 2026; FEMA CRS Eligible Communities, April 1, 2026).
Street (sample point) | FEMA zone | Base flood elevation |
|---|---|---|
Sunset Key Circle | AE | 8 ft |
Matecumbe Key Road | AE | 8 ft |
Cape Cole Boulevard (4000 block) | AE | 8 ft |
Southshore Drive and Diamond Key Court | AE | 8 ft |
Courtside Landings Circle | AE | 8 ft |
Redfish Cove Drive and Sugarloaf Key Road | AE | 8 ft |
Pirates Lane, Key Largo Lane and Cobia Estates Drive | AE | 8 ft |
Islamorada Boulevard and Marianne Key Road | X, shaded (0.2 percent annual chance) | none |
Linkside Way, Romano Key Circle, Big Pass and Big Pine Lane | X, shaded | none |
King Tarpon Drive, Gaspar Key Lane and Dolphin Cove Drive | X, unshaded (minimal hazard) | none |
Source: FEMA National Flood Hazard Layer, community "Lee County Unincorporated Areas," ID 125124, with no map revisions inside the community. A street sample is not a parcel determination; look up the specific address at the FEMA Map Service Center. Points along the open-harbor shoreline and in the basins return AE 9 and, in one strip west of Sunset Key, AE 10; no sampled residential street fell in a coastal VE zone.
Zone AE is a Special Flood Hazard Area, so a federally backed mortgage requires flood insurance there. The 8-foot base flood elevation is the level the one-percent-annual-chance flood is expected to reach, and what sets the premium and the rebuilding rules is how high the lowest floor sits against it. That makes the elevation certificate the most useful flood document in a Burnt Store Marina purchase. For a condominium buyer, the building's elevation, not the unit's floor, drives the association's flood policy: a seventh-floor unit in an AE building shares in the cost of insuring the ground floor, so ask the association for its elevation certificate and its flood policy declarations page.
Zone X shaded marks the 0.2 percent annual chance floodplain and Zone X unshaded minimal hazard; neither requires flood insurance for a mortgage. But the whole community is in Lee County Evacuation Zone A, the association reported that the 2024 surges from Helene and Milton damaged "some houses," and Citizens Property Insurance requires flood coverage on all its remaining personal residential policies from January 1, 2027. Many Zone X owners will carry flood insurance soon regardless of the map. The effective map took effect seven weeks after Ian and does not reflect Ian's or 2024's surge.
Unincorporated Lee County is a Class 5 community in FEMA's Community Rating System, which takes 25 percent off National Flood Insurance Program premiums; FEMA's April 1, 2026 list shows Lee County, community 125124, at Class 5. After Ian, FEMA reviewed Lee's compliance and approved its corrective plan, and unincorporated Lee kept its discount. The county's page does not break out how the discount applies inside and outside the high-risk zones, so confirm it on your quote.
Florida's seller flood disclosure statute, Section 689.302, requires a written disclosure at or before contract covering flood-insurance claims, federal flood assistance and known flooding during the seller's ownership. It covers only the seller's own ownership period, so on a home that changed hands after 2022 it can be silent about Ian. 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 if the home is in a special flood hazard area below the minimum flood elevation, the buyer can terminate within 20 days of the effective date if the blank is left empty; miss that window and the contract says you accept the existing elevation and zone.
Hurricane Ian's eye made landfall near Punta Gorda on September 28, 2022, at an estimated 125 knots. The association's president wrote that the community was "right in the middle of the eye," and that "we did not receive the water surge that was predicted," while a sensor at Pirate Harbor, just north on the same shore, measured only 4.47 feet above mean higher high water. Wind and waves still destroyed marina docks and brought down trees, lanai cages and stairwells. In Milton in 2024, the National Hurricane Center found surge inundation of 5 to 8 feet in the northern portion of Charlotte Harbor. Every one of 10 points we checked returned Lee County Evacuation Zone A, which Lee may order out before a storm's effects arrive, and Burnt Store Road is the only way out. For repairs and remodels, Lee County applies the 50 percent rule: work costing 50 percent or more of the market value of the structure, land excluded, must meet current flood rules. On an older AE-zone house with a low structure value, a large remodel can cross that line, so get the permit history before you plan the kitchen.
Insurance on a Burnt Store Marina home is priced property by property: the flood premium turns on the lowest floor against an 8-foot base flood elevation or a Zone X map, the wind premium on roof, openings and documented mitigation, and condominium owners share the building's master policy. No average premium is published.
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." Shingle roofs older than 25 years and tile, metal or other hard roofs older than 50 years need documentation of at least five years of remaining useful life. Most Burnt Store Marina homes date from 1979 to 2005, so on a house purchase the four-point is close to universal. Order it with the general inspection so the result arrives inside the inspection period.
Citizens now ties wind coverage to flood coverage. New personal-lines policyholders in FEMA's Special Flood Hazard Areas have had to carry flood insurance since April 1, 2023, and the rule has phased in by dwelling replacement cost outside those areas, reaching all remaining policies on January 1, 2027. In Burnt Store Marina terms, an AE 8 house on Citizens has needed flood coverage since 2023, and a golf-side Zone X house on Citizens will need it by January 1, 2027. Section 627.351 also makes a dwelling ineligible for Citizens once its replacement cost reaches $700,000, which matters on Sunset Key and the larger platted homes. How the rule applies to a condominium unit-owner policy is a question for your insurance agent before you close.
Each condominium association insures its own buildings and funds its own reserves through its dues, separate from the Section 22 assessment. The practical questions are the same in every building: what the master policy covers, what its wind and flood deductibles are, what the owner must insure inside the unit, and whether a special assessment is pending. In a condominium the windows, doors and roof often sit on the association's side of the insurance ledger, so ask the association what it has replaced since Ian.
A wind-mitigation inspection records roof covering, roof-to-wall connections, a secondary water barrier and opening protection, and Section 627.711 requires insurers to disclose the discounts those features earn. On a house with a newer roof, straps or impact openings, it is usually the cheapest premium reduction available. Adding hurricane shutters in Burnt Store Marina needs a Section 22 Architectural Review Committee application, and a condominium owner also needs the building association's approval. The state's My Safe Florida Home grants require an existing homestead exemption, so a new buyer cannot use them at closing, though they can become useful once homestead is in place.
