Buying in Burnt Store Village? We check the association estoppel, the lot's flood and drainage file, the build rules and the Charlotte County tax bill before you write. Call Marc at (239) 287-5873.
Home › Punta Gorda › Burnt Store Village › Buy a Home in Burnt Store Village
McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012. Top 1% Real Estate Agents Nationally Since 2008. Over $900 million in personal sales, and $2.5 Billion sold as Domain Realty Group.
Updated September 2026. By Jesse McGreevy and Marc Comisar, with every figure read from a primary record on September 29, 2026.
This is our buyer's guide to Burnt Store Village, the deed-restricted single-family community on Burnt Store Road in unincorporated Charlotte County with a Punta Gorda 33955 mailing address. The community's plat, streets and history are covered in our Burnt Store Village community guide. What follows is the buyer's side: the county's recorded prices, the association paperwork you should hold before you sign, the flood and drainage file for the exact lot, the rules for building on one of the vacant homesites, and the deadlines that decide what you pay. Call Marc at (239) 287-5873, see how we represent buyers, or book a Burnt Store Village buyer consultation.
Burnt Store Village is a mandatory-association, deed-restricted community in unincorporated Charlotte County where most homes were built since 2020, recorded prices cluster near $325,000, the association's dues are not published, and the flood and drainage picture changes lot by lot. These ten points shape every offer we write here.
Data updated: September 2026 (Charlotte County Property Appraiser public parcel and sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026, newest sale in the file August 21, 2026; SWFL MLS, closings September 29, 2025 to September 29, 2026, pulled September 29, 2026; FEMA National Flood Hazard Layer, queried September 29, 2026).
McGreevy and Comisar are the Burnt Store Village buyer's agents who read the county's recorded sales, the association's recorded Declaration and posted policies, and the FEMA panel for the exact lot before an offer is written. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 Team in Southwest Florida since 2012.
In Burnt Store Village the expensive mistakes are rarely cosmetic. They are buying a lot without the county's utility answer, assuming a Burnt Store name on a builder page means this plat, skipping the estoppel and the tax bill, reading Burnt Store Marina's golf and dining into a Burnt Store Village deed, treating Zone D as a finding of low risk, or signing before the association's disclosure summary arrives. A resale here also competes with a builder finishing a house a few lots away at nearly the same recorded median. Our job is to price those differences into the offer while you can still act on them.
If you are weighing us against other agents, our side-by-side look at the best real estate agents in Punta Gorda sets out the yardsticks we think a buyer should use: verified production, years in the market, reviews you can read yourself, and whether the agent who tours with you is the agent who negotiates. In a community where nearly two of every three homes on the county roll were built since 2020, add one more test: ask whether the agent prices from the county's recorded sales or from a portal estimate.
These are the locked credentials we publish on every page we operate, stated exactly as awarded:
Jesse and Marc handle their own buyers, and the person who walks the lot line with you is the person who negotiates the contract. Marc leads buyer representation and negotiation; Jesse leads listing and seller strategy, which matters if you are selling one home to buy another. Jesse's direct line is (239) 898-6072 and Marc's is (239) 287-5873. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and we meet Burnt Store Village buyers at the property.
Our Burnt Store Village buyer track record rests on verified team production and on reading every recorded sale in the community. As leaders of Domain Realty Group, McGreevy and Comisar have sold over $2.5 Billion in real estate, with more than $900 million personally between Jesse and Marc. For this guide we read all 77 sales recorded in 12 months.
Data updated: September 2026 (Charlotte County Property Appraiser public sales and parcel files, our analysis, sales recorded September 27, 2025 to September 26, 2026; SWFL MLS, closings September 29, 2025 to September 29, 2026, pulled September 29, 2026).
RealTrends ranked Domain Realty Group the #5 real estate team in Florida for 2026, on 241 transactions and more than $157 million in volume, and the #1 team in Bonita Springs by sales volume and by transaction sides. Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience, and both have been Top 1% Real Estate Agents Nationally Since 2008. Those are the only production figures we publish, and they are the same on every page we operate.