We ask for binding homeowners, wind and flood quotes inside the inspection period on every Burnt Store Marina home, not after it. A roof or electrical panel that fails an insurer's criteria is a negotiating point on day ten and a lost deposit on day forty. Insurance terms change often; treat this as information and confirm with your insurance agent before you rely on it.
A Burnt Store Marina 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, Lee County recording charges, lender, title and inspection costs, prorated taxes, and estoppel charges from Section 22 and any condominium association. Who pays the owner's title policy is a contract choice.
Data updated: September 2026 (Florida Statutes 2026, Florida Department of Revenue and Florida DBPR estoppel fee schedule, retrieved September 24, 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. The $2,450 cap that circulates online applies to the promissory note, not 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 is customarily a seller cost in Florida, but the contract decides.
On a $360,000 purchase, the Burnt Store Marina all-homes median, with a $288,000 loan at 80 percent, the mortgage stamps are $1,008 and the intangible tax is $576, so $1,584 in state taxes on the loan before recording, lender fees or title. That 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 print a fixed Lee County custom, because no published primary source we read settles it. Paragraph 9(c) of the Florida Realtors and Florida Bar AS IS contract makes the parties check one of the boxes 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.
Expect an estoppel fee from Section 22 and, on a condominium or land-condominium home, from that association too, each capped by the Department of Business and Professional Regulation's adjusted schedule at $299 before expedited or delinquency charges. A condominium can also charge a transfer approval fee of up to $150 per applicant. Any master-level capital contribution or transfer fee is not published and would appear on the Section 22 estoppel.
Florida property taxes are paid in arrears, so the seller credits the buyer for the part of the year they owned the home, using the Lee County Tax Collector's bill. Budget separately for a general inspection, a four-point and wind-mitigation report on a house, a wood-destroying organism report, an elevation certificate if none is on file, and a survey if your lender or title company wants one. The deed records with Lee County, while the final water and sewer bill comes from Charlotte County Utilities. Confirm every figure with your closing agent, attorney or insurance agent before closing.
Burnt Store Marina property taxes reset after a sale: the Save Our Homes cap does not transfer to a buyer, so your first full bill is based on market value. The core Lee County tax district, 034, carried a 2025 adopted total of 14.0825 mills, with 13.6738 mills proposed for 2026, before exemptions and before the solid waste charge.
Data updated: September 2026 (Lee County Property Appraiser 2026 TRIM notices and Lee County Tax Collector 2025 bill, read September 26, 2026; Florida Statutes 2026).
Sampled Burnt Store Marina parcels carry Lee County millage code 034, "Burnt Store Area Fire MSTU." The biggest proposed change for 2026 is the fire unit, from 3.1700 to 2.8000 mills. There is no community development district and no road or lighting benefit unit on the sampled bill, because the association maintains the private roads and street lights. Vista del Sol and The Resort carry a different Lee district code, so a buyer there reads that unit's own bill. How the solid waste charge is applied to condominium units was not on a public bill we could read, so ask for the unit's prior-year bill.
To claim homestead you must hold title, be a Florida resident and make the home your permanent residence on January 1, and file by March 1 with the Lee County Property Appraiser, not Charlotte County's. 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.
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. Budget from your purchase price and the current millage, not from the seller's bill. Section 689.261 requires the contract to warn you of exactly that.
If you are leaving another Florida homestead, you can carry part of its Save Our Homes benefit to a Burnt Store Marina home if you establish the new homestead within three years of January 1 of the year you left the old one, filing the portability form with your homestead application by March 1. A 2026 law changes Section 193.155(8) from "the immediate prior homestead" to "the prior homestead" starting with the 2027 roll; how the Department of Revenue will apply that is not yet published. If you are selling a Florida homestead to buy here, see how we sell a Burnt Store Marina home or read how we represent buyers so the portability timing works on both sides.
Amendment 3 is on the November 3, 2026 ballot. If 60 percent of voters approve it, 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, according to the Charlotte County Property Appraiser's published summary of the statewide measure. The school exemption would stay at $25,000, and non-ad valorem charges would not change. Tax treatment is information, not advice; confirm your own position with the Lee County Property Appraiser or your tax adviser.
Since August 17, 2024, a Burnt Store Marina buyer must sign a written agreement with their agent before touring a home, and that agreement must state a compensation amount that is objectively ascertainable and fully negotiable. Offers of compensation no longer appear on the MLS, and a seller may still agree to pay some or all of it.
Data updated: September 2026 (National Association of Realtors and Florida Realtors settlement guidance, checked September 24, 2026; Southwest Florida MLS Matrix, pulled September 26, 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. 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, and the letters matter because they decide what your agent owes you. The single agent version includes a clause that compensation the broker receives from a seller or seller's broker reduces what the buyer owes, and a 30-day protection period by default. The CASSB-1 form handles compensation offered by a seller or seller's broker 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 a Burnt Store Marina 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. In a market where the median MLS sale closed at 94.1 percent of list after 247 days, asking a seller to contribute is a normal part of the negotiation, not a favor.
We find the right Burnt Store Marina home by screening every address for the costs a listing photo never shows: the Lee tax district, the FEMA zone and elevation, the building's milestone and reserve position, both association layers, roof age against the insurer's rules and the slip question. Then we tour the few that survive.
We start with the full monthly carrying cost you are comfortable with: property tax at the post-sale value, homeowners, wind and flood insurance, the Section 22 assessment and any building dues once the estoppel states them, the memberships you actually want, a slip if you boat, and the mortgage payment at today's rate. A $275,000 walk-up unit and a $460,000 land-condominium house can carry very different insurance and dues lines, and that is usually where the decision sits.
We match your list to the building types above: harbor tower, basin walk-up, lake condominium, golf villa, land-condominium house or platted lot. Many buyers arrive wanting a harbor view and leave with a lake or golf home that fits the budget and the insurance better, or the other way round once they see what a Zone X house costs to insure against an AE unit.
For every address that survives the shortlist we pull the Lee County folio and cost card, the tax district code, the FEMA zone and panel, any elevation certificate on file, the permit history since Ian, the association documents where they exist, the building's milestone row in the table above, and the recorded sales in the same building or land-condominium neighborhood. Listings we hear about before they reach the market go through the same screen.
A Burnt Store Marina tour covers the building's exterior, stairwells and roof access, the parking and storage, the pool or clubhouse the unit can use, the view class the county records, the walk to the marina or the course, and for a house the roof, the electrical panel and the lanai cage. We bring the address file so you are not guessing, and we note what to ask the association before the offer.
We negotiate Burnt Store Marina purchases on the market's evidence: of the 30 MLS-labeled closings of the latest year, only one sold at full list price, seven sold below 90 percent of list, and 18 took more than 180 days. A home that has sat is negotiable; a fresh, correctly priced unit in a well-funded building is not.
Data updated: September 2026 (Southwest Florida MLS Matrix, Development is Burnt Store Marina, 30 closings from September 27, 2025 to September 26, 2026, pulled September 26, 2026, our analysis of sale-to-list and days on market).
Sale price as a share of list | Closings | Days on market | Closings |
|---|---|---|---|
At list price | 1 | 90 days or fewer | 8 |
95 to 99.9 percent of list | 11 | 91 to 180 days | 4 |
90 to 94.9 percent of list | 11 | 181 to 365 days | 10 |
Below 90 percent of list | 7 | More than 365 days | 8 |
Source: Southwest Florida MLS Matrix, our analysis. The median sale-to-list ratio was 94.1 percent and the median days on market 247. Several of the deepest discounts were on long-listed tower units: a Grande Isle IV unit closed at $895,000 against a $1,095,000 list after 830 days, and a Grande Isle III unit at $775,000 against $849,000 after 1,102 days.
We price from Lee County recorded sales in the same building or land-condominium neighborhood, on the same water class and from the same era, not from an automated estimate. Where the county record shows a sale that never reached the MLS under the Burnt Store Marina label, which is most of them, we include it. That is how a buyer avoids paying a 2022 price in a 2026 market.
On the Florida AS IS contract the inspection period is 15 days by default and it is the buyer's main walk-away right; in Burnt Store Marina we set it long enough to receive both estoppels, the condominium document package, the insurance quotes and, for a boater, Safe Harbor's written slip terms. The initial deposit is due within 3 days and the additional deposit within 10 if the blanks are left empty, and the loan approval period defaults to 30 days. We set those dates deliberately rather than accepting the blanks.
A reserve study that shows underfunding, a milestone report with required repairs, a special assessment under discussion, a roof that fails the insurer's age rule, a missing architectural approval for a past exterior change, or a flood elevation below the base flood elevation are all negotiating points, and they carry more weight inside the inspection period than after it. A seller who holds a transferable country club membership is also a point in your favor, since the club allows the transfer to the buyer of the property.
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, financing or flood provisions, or within the condominium's 7-day window after you receive the document package. We calendar every deadline in writing on day one.
Burnt Store Marina 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 Lee County, the national floor. Every Burnt Store Marina purchase is a resale, so there are no builder rate incentives to weigh.
Data updated: September 2026 (Freddie Mac Primary Mortgage Market Survey, September 24, 2026; FHFA and HUD 2026 loan limits, retrieved September 24, 2026).
Freddie Mac's Primary Mortgage Market Survey put the 30-year fixed at 7.03 percent on September 24, 2026, against 6.30 percent a year earlier. That is why we build the full monthly number for each shortlisted address, including the association layers and insurance, rather than comparing prices alone.
Loan program, one-unit, 2026 | Lee County | Charlotte County |
|---|---|---|
Conforming limit (FHFA) | $832,750 | $832,750 |
FHA limit (HUD) | $541,287 | $541,287 |
Neither Lee nor Charlotte appears on HUD's 2026 list of areas above the FHA floor, so both sit at the national floor. By our count of the Lee County file, 88 of the 106 recorded Burnt Store Marina sales of the latest year were at or below the FHA limit of $541,287. Eight sales were above the $832,750 conforming limit: four Sunset Key homes, two platted Section 22 homes, the Sugarloaf Key home and the $895,000 Grande Isle unit, so a buyer at the top of this market should ask the lender early about loan size.
A condominium loan depends on the building as well as the buyer. Lenders ask for the association's budget, insurance, reserves and any pending special assessment, which in a post-Surfside building means the milestone summary and the structural integrity reserve study. Ask your lender at pre-approval what it needs from the specific association, and set the loan approval period in the contract to allow for it.
Search data shows buyers asking it. A zero-down loan depends on the buyer's eligibility for a specific program and the lender's approval of the property, and for a condominium, of the building. We do not quote program terms on this page; ask your lender what applies to you, and we will match the shortlist to what the lender will finance.
Daily life in Burnt Store Marina runs through a staffed gate to the marina, the golf course, the courts and the yacht club, with three restaurants inside the gates. Downtown Punta Gorda is about 24 to 25 minutes away by routing estimate, Punta Gorda Airport 24 to 26 minutes, and the nearest full hospital about 30 minutes.
The main gatehouse on Burnt Store Road is staffed 24 hours a day by Platinum Group Security under contract to Section 22; trucks and marina traffic use the commercial gate at Matecumbe Key Road and Vincent Avenue, and a resident-only barcode gate at Cape Cole Boulevard admits cars only. The association calls Burnt Store Marina "a gated community with publicly available services," and counted about 500,000 vehicle entries in 2025, because the public comes in for the country club, Linkside Cafe, Cass Cay Restaurant and Bar on the marina waterfront, The Trading Post deli and store, the yacht club's events and the marina. The Bicycle Group rides Monday to Saturday at 7:30 a.m., the Burnt Store Anglers have more than 150 members, and a farmers market sets up every Friday from 9 a.m. to 1 p.m. in the yacht club's parking lot.