We read the Charlotte County Property Appraiser's roll and recorded-sale files for the 1,387 parcels the county lists in Punta Gorda Isles Section 16, split the 77 recorded sales by year built, price band and product, and set the SWFL MLS record beside them for the two measures only the MLS carries. We also read the association's recorded Declaration and posted policies, the county's street and drainage unit pages, the county's drainage study, FEMA's flood layer at every parcel outline, the county's evacuation layer and the district's school Boundary Locator at addresses on 14 streets.
We do not publish a Burnt Store Village buyer-representation count, because no agent-side data pull we hold supports one, and we do not tell client stories we cannot document. We also print no association dues figure, no insurance premium, no design wind speed, no minimum living area and no builder list, because no public primary source we could read states one for this community. Where a fact is unsettled, we name the document that settles it.
Before the first showing we pull four things for each address: the association's estoppel position, including who requests it and when; the FEMA zone for the whole lot and any elevation certificate; the county tax bill with the street and drainage line; and, for a lot or a new build, the county's utility availability answer and the association's architectural approval. Those four answers move price more than finishes do, and they take a day to assemble.
The Burnt Store Village housing market in 2026 is steady in price and lighter in volume. Charlotte County recorded 77 qualified improved sales in the latest 12 months at a $325,000 median, from $185,000 to $625,000, against 90 sales at $331,000 the year before. SWFL MLS adds a 74-day median on market and a 98.0 percent sale-to-list ratio.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026, newest sale in the file August 21, 2026, with the prior 12 months for comparison; SWFL MLS, closings September 29, 2025 to September 29, 2026, pulled September 29, 2026).
Segment | Recorded sales | Median |
|---|---|---|
All improved sales, September 27, 2025 to September 26, 2026 | 77 | $325,000 |
Excluding two duplex sales | 75 | $325,000 |
Prior 12 months | 90 | $331,000 |
Source: Charlotte County Property Appraiser public sales files, our analysis. The file counts qualified improved sales over $1,000 recorded September 27, 2025 to September 26, 2026. The newest recorded sale in the file is August 21, 2026, so the final weeks of the window are not in it yet.
The 77 sales ran from $185,000 to $625,000 with a mean of $341,117, and the middle half fell between $300,000 and $362,500. Against the 12 months before, we count 13 fewer sales and a median $6,000 lower. Those are our arithmetic on two published windows, and a $6,000 gap is well inside the spread of a single year, so we read the market as steady in price and lighter in volume, not as a decline.
SWFL MLS shows 28 closings under its Burnt Store Village development label for September 29, 2025 to September 29, 2026 (pulled September 29, 2026). The county file recorded 77 in almost the same window. Some sales never carried the development label, some were never listed, and the two windows differ by a few days. A buyer pricing from MLS comparables alone starts with well under half the evidence, so we lead with the county record and use the MLS for the two measures only it carries.
Year built, homes that sold in the window | Recorded sales | Median |
|---|---|---|
2020 or later | 44 | $331,000 |
2000 to 2019 | 10 | $335,000 |
1990 to 1999 | 9 | Too few for a median |
No year built on the roll yet | 14 | $327,000 |
All improved sales | 77 | $325,000 |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis. Cohorts under 10 sales are shown as counts, not medians. Year built is per the county roll, not the permit date.
Twenty-two of the 44 sales of homes built 2020 or later were resales. The 14 sales with no year built are on parcels the roll has not yet recoded for a finished house, which is the roll lagging new construction. For a buyer this is the most useful table in the community. The median for homes built 2020 or later sits within a few thousand dollars of the median for homes built 2000 to 2019, so age alone does not set the price here, and a resale of a recent build competes head to head with a builder's house a few lots away.
Price band, 12 months | Recorded sales | Share of 77 |
|---|---|---|
Under $250,000 | 3 | 4 percent |
$250,000 to $349,999 | 52 | 68 percent |
$350,000 to $449,999 | 16 | 21 percent |
$450,000 to $549,999 | 4 | 5 percent |
$550,000 and up | 2 | 3 percent |
Source: Charlotte County Property Appraiser public sales files, our analysis, September 27, 2025 to September 26, 2026. Shares are rounded and may not sum to 100.
The market has one thick band: 52 of 77 sales, about two in three, closed between $250,000 and $349,999. Six sales closed at $450,000 or more, and two of those six were duplexes on Badalona Drive, not single-family homes.
Calendar year | Median, all recorded improved sales |
|---|---|
2019 | $229,000 |
2020 | $259,950 |
2021 | $290,000 |
2022 | $410,000 |
2023 | $375,000 |
2024 | $348,100 |
2025 | $325,150 |
2026, through the newest sale in the file (August 21) | $320,000 |
Source: Charlotte County Property Appraiser public sales files, our analysis, qualified improved sales. Medians for the early years rest on far fewer sales than the recent ones, and calendar-year windows do not match the 12-month windows above, so read the shape and not the decimals.
The median rose from $229,000 in 2019 to a $410,000 peak in 2022, then stepped down each year to $320,000 in 2026 to date. We publish no cause for the move. The records we read do not state one, and a median shifts when the mix of homes that sell shifts, so we read the individual comparables for any address you are serious about.
Measure | Burnt Store Village, SWFL MLS |
|---|---|
Closings in the window | 28 |
Median days on market | 74 (27 closings with a value) |
Median sale-to-list ratio | 98.0 percent (28 closings) |
Source: SWFL MLS, closings September 29, 2025 to September 29, 2026, pulled September 29, 2026. Sale-to-list is the sold price over the final list price. One closing has no days-on-market value.
The MLS carries two measures the county file cannot. A 74-day median means a correctly priced listing should expect about two and a half months from list to contract, and a 98.0 percent ratio means the typical home sold about 2 percent under its final list price. The spread is wide, from 6 days to 316 in the 27 closings with a value, so the median is a midpoint and not a promise. We use both numbers in the negotiation section below.
The four highest single-family sales in the window were $625,000 for a 2006 home with 2,222 heated square feet, $539,000 for a 2021 home with 1,868, $535,000 for a 2024 home with 1,878 and $450,000 for a 2021 home with 1,780. The two duplex sales on Badalona Drive, $555,000 and $495,000, are 2025 buildings with 3,096 heated square feet each. They are duplexes, and we do not treat them as the top of the single-family market. A well-kept 2006 home with more living area can still trade at the top of the file, which is why we price each home against its own comparables and not against a community median.
The median recorded single-family sale worked out to $173.64 per heated square foot (n=61), and $173.43 for homes built 2020 or later (n=42). The denominator is the heated area field on the county roll, measured on the sales whose parcels carry one. It is not the same measure as a listing's advertised square footage, so never compare the two directly.
The county roll still codes 496 parcels as vacant, and lot sales are a market of their own. In the 12 months to September 26, 2026 there were 12 qualified sales of vacant-coded lots under $100,000, at a median of $38,000, from $27,500 to $49,000.
Year | Qualified lot sales | Median |
|---|---|---|
2022 | 147 | $33,500 |
2023 | 85 | $40,000 |
2024 | 46 | $42,750 |
2025 | 24 | $50,000 |
2026, through September 26 | 12 | $38,000 |
Source: Charlotte County Property Appraiser public sales files, our analysis. The series counts qualified sales of parcels coded vacant, under $100,000. Vacant-coded sales at new-home prices are left out because the roll had not yet recorded the house.
A lot's value turns on its flood map, its utility availability and the association's requirements, so we price each lot on comparable lot sales and not on the series. Lot counts are small in recent years, and a median moves with a few sales.
What you can buy in Burnt Store Village falls into three products: detached single-family homes on the platted lots, from a 1977 house to homes finished this year; a short block of duplex-zoned lots on Badalona Drive; and vacant homesites, of which the county roll still codes 496 as vacant.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026, newest sale in the file August 21, 2026).
Year built | Parcels on the roll | Sales, 12 months | Median |
|---|---|---|---|
2020 or later | 558 | 44 | $331,000 |
2000 to 2019 | 227 | 10 | $335,000 |
1990 to 1999 | 74 | 9 | Too few for a median |
Before 1990 | 27 | 0 | Not applicable |
No year built on the roll | Not applicable | 14 | $327,000 |
Total | 886 | 77 | $325,000 |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis. The base is the 886 parcels that carry a year built.