The association counted 1,906 homeowners in July 2025. No federal survey breaks out owner age or residency for this community alone, and we do not invent one, but the records show many owners are seasonal: after Ian, a resident article on the Grande Isle I and II towers noted that "only 17 of the 112 homeowners were year-round residents." Burnt Store Marina is not age-restricted at the master level: the Section 22 bylaws define a living unit as intended for "one family or household," and the fitness club sells child add-on memberships. Each condominium's own declaration governs its building, so ask the association in writing.
Every one of 53 points we tested inside the gates returned the same School District of Lee County assignment: Elementary Zone A, Middle Zone AA and High School West sub-zone 2, where families rank schools in Cape Coral and North Fort Myers during Open Enrollment and placement is by lottery. The 2026 grades include Trafalgar Elementary and Challenger Middle at A, Hector A. Cafferata Jr. K-8 and Mariner Middle at B, and North Fort Myers High at A, Cape Coral High and Ida S. Baker High at B, and Mariner High and Island Coast High at C. The nearest zoned school, Mariner High, is about 7 miles away in a straight line, so no Burnt Store Marina address qualifies for the district's two-mile proximity preference. The district accepts a mortgage acceptance letter with a closing date within 30 days of the student starting school as proof of address.
Punta Gorda's hospital is gone: ShorePoint Health Punta Gorda closed for good after the 2024 hurricanes. The nearest emergency room is HCA Florida Cape Coral Emergency on SW Pine Island Road, about 13 miles and 22 to 24 minutes away, and the nearest full hospital is Lee Health's Cape Coral Hospital, about 16 to 17 miles and 29 to 30 minutes. AdventHealth is pursuing a Punta Gorda campus at Jones Loop Road that would be about 17 to 19 minutes away if built, and HCA Florida plans a Cape Coral hospital expected to be operational by 2029. Lee Health's website says its hospitals and physicians will be out of network with UnitedHealthcare from January 1, 2027, which a buyer on a UnitedHealthcare Medicare Advantage plan should check before choosing a Lee County address.
Destination | Distance | Drive time |
|---|---|---|
Downtown Punta Gorda | 14.3 to 14.5 miles | about 24 to 25 minutes |
Punta Gorda Airport | 14.0 to 14.4 miles | about 24 to 26 minutes |
Publix Burnt Store Marketplace, Punta Gorda | 9.3 miles | about 13 minutes |
Cape Coral City Hall | 15.1 to 16.1 miles | about 27 to 29 minutes |
Downtown Fort Myers | 20.3 to 21.4 miles | about 37 to 38 minutes |
Lynn Hall Memorial Park, Fort Myers Beach | 29.6 miles | about 50 minutes |
Southwest Florida International Airport | 43.2 to 43.5 miles | about 50 to 59 minutes |
Source: free-flow estimates from the open-source OSRM and Valhalla routing engines from the marina or the Islamorada Boulevard entrance, computed September 26, 2026. They do not include season traffic or a crash on the two-lane stretch of Burnt Store Road, so treat them as best case. By boat, the barrier-island beaches are much closer.
Water and sewer come from Charlotte County Utilities' Burnt Store plant, about three-quarters of a mile north of the main gate, not from Lee County. Fire protection is Lee County's Burnt Store fire taxing unit, served by contract with the City of Cape Coral Fire Department; Lee County EMS answers medical calls; and the Lee County Sheriff's Office handles law enforcement. The association's instruction is to call 911 and "identify yourself as Lee County." Electric and internet providers vary by address, so read them off the seller's bills.
The changes that will affect a Burnt Store Marina owner are on Burnt Store Road: an approved but unfunded four-lane widening past the community, a $3 million shoulder and rumble-strip project, a 354-unit mixed-use plan across the road, a planned grocery-anchored center to the north and thousands of approved homes on the Charlotte corridor.
FDOT approved a four-lane divided design for the 5.7-mile Lee County stretch from Van Buren Parkway to the county line on August 5, 2025, expandable to six lanes, with 10-foot shared-use paths and a Continuous Green T signal at Vincent Avenue. The preliminary total is $189,855,000. Right-of-way and construction were unfunded in the latest official documents, and no firm construction year has been set. Meanwhile Lee County authorized a $3 million contract in May 2026 for paved shoulders, turn lanes, rumble stripes and guardrail from Delilah Drive north to Vincent Avenue, with work starting in June 2026.
Charlotte County rezoned 41.314 acres at 17150 Burnt Store Road, about 0.7 mile north of the community, to Commercial General on July 28, 2026, and press coverage says the owners plan a Publix-anchored center; no lease, site plan or opening date is on record. Across Burnt Store Road, Lee County approved the Burnt Store Mixed-Use Development in 2024 for 354 multifamily units with commercial and light industrial space; no construction start has been announced. Farther north on the Charlotte side, recent approvals add up to thousands of homes, which means more traffic on the road Burnt Store Marina residents take to Punta Gorda.
Vincent Avenue is "technically in two counties," and FDOT noted differing opinions on who maintains it. At a joint planning meeting in February 2025, officials discussed a special benefit unit or a Lee taxing unit for Burnt Store Marina properties to fund the Lee portion; no decision is recorded, and we have found no later action. A buyer should ask the association whether anything has changed.
Burnt Store Marina suits many seasonal buyers: the master rules allow renting, the gate is staffed while you are away, and a condominium can be locked and left. The limits come from each building's declaration, which sets the minimum lease and pet rules, and from the gate's renter registration, so read both first.
The Section 22 restrictions bar trade or business use but say the rule does not prevent "an owner of a building from renting said property for residential use." The master documents set no minimum lease term; each condominium's declaration does, and Sunset Pointe Towers, for example, lists a 30-day minimum. Renters must be registered with the gate on the Renters Gate Access Form, and renters staying longer than two months can apply for a self-terminating barcode at $30 per season.
"All Club memberships are for people, not properties," so renters buy their own fitness club memberships or day passes. The country club lets owners of rental units buy social and golf memberships for the unit, with tenants signed up for temporary renter's cards. A slip stays a Safe Harbor contract whether you rent the home or not.