The stock came in two waves with a long gap between them. The first peaked in the mid-2000s, with 172 homes built from 2003 to 2007. Then only 29 homes date to all of 2010 to 2019, and never more than nine in a year. The second wave is the current one: 10 homes in 2020, 18 in 2021, 60 in 2022, 228 in 2023, 182 in 2024 and 60 in 2025. That is 558 of 886, or 63 percent. The documents we read do not state why building sped up or slowed, so we report counts and years and leave out a cause. The roll lags new construction, so recent years may be recoded upward.
The median single-family home on the roll has 1,834 heated square feet (n=881), with a smallest of 988 and a largest of 3,230. Homes built in 2020 or later have a median of 1,842 (n=554). A handful of exact sizes repeat across dozens of homes: 1,786 square feet on 48 homes, 1,846 on 41, 1,806 on 39 and 1,804 on 33. That usually means repeated floor plans, so a resale buyer can walk a neighboring new home of the same size to compare. The roll does not record who built each home.
Twenty-seven homes carry a year built before 1990, the oldest from 1977. The two oldest have 1,242 and 1,414 heated square feet. None sold in the 12 months we tracked. A buyer of an older home here should plan on the roof, electrical and insurance questions covered in the insurance section below.
One short block of duplex-zoned lots on Badalona Drive sits outside the single-family Declaration. Block 296 has 16 parcels that the county zones RMF-12, against RSF-3.5 for the rest of the community, and four duplexes built in 2025 stand there next to 11 lots the roll codes as vacant multi-family. Two duplex sales on Badalona Drive, at $495,000 and $555,000, are inside the 77 sales, and the median is $325,000 with or without them. If you are looking at Block 296, confirm which rules govern the lot before you offer.
The county roll still codes 496 parcels as vacant, and the roll lags new construction, so read that as an upper bound on the homesites still open. Vacant parcels sit on most blocks, between existing homes. Blocks 343, 347 and 349 have 19 vacant parcels each, and the streets with the most are Doredo Drive at 41, Estrada Circle at 37, Juarez Circle at 27 and Prada Drive at 26. The deed minimum is 75 feet wide and 7,200 square feet, and the median measured lot is about 9,700 square feet (county GIS parcel geometry, our analysis).
This guide is advice rather than a listing feed. When you want to scroll every active home and lot, browse our team's search on DomainRealtyGroup.com and send us the addresses that interest you. We come back with the flood file, the estoppel position, the tax bill lines and the recorded comparables for each.
A table of named listings in a guide refreshed quarterly goes stale within days. We publish the recorded market above and set up a live saved search for you instead, which updates the day a listing appears.
Burnt Store Village is not in the City of Punta Gorda. It is unincorporated Charlotte County with a Punta Gorda 33955 mailing address, so Charlotte County sets the taxes, maintains the platted streets, issues the permits and administers the flood rules, and the Charlotte County Sheriff and Charlotte County Public Schools serve every address in the community.
The City of Punta Gorda, its canal districts and its city services sit north of the community; our Punta Gorda buyer's guide covers the city itself.
Several places share the Burnt Store name because they share the road, and all of them use Punta Gorda 33955 or a nearby Punta Gorda mailing address. They are separate plats with separate owners' associations.
Name | What it is | Relation to Burnt Store Village |
|---|---|---|
Burnt Store Village | Deed-restricted single-family community, Punta Gorda Isles Section 16, unincorporated Charlotte County | The subject of this guide |
Punta Gorda Isles Section 21, Charlotte County | A separate plat and association | |
Punta Gorda Isles Section 22, gated, on the Lee County side of the county line | A separate community in another county with its own master association | |
Punta Gorda Isles Section 15, carrying ZIP 33950 on the county roll | A separate plat and association | |
Burnt Store Meadows | Punta Gorda Isles Section 18 on the county roll | A different plat |
Burnt Store Colony | A mobile home park cooperative on the county's subdivision list | A different community that shares the name |
Sources: Charlotte County, Major Subdivisions; Burnt Store Marina Association; Charlotte County Property Appraiser public parcel files, our analysis.
Membership in one is not membership in another. A Burnt Store Village deed makes an owner a member of the Burnt Store Village Property Owner's Association and nothing else. Burnt Store Village is also not to be confused with Burnt Store Golf Villas on San Rocco Drive, a separate subdivision.