A seasonal owner should plan for hurricane season away from the home: Evacuation Zone A, the association's architectural approval for shutters, and a building association's own storm procedures. The association's volunteer emergency response team had 25 members in March 2026, and 23 defibrillators are placed around the community. Florida homestead requires permanent residence on January 1, so a seasonal owner who keeps a primary home elsewhere budgets taxes without the homestead exemption and under the 10 percent non-homestead cap.
Many Burnt Store Marina 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 portable Save Our Homes savings into the new Burnt Store Marina home if the timing is right. We run both sides together.
If your current home is already inside the gates and you are moving between buildings, start by finding out what your Burnt Store Marina home is worth, priced from Lee County recorded sales in your building or neighborhood. If you are ready to list, our guide to selling your home in Burnt Store Marina explains how we market towers, walk-ups and land-condominium homes. Call Jesse direct at (239) 898-6072.
If your current home is in the city, our Punta Gorda home valuation and our guide to selling your home in Punta Gorda cover the Charlotte County side, where the tax bill, the flood map and the canal assessments differ from Burnt Store Marina's. For the wider area picture, start with our Punta Gorda area guide.
A custom Burnt Store Marina listing alert tells you about the right unit the day it reaches the market. Because many Burnt Store Marina condominiums list under their own building name rather than the community label, an alert built on the right building names catches homes a generic search misses.
Price and bedrooms are the least useful filters in Burnt Store Marina. The ones that matter are the building or neighborhood name, because the dues, the reserves and the milestone position travel with it; the water class, because harbor, basin, lake, golf and dry frontage are different markets; the floor count, because it decides whether the milestone and reserve rules apply; and the year built, because it drives the four-point and roof rules. We set those filters with you.
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 Marina buyer consultation form.
The Burnt Store Marina buyer consultation is a working session, not a sales meeting: we take your monthly carrying number, match it to the buildings that fit once taxes, insurance and both association layers are counted, flag milestone or reserve questions, and give you the document list. There is no charge and no obligation.
A carrying-cost model for two or three specific Burnt Store Marina buildings or neighborhoods, the recorded comparables for the homes you are considering, the FEMA zone and tax district for any address you name, a first pass at insurability from roof age and year built, the milestone row for any condominium building, and an estimate of your cash to close from the statutory rates on this page.
Your timing, whether you are financing and with which product, whether you intend to homestead, whether you are selling a Florida home and might have portability to carry, whether you boat and what the boat's length, beam, draft and height are, whether golf, courts or the yacht club matter to you, and which buildings you have already seen.
Use the Burnt Store Marina buyer consultation form at the top of this page, read 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, and Jesse and Marc handle their own buyers.
McGreevy and Comisar are a top-reviewed Burnt Store Marina buyer team, and you can read every review on our Google Business Profile. The quotes below are genuine five-star Google reviews from buyers we represented, reproduced word for word. They do not name Burnt Store Marina, and we have not trimmed or tailored them to fit this page. We publish no aggregate rating figure anywhere on this site.
★★★★★ "Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process." Verified Google review
★★★★★ "Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house." Verified Google review
★★★★★ "He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!" Verified Google review
These are the Burnt Store Marina questions a buyer will ask that no primary source we could read in September 2026 answered. We would rather name the gap and the document that closes it than print a number from a listing sheet or a portal; each is settled before closing by asking for the right paper.
Get pre-approved or confirm your cash, sign a written buyer agreement before touring, and screen each address for its Lee County tax district, FEMA zone, building milestone position and association layers. Write the offer on the Florida AS IS contract with an inspection period long enough to receive both estoppel certificates and the condominium documents, get insurance and slip quotes inside that period, then close with a title company once financing and title are clear.
Burnt Store Marina is in unincorporated Lee County, even though its mailing address is Punta Gorda, Florida 33955. The U.S. Census geocoder places a Matecumbe Key Road address in Lee County and in the Burnt Store Marina census-designated place, and the association tells residents who call 911 to identify themselves as Lee County. Lee County taxes the home, maps its flood risk and issues its permits.
No. Burnt Store Marina sits on the Lee side of the county line, which runs along Vincent Avenue at the community's north edge. Charlotte County begins across that line, and Burnt Store Lakes, directly north, is a separate Charlotte County plat. The confusion comes from the Punta Gorda mailing address and from water and sewer, which Charlotte County Utilities does supply to Burnt Store Marina.
Neither city. The mailing city is Punta Gorda and the ZIP is 33955, but Burnt Store Marina is unincorporated Lee County, outside both city limits. The City of Cape Coral adjoins it to the south, and the Census Bureau files the area in the Cape Coral county subdivision, a statistical label that is not the city. A buyer pays Lee County taxes and uses Lee County services.
Yes. The main gate on Burnt Store Road is staffed 24 hours a day, seven days a week, by Platinum Group Security under contract to the Section 22 association. Trucks and marina traffic use the commercial gate at Vincent Avenue and Matecumbe Key Road, and the Cape Cole gate is residents only, cars only, by barcode. Guests are pre-authorized through the automated Gatekeeper system.
Partly. The association's board calls Burnt Store Marina "a gated community with publicly available services": the public may come in for the country club, Linkside Cafe, Cass Cay, The Trading Post, Platinum Point Yacht Club events and Safe Harbor's marina. The board counted about 500,000 vehicle entries in 2025. Residents pre-authorize private guests, and open houses must be registered with the gatehouse in advance.
No single owner. Each home is privately owned; the Punta Gorda Isles Section 22 Homeowners Association owns the common areas, roads, gates, golf course, Linkside Cafe, fitness center, pool and irrigation system; and the marina belongs to Safe Harbor Marinas, recorded as SHM Burnt Store LLC after a January 2017 purchase at $16,000,000. Blackstone Infrastructure completed its acquisition of Safe Harbor on April 30, 2025.
There are two layers. The Section 22 master association charges an annual assessment, equal for each lot and dwelling unit and due January 1, covering common areas, roads, gates and infrastructure; it does not publish the amount, which appears on its adopted budget and the estoppel certificate. Most homes also belong to one of the 47 sub-associations, and each sets its own dues in its own budget.