Some builder pages use the Burnt Store Village name for homes in neighboring Coral Lakes and Heritage Station. The name works as a search phrase for the whole corridor, so a buyer who searches it meets more than one community. Their addresses, amenities and prices belong to those communities. We do not link builder sites or repeat their amenity claims for that reason.
Read the legal description. A Burnt Store Village home's deed and county record read Punta Gorda Isles, Section 16, and the county roll's legal text for the community's greenbelts cites Plat Book 8, Page 27. Anything else is a different community, whatever a listing or a builder page calls it.
The county's future land use map carries a residential category named Burnt Store Village Residential (Charlotte County GIS, Future Land Use layer). It is a category in the county's comprehensive plan, not a place name and not a boundary, and it does not tell you which association or plat a parcel belongs to.
The county line for this community's streets reads "BURNT STORE VILLAGE S&D-MAINT" on the tax bill. A similar-sounding name on another bill does not put a parcel in this unit; the county's unit page and the parcel's own bill decide.
Burnt Store Village suits a buyer who wants the lowest entry price among the Burnt Store neighborhoods, a platted grid of mostly newer detached homes and buildable lots, and few onsite amenities. Burnt Store Lakes suits a buyer who wants freshwater lakes, a resident paddle route to Charlotte Harbor and a higher price point.
Data updated: September 2026 (Charlotte County Property Appraiser public recorded-sale files, our analysis; SWFL MLS; Charlotte County GIS and MSBU pages; FEMA National Flood Hazard Layer; the Burnt Store Village and Burnt Store Lakes associations; Burnt Store Lakes figures as published in our Burnt Store Lakes guide).
The two share a road corridor, a ZIP code and a county, and both sit inside the county's Burnt Store drainage study area. If you are leaning toward the lake community, read our Burnt Store Lakes buyer's guide and its community guide. If you want a harbor and a gate in Lee County, read our Burnt Store Marina buyer's guide.
Decision factor | Burnt Store Village | Burnt Store Lakes |
|---|---|---|
Recorded plat | Punta Gorda Isles Section 16, platted in 1970 per the county subdivision record; 1,387 parcels on the county roll, and the association describes about 1,450 lots | Punta Gorda Isles Section 21 |
County and government | Unincorporated Charlotte County; Punta Gorda 33955 mailing address | Unincorporated Charlotte County; Punta Gorda 33955 mailing address |
Association | Mandatory Burnt Store Village Property Owner's Association, Inc., managed by Compass Rose Management | Mandatory, self-managed Burnt Store Lakes Property Owners' Association; seven small condominium regimes with their own associations |
Association fees | Annual dues not published outside the member area; on the adopted budget and the estoppel certificate. Estoppel and transfer fees: Information not available at time of publishing (checked 2026-09-29) | Annual assessment not published outside the member portal; a fee schedule effective February 1, 2026 lists a $750 buyer-paid Capital Resale Assessment |
Recorded sales, 12 months | 77 improved sales, median $325,000 (to September 26, 2026) | 63 sales on the platted lots, median $432,000 (to September 26, 2026) |
New construction | 558 of 886 parcels with a year built were built 2020 to 2025; of 44 sales of homes built 2020 or later, 22 were resales | 189 homes built 2020 to 2026; 16 of 63 sales were first sales of new homes, our builder-direct estimate |
Water and boating | No marina and no boat access of its own; a community park with a lake, a walking path and a playground | Eleven lakes per the association and a resident canoe and kayak launch on Bear Branch Creek to Charlotte Harbor; no boat ramp |
Amenities | No pool, pickleball courts or beach onsite per the association; no golf course or marina | No clubhouse, pool, golf course or marina; a community park |
Flood map | Of the parcel outlines we tested, most are Zone D, 44 are shaded Zone X and none is in a mapped special flood hazard area; panels effective December 15, 2022 | 10 of 12 sampled points Zone AE with base flood elevation 8 to 9 feet; two in shaded Zone X; panels effective December 15, 2022 |
County street and drainage charge | $50 per equivalent residential unit, maximum $195, fiscal years 2026 and 2027 | $297.83 per equivalent residential unit |
SWFL MLS | 28 closings, median 74 days on market, median sale-to-list 98.0 percent | Median 91 days on market, median sale-to-list 95.9 percent |
Growth next door | Firelight North adjoins the plat; Sage Pointe is about 0.81 mile away | The nearest large planned-development petition our Burnt Store Lakes guide measured is about 1.8 miles away |
Public schools | East Elementary, Punta Gorda Middle, Charlotte High | East Elementary, Punta Gorda Middle, Charlotte High |
Drive to downtown Punta Gorda | About 20 minutes | About 18 minutes |
Rentals and age | A rental policy exists; the Declaration we read contains no age restriction | Short-term rentals such as Airbnb and VRBO prohibited; described as cross-generational |
Sources: Charlotte County Property Appraiser public sales files, our analysis; SWFL MLS, our analysis (Burnt Store Village September 29, 2025 to September 29, 2026; Burnt Store Lakes pulled September 26, 2026); FEMA National Flood Hazard Layer; Charlotte County, MSBU detail for Burnt Store Village; Burnt Store Village Property Owner's Association; Burnt Store Lakes Property Owners' Association; OSRM drive times from each community's center or a reference address, September 2026.
Read the table with care in three places. The flood rows use different methods: we tested every Burnt Store Village parcel outline against FEMA's map, and our Burnt Store Lakes guide sampled 12 addresses. The MLS windows differ by a few days. And the drive times use different origins, so treat a gap of one to three minutes as rough.
The Village is the lower-priced plat: $325,000 against $432,000, a gap of $107,000. Part of the difference is product and age. Burnt Store Lakes' figure covers 63 sales on its platted lots, while the Village's 77 sales are on a uniform grid with a median heated area of 1,834 square feet and a stock that is 63 percent new since 2020. A buyer who wants to compare houses should ask us for both plats' single-family medians side by side, because a median moves when the mix moves.
The single biggest lifestyle difference is water. Burnt Store Lakes counts eleven lakes and runs a resident canoe and kayak launch to Charlotte Harbor. Burnt Store Village has a community park with a lake and a walking path, and the association's own FAQ tells residents to assume alligators in it. Neither plat gives an owner a boat ramp or a slip. For a trailer boater, the nearest county ramp we measured from the Village is Harbour Heights Park, 17.3 miles and about 27 free-flow minutes away.
The flood story is less obvious than it looks. Most of Burnt Store Village is mapped Zone D, which FEMA describes as an area of "possible but undetermined flood hazards" where no flood hazard analysis has been conducted (FEMA, Zone D). That is not the same as low risk. Burnt Store Lakes sampled mostly Zone AE, a mapped special flood hazard area where flood insurance is mandatory for a federally backed mortgage. Both communities sit inside the county's drainage study area, and the study's public comment pins clustered in Burnt Store Village.
If price and a plain, buildable grid drive your decision, start with Burnt Store Village. If water and a lake setting drive it, start with Burnt Store Lakes. If you cannot decide, tour one street in each on the same day and ask for the estoppel certificate and the tax bill on a specific home in each, because those two documents settle most of what the table cannot. We represent buyers on both plats, and how we represent buyers is one click away.
Burnt Store Village gives a buyer the lowest median among the Burnt Store neighborhoods, a stock that is mostly new, and a market where resales and new homes trade within a few thousand dollars of each other: 77 recorded sales in a year at a $325,000 median. The next step is a short consultation. Book your Burnt Store Village buyer consultation, see how we represent buyers in Southwest Florida, or call Marc at (239) 287-5873. If you also own a home you need to sell first, our Burnt Store Village home valuation lines the sale and the purchase up.
Burnt Store Village recorded 77 improved sales at a $325,000 median in the 12 months to September 26, 2026, the lowest median among the seven Punta Gorda area communities we track. Heritage Landing sits $7,500 higher, Deep Creek and Burnt Store Marina $35,000 higher, Burnt Store Lakes $107,000 higher, and the canal communities more than double.
Data updated: September 2026 (Charlotte County Property Appraiser and Lee County Property Appraiser public recorded-sale files, our analysis; windows as stated in the table).