No. The Section 22 assessment covers the common areas, roads, gates and infrastructure. Golf, the Fitness, Racquet and Pool Club, marina slips and the yacht club are each optional and paid separately. Burnt Store Marina Country Club says membership "is open to everyone wherever you live," and the fitness club's 2026 resident annual membership is $1,065 for a couple and $533 for a single, tax included.
No, not at the master level. The Section 22 declarations, bylaws and rules contain no age restriction; the bylaws define a living unit as intended for "one family or household," and the fitness club sells child add-on memberships. Each condominium's own declaration governs its building, and not every one is posted online, so ask the building's association in writing before you write an offer.
The association says "approximately 1920 residences." Our count of the Lee County roll finds 1,877 homes, 1,212 condominium units and 665 houses, plus 21 vacant residential lots. Florida's condominium roll lists 45 condominium filings inside the community with 1,777 units, a figure that counts the detached-home land condominiums as well as the towers and walk-ups.
In the 12 months of recorded sales to August 7, 2026, Burnt Store Marina houses sold at a median of $460,000 across 37 Lee County recorded sales, and condominium units at a median of $275,000 across 69, for a $360,000 median overall. The 30 sales labeled Burnt Store Marina on the MLS in the year to September 26, 2026 had a median of $323,750.
A condominium from the first building era. In the latest year 30 of the 69 recorded condominium sales were under $250,000, at a $207,500 median, and the Keel Club's 593-square-foot units recorded a $195,000 median. Read the building's age, reserves and any special assessment before treating a low price as a bargain, because many of those buildings are past 30 years old.
They have fallen from the peak. Recorded condominium sales ran at a median of $408,000 in 2023, $359,500 in 2024, $300,000 in 2025 and $275,000 on 53 sales in 2026 through August 7. The 53 sales already approach 2025's full-year 61, so units are selling, at lower prices, and buyers are reading each building's reserves before they offer.
It is a buyer's market by the numbers: the 30 MLS-labeled closings of the latest year took a median 247 days and sold at a median 94.1 percent of list, and the condominium median is about a third below its 2023 peak. Whether a specific unit is a good buy depends on its building's milestone inspection, reserve study and special assessment position.
Very few. Burnt Store Marina is essentially built out: none of the 106 recorded sales in the latest 12 months was a builder's first sale, and the Lee roll carries only 21 vacant residential lots. Lee's Burnt Store Marina Village land-use category allows 160 homes and 145 hotel units on the marina core, but only through a planned development rezoning, and we found none on file.
Partly. On Lee County's FEMA panel 12071C0070G, effective November 17, 2022, the harbor-front and marina-basin streets we sampled are Zone AE with an 8-foot base flood elevation, rising to 9 and 10 feet along the open-harbor edge. The interior golf streets sampled Zone X. An elevation certificate and the FEMA Map Service Center settle any single address.
In Zone AE, a special flood hazard area, a federally backed mortgage requires it. Citizens Property Insurance has required flood coverage on its special-flood-hazard-area policies since 2023 and reaches every remaining personal residential policy on January 1, 2027, so many Zone X owners on Citizens will need it too. Unincorporated Lee County's Class 5 rating gives a 25 percent NFIP discount.
Every point we tested in Burnt Store Marina returned Lee County Evacuation Zone A, including the highest interior ground on King Tarpon Drive and Dolphin Cove Drive. Lee may order Zone A out before a storm's effects arrive, and Burnt Store Road is the way out. Zone A is an evacuation zone, not a flood zone, so a Zone X house is still told to leave.
Ian's eye made landfall near Punta Gorda on September 28, 2022, and the association's president wrote that the community was "right in the middle of the eye." Surge was lower than forecast, 4.47 feet above mean higher high water at the nearest gauge in Pirate Harbor, but wind and waves destroyed marina docks and damaged roofs, lanai cages and stairwells.
If the home is more than 20 years old and you will insure with Citizens, yes, and most private insurers ask for one on older homes too. Most Burnt Store Marina homes date from 1979 to 2005, so on a house purchase the four-point is close to universal. Order it with the general inspection so the result arrives inside the inspection period.
Safe Harbor does not publish its slip or dry storage rates; it prices on inquiry. Its wet slips take boats 30 to 100 feet long with a 30-foot beam and 7-foot draft, and it lists height as unrestricted. Ask for current terms for your boat before you write the offer, and make the inspection period long enough to get the answer in writing.
No. Buying a home does not include a slip, and the Section 22 assessment does not pay for one. Marina space is rented from Safe Harbor under its own agreements. A few legal descriptions, such as some Diamond Park lots, carry an assignment for dock access, and title counsel reads the legal description to confirm exactly what conveys with a specific property.
Most boat storage at Burnt Store Marina is rented from Safe Harbor, not sold. The Tract C declaration reserved the seawall and a 24-foot strip along it to the developer as a wet dockage rental area, and the marina parcel now belongs to Safe Harbor, not the homeowners. If a listing advertises a deeded slip, have title counsel read the recorded documents before you pay for it.
Safe Harbor lists maximum height as unrestricted for its wet slips, transient slips and haul-out, which is why sailors keep boats here, and the marina opens onto the east side of Charlotte Harbor. We found no government statement on bridges for the route, so a tall-masted owner should confirm clearances with the dockmaster and on the current NOAA chart before buying for the boat.
The association describes the community as "only 10 miles from the Gulf of Mexico through the Boca Grande Pass." It does not say whether those are statute or nautical miles, and we found no government source that gives a distance, so plot the route on NOAA's Charlotte Harbor chart. Residents name Cayo Costa's Gulf beaches among their regular boat runs.
The association says the marina "offers wet and dry storage in addition to a boat launch ramp," but neither it nor Safe Harbor publishes ramp fees or public-access terms, so ask the marina office. Do not confuse it with the City of Cape Coral's Burnt Store Boat Ramp at 230 Burnt Store Road, a separate public launch about 13 minutes south with $15 daily trailer parking.