Community | Recorded sales | Median recorded sale | 12-month window ends |
|---|---|---|---|
Burnt Store Village (the subject of this guide) | 77 | $325,000 | September 26, 2026 |
112 | $332,500 | September 24, 2026 | |
297 | $360,000 | September 26, 2026 | |
Burnt Store Marina (Lee County) | 106 | $360,000 | August 7, 2026 |
63 | $432,000 | September 26, 2026 | |
74 | $662,500 | September 24, 2026 | |
344 | $693,000 | September 24, 2026 |
Source: Charlotte County Property Appraiser public sales files, our analysis, for the Charlotte County communities; Lee County Property Appraiser public sales files, our analysis, for Burnt Store Marina. Burnt Store Village covers September 27, 2025 to September 26, 2026; the other windows are those stated in our sibling guides. Deep Creek's 297 sales are platted-lot sales, and it records 351 sales at $341,000 once its condominiums are included.
Compare like with like. Burnt Store Village's $325,000 is the median of 77 improved sales on a plat of mostly detached homes. Punta Gorda Isles recorded 344 sales in its in-city sections at $693,000, about 2.1 times the Village median, and Burnt Store Isles, Section 15, recorded 74 sales at $662,500, about 2.0 times. Those are the city's canal and golf communities. Burnt Store Marina is in Lee County and its 106 sales include condominiums, so its $360,000 is not a house-to-house comparison. Heritage Landing counts all product types, so its $332,500 mixes homes and condominiums.
Deep Creek is measured the same way as Burnt Store Village, from county recorded sales on platted lots: 297 sales at $360,000, $35,000 or about 11 percent above the Village. Burnt Store Lakes recorded 63 sales at $432,000, $107,000 or about 33 percent above.
If a boat at the back door or a pool and golf inside your own gates is the priority, Burnt Store Village is the wrong community, and we will say so. Compare the canal homes of Punta Gorda Isles and Burnt Store Isles inside the city, or the club communities nearby. If a newer house on an ordinary lot, county water and sewer, and a drive of about 12 minutes to a marina and a course open to the public fit the way you live, Burnt Store Village deserves the tour.
Owning a home in Burnt Store Village costs Charlotte County property tax, a $50 per ERU street and drainage assessment, fire, sanitation and stormwater lines on the county bill, and association dues billed separately. No community development district assessment appeared on the bills we reviewed, and the association does not publish its dues outside its member area.
Data updated: September 2026 (Charlotte County Tax Collector 2025 tax bills; Charlotte County MSBU public site, FY2026 adopted and FY2027 approved budget and May 2026 advisory board projection; Burnt Store Village Property Owner's Association policies; read September 29, 2026).
Layer | Amount | How often | Who bills it |
|---|---|---|---|
Charlotte County property tax | 15.0855 mills for millage code 104 on the 2025 bill, applied to each parcel's taxable value | Annual, county tax bill | Charlotte County Tax Collector |
Burnt Store Village Street and Drainage MSBU | $50 per ERU, maximum $195 | Annual, fiscal years 2026 and 2027 | Charlotte County |
Fire Rescue | $278.20 residential and $118.50 vacant accessible lot on the 2025 sample bills | Annual, county tax bill | Charlotte County |
Sanitation | $324.64 on the built-home sample bill; not billed on the vacant-lot sample | Annual, county tax bill | Charlotte County |
South Charlotte stormwater | $5.89 built parcel; $5.35 vacant parcel on the samples | Annual, county tax bill | Charlotte County |
Association annual dues | Information not available at time of publishing (checked 2026-09-29). | Annual | The association |
Estoppel and resale certificate fees | Information not available at time of publishing (checked 2026-09-29). | Once, at a sale | The association or its manager |
New home application | $250, nonrefundable | Once, per build | The association |
New home clean-site deposit | $12,500, refundable | Once, per build | The association |
Community development district | None appeared on the bills reviewed | Not applicable | Not applicable |
Sources: Charlotte County MSBU public site, Burnt Store Village unit; Charlotte County Tax Collector; Burnt Store Village Property Owner's Association policies. Policy amounts are as posted on the association site; verify current amounts.