Yes. Burnt Store Marina Country Club plays a 27-hole executive course by Ron Garl and Mark McCumber in three nines: Osprey, Pelican and Heron. Owners approved buying it in January 2017, and the association's later materials date its operation of the club to 2020. The club is owned by the Section 22 association, managed by Troon, semi-private, and open to non-residents.
It can. Burnt Store Marina Country Club says a membership can be transferred to the buyer of the property using its transfer form. The membership year runs November 1 to October 31, so the timing of your closing around renewal matters. The Fitness, Racquet and Pool Club is different: its memberships belong to people, not properties, so a buyer applies for a new one.
Yes. The association's Fitness, Racquet and Pool Club at 3085 Matecumbe Key Road has eight cushioned acrylic pickleball courts, four tennis courts and a fitness center open 5 a.m. to 10 p.m. by fob, and a heated pool and spa sit at the entrance to The Resort. It is a paid membership club, and several condominium associations keep their own pools as well.
Yes at the master level: the Section 22 restrictions allow dogs, cats and other household pets not kept for commercial purposes, and dogs must be leashed outdoors under Lee County law and community rules. The fenced BSM Barking Lot dog park costs $100 per household a year. Condominium associations may set stricter limits on number or size, so check the building's rules.
At the master level, yes: the Section 22 restrictions say the no-business rule does not prevent "renting said property for residential use." Renters must be registered with the gate, and each condominium sets its own minimum lease; Sunset Pointe Towers, for example, states a 30-day minimum. Read the specific building's declaration and rules before you buy with rental income in the plan.
Three sit inside the gates: Cass Cay Restaurant and Bar on the marina waterfront at 3200 Matecumbe Key Road, The Trading Post deli and store beside the ship's store, and Linkside Cafe at the country club clubhouse, all open to the public. The nearest supermarkets are two Publix stores about 13 to 14 minutes away, and a Publix-anchored center is planned about 0.7 mile north.
The School District of Lee County, not Charlotte's. Every point we tested returned Elementary Zone A, Middle Zone AA and High School West sub-zone 2, where families rank schools in Cape Coral and North Fort Myers during Open Enrollment and placement is by lottery. The nearest zoned school is about 7 miles away in a straight line, and district buses serve the zones.
The closest emergency room is HCA Florida Cape Coral Emergency on SW Pine Island Road, about 13 miles and 22 to 24 minutes away. The nearest full hospital is Lee Health's Cape Coral Hospital, about 16 to 17 miles and 29 to 30 minutes. ShorePoint Health Punta Gorda closed after the 2024 hurricanes, and AdventHealth plans a freestanding emergency department at Jones Loop Road.
By car, Lynn Hall Memorial Park on Fort Myers Beach is about 30 miles and 50 minutes, Englewood Beach about 61 minutes and Gasparilla Island State Park in Boca Grande about 78 minutes, based on free-flow routing estimates. By boat the math changes, because the marina opens onto Charlotte Harbor and the association puts the Gulf 10 miles away through Boca Grande Pass.
Punta Gorda Airport is about 14 miles and 24 to 26 minutes away, and Southwest Florida International Airport in Fort Myers is about 43 miles and 50 to 59 minutes, based on free-flow estimates from two routing engines. Both trips start on Burnt Store Road, which is two lanes past the community until the widening is funded, so seasonal traffic adds time.
The community's core is Lee County tax district 034, the Burnt Store Area Fire MSTU, with a 2025 adopted total of 14.0825 mills and a 2026 proposed total of 13.6738. Single-family bills add $381.11 for county solid waste. Vista del Sol and The Resort carry a different Lee district code, and a buyer's bill is based on the new assessed value after the sale.
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 current taxes. Estimate from your purchase price and the current Lee County millage, then apply any homestead exemption you qualify for.
File with the Lee County Property Appraiser, not Charlotte County's, by March 1 for the year in which you owned the home and made it your permanent residence on January 1. If you are leaving another Florida homestead, file the portability form with the application by the same date, within three years of January 1 of the year you left the prior homestead.
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, recording charges, lender fees, prorated taxes, inspections, estoppel charges from Section 22 and any condominium association, and, depending on the contract box, the owner's title policy. On a $288,000 loan the two state taxes total $1,584.
It is the association's written statement of what a home owes: the current assessment, any special assessment and any unpaid balance. A Burnt Store Marina sale usually needs one from the Section 22 master association under Section 720.30851 and one from the condominium association under Section 718.116. The state caps the base fee at $299, and it is the only place the master assessment is stated in writing.
Section 720.401, the homeowners association disclosure statute, says it does not apply to associations governed by Chapters 718, 719, 721 or 723, and every Burnt Store Marina condominium and land condominium is a Chapter 718 association. A condominium buyer has the 718.503 rights instead. How the Section 22 master layer is disclosed on a condominium purchase is a question for your closing agent or attorney.
On a condominium resale, Section 718.503 makes the contract voidable within 7 days, excluding weekends and legal holidays, after you sign and 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. Confirm the exact deadline with your closing agent or attorney.
Ask for the declaration, bylaws and rules; the current budget and the frequently asked questions and answers sheet; the estoppel certificate; for a building of three habitable stories or more, the milestone inspection summary and structural integrity reserve study; the insurance declarations with the wind and flood deductibles; any proposed or voted special assessment in writing; and a written answer on any age or rental restriction.
Buildings of three habitable stories or more, as the Florida Building Code determines, by December 31 of the year they turn 30 and every 10 years after. On the Lee roll about 62 buildings in 14 associations reach three floors, from Harbor Towers, turning 30 in 2028, to the 1979 to 1984 walk-ups already past 30. The association's milestone summary is the document that settles each one.
No law requires one, but since August 2024 you must sign a written agreement before an agent tours you through homes, and Florida presumes the agent is a transaction broker unless you choose single agency in writing. A buyer's agent earns the fee here on the Lee County record, the two association layers, the milestone paperwork, the flood file and the slip question.
It is the written agreement you sign with a brokerage before touring, stating the brokerage relationship, a specific and negotiable compensation figure, its term and any protection period. Florida Realtors' 2026 forms come in four versions, EBBA-8nr, 8sa, 8tb and 8tn, and the version decides whether your agent owes you loyalty in the negotiation or acts as a transaction broker.
Freddie Mac's Primary Mortgage Market Survey put the 30-year fixed average at 7.03 percent on September 24, 2026, against 6.30 percent a year earlier. The 2026 conforming loan limit is $832,750 and the Lee County FHA limit is $541,287, the national floor. Your own rate depends on your credit, down payment and, for a condominium, the lender's review of the building.
A cash purchase can close shortly after the inspection period ends, which is 15 days by default on the AS IS form; a financed purchase defaults to a 30-day loan approval period, so 30 to 45 days is typical. A condominium can add time for the document package, the 7-day review window and the lender's review of the building.
Yes. Many Burnt Store Marina owners are seasonal, and a Florida closing can be completed with remote signing arranged by the title company. The inspections, the walk of the building and the slip visit are the parts to attend in person or by video, and we attend those for you if you cannot. Gate access for inspectors and vendors is arranged through the gatehouse.
It suits buyers who want a gate, a full-service marina with unrestricted height at the slips and a 27-hole course the residents own, at a wide range of prices. The trade-offs are real: Evacuation Zone A, harbor and basin streets in flood Zone AE, schools and a full hospital in Cape Coral, a two-lane road and a slow MLS market.
No. Burnt Store Isles is a canal community inside the City of Punta Gorda in Charlotte County, platted as Punta Gorda Isles Section 15, and Burnt Store Lakes is the separate Section 21 plat just north in Charlotte County. Burnt Store Marina is Punta Gorda Isles Section 22, recorded in Lee County, with its own master association and 47 sub-associations.
Call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or use the buyer consultation form at the top of this page. The first conversation is a carrying-cost and shortlist session for the Burnt Store Marina buildings and neighborhoods that fit your plans; 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 the moment the issuer updates it. A Burnt Store Marina buyer is handed several of these during a purchase, and reading the recorded declarations, the statutes and the flood map early costs nothing while reading them late can cost a great deal.
Document | Issuing body | Link |
|---|---|---|
Declaration of Restrictions, Section 22, with the 1979, 1982 and 1985 amendments (PDF) | Punta Gorda Isles Section 22 Homeowners Association | |
Certificates of Amendment to the Section 22 declarations, 2016 (PDF) | Punta Gorda Isles Section 22 Homeowners Association | |
Amended and Restated Bylaws, 2016 (PDF) | Punta Gorda Isles Section 22 Homeowners Association | |
Summary of Section 22 Rules and Regulations (PDF) | Punta Gorda Isles Section 22 Homeowners Association | |
Declaration of Covenants and Restrictions, Courtside Landings, 1999 (PDF) | Punta Gorda Isles Section 22 Homeowners Association | |
Rules for Issuing Bar Codes, including renter barcodes (PDF) | Punta Gorda Isles Section 22 Homeowners Association | |
ARC Board of Directors General Policies (PDF) | Punta Gorda Isles Section 22 Homeowners Association | |
2026 Fitness, Racquet and Pool Club resident membership application (PDF) | Punta Gorda Isles Section 22 Homeowners Association | |
Florida Statutes 720.401, HOA disclosure summary | The Florida Senate | |
Florida Statutes 720.30851, HOA estoppel certificates | 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 553.899, milestone inspections | The Florida Senate | |
Florida Statutes 689.261, property tax disclosure to buyers | The Florida Senate | |
Estoppel Certificate Fees, current adjusted amounts (PDF) | Florida Department of Business and Professional Regulation | |
My Safe Florida Home wind-mitigation program | Florida Department of Financial Services | |
FIRM panel 12071C0070G, National Flood Hazard Layer panel index | Federal Emergency Management Agency | |
CRS Eligible Communities, April 1, 2026 (PDF) | Federal Emergency Management Agency | |
AS IS Residential Contract for Sale and Purchase, ASIS-7, redline (PDF) | Florida Realtors and The Florida Bar | |
Exclusive Buyer Brokerage Agreement, single agent, EBBA-8sa, redline (PDF) | Florida Realtors | |
Ordinance No. 09-16, Burnt Store Marina Village land-use category (PDF) | Lee County Board of County Commissioners | |
Student Enrollment Plan 2026-2027 (PDF) | School District of Lee County |
Every figure on this Burnt Store Marina buyer guide traces to one of the primary sources below: Lee County and its Property Appraiser and Tax Collector, the School District of Lee County, the Section 22 association and its newsletter, the marina and club operators, the Florida Statutes, state and federal agencies, the National Association of Realtors and Florida Realtors, and newspapers of record. Sources were read between September 24 and September 26, 2026. No competing brokerage, portal or aggregator appears in this list.
Market data from the Southwest Florida MLS Matrix, closed sales with Development Burnt Store Marina, pulled September 26, 2026, is member-access data and is cited as text rather than linked.
McGreevy and Comisar are Southwest Florida real estate experts who have represented buyers and sellers from Naples to Charlotte Harbor for more than two decades, and the credentials below are the locked, verifiable record we publish on every page we operate. Each line is stated exactly as awarded, with the team figure attributed to Domain Realty Group.
If you are searching for the best buyer's agent in Burnt Store Marina, Florida, McGreevy and Comisar represents homebuyers across Burnt Store Marina, Punta Gorda, Cape Coral, Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch. Whether you are relocating, snowbirding, investing, buying your first home or upgrading to a harbor-front tower or a Sunset Key home, our team provides honest market guidance, partner-level negotiation and a clear plan to help you buy confidently. We are Top 1% Real Estate Agents Nationally Since 2008, and we are a top-reviewed team on Google.
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. Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read more about our team.
Buying in Burnt Store Marina? Book your Burnt Store Marina buyer consultation or call Marc at (239) 287-5873. Selling first? Find out what your Burnt Store Marina home is worth, read how we sell a home in Burnt Store Marina, or call Jesse direct at (239) 898-6072. The full community story is in our Burnt Store Marina community guide.
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 Marina, 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. Market data from the Southwest Florida MLS, pulled September 2026; county sales from Lee County Property Appraiser public files, analyzed September 2026. Brokered by Domain Realty.