This is the county charge that belongs to the community itself. Charlotte County bills $50 per equivalent residential unit a year, with a maximum rate of $195, and both were unchanged for fiscal years 2026 and 2027 (Charlotte County MSBU public site). On the tax bill it reads "BURNT STORE VILLAGE S&D-MAINT $50.00." Ordinance 92-93 established the unit for the "construction, reconstruction, repair, paving, repaving, hard surfacing, rehard surfacing, widening, guttering and draining of the platted streets in the Unit" (Charlotte County, Burnt Store Village Street and Drainage Unit).
The county's budget shows the scale. The FY2026 adopted budget carries expenditures of $180,455 and an ending reserve of $284,836, and the FY2027 approved budget carries expenditures of $169,361 and an ending reserve of $212,837. The May 2026 ten-year projection shows the maintenance rate to be evaluated in FY28, the maintenance reserve running out around FY31 and planned paving in FY32. Projections change; confirm with the county MSBU office. A buyer should also read the district lines on the specific parcel's bill: the unit page lists a separate $350 sub-area charge for Harborside Woods that the bills we reviewed do not carry.
The table shows the 2025 tax bills for two anonymous parcels in Taxing District 104, a vacant lot and one built-2021 homestead. It is a 2025 tax bill, one homestead parcel, not a forecast, and it is not a formula for a new buyer, whose bill depends on the buyer's own assessed value, exemptions and any change in rates.
Line | Vacant lot | Built 2021 homestead |
|---|---|---|
Assessed value | $34,000 | $365,181 |
Ad valorem tax, 15.0855 mills | $512.91 | $4,905.51 |
Burnt Store Village street and drainage | $50.00 | $50.00 |
Fire Rescue | $118.50 | $278.20 |
Sanitation | Not billed | $324.64 |
South Charlotte stormwater | $5.35 | $5.89 |
Non-ad valorem subtotal | $173.85 | $658.73 |
Total 2025 tax bill | $686.76 | $5,564.24 |
Source: Charlotte County Tax Collector, 2025 tax bills for two parcels, our analysis. The ad valorem line applies to taxable value after exemptions, which differs from assessed value.
The 15.0855 mills in millage code 104 break down as follows on the 2025 bill.
Taxing authority | Mills |
|---|---|
Charlotte County (board, sheriff and capital) | 6.0394 |
Greater Charlotte Lighting | 0.1907 |
Law Enforcement MSTU | 2.1449 |
West Coast Inland Navigation | 0.0394 |
Environmentally Sensitive Lands | 0.2000 |
School Board | 6.2880 |
Southwest Florida Water Management District | 0.1831 |
Total | 15.0855 |
Source: Charlotte County Tax Collector, 2025 tax bill, millage code 104. Older bills carry different rates. The county's rate list shows higher non-ad valorem amounts ahead: Fire Rescue at $294.90 for a residential unit (maximum $372.30) and $125.61 for a vacant accessible lot, and sanitation at $335.51 (maximum $340). Budget from the county's current rates, not from the 2025 bill alone.
The association does not publish its annual dues outside its member area. Information not available at time of publishing (checked 2026-09-29). The amount is on the adopted budget and the estoppel certificate, and the same goes for any special assessment or capital contribution.
The association's FAQ says only that "we do not have a pool, pickle ball courts or beach onsite, but our very low and reasonable annual dues reflect that fact" (Burnt Store Village Property Owner's Association, FAQs). That is the association's description, not a figure, and we do not turn it into one. Dues are billed by the association, not on the county bill, so a county tax bill will not show them.
Requests go through the association's manager, Compass Rose Management. The certificate fee and any transfer fee: Information not available at time of publishing (checked 2026-09-29). Who pays for the certificate is a contract term, so ask for it early. The next section explains what the statute requires the certificate to say and when it is due.
Policy 4 sets a $250 nonrefundable application fee and a $12,500 refundable clean-site deposit for new construction, and Policy 2 sets clean-site deposits of $2,500 for a pool and $500 for concrete work. County permit fees, impact fees and utility connection charges are set by Charlotte County, and we did not read a current schedule, so ask your builder for a written line-item estimate.
No community development district assessment appeared on the bills we reviewed. We checked two bills, one vacant and one built, and searched the state's corporation records for an entity by that description without finding one. We did not check the state's official special district list directly, so read the district lines on the parcel's bill before you close.
A Burnt Store Village buyer of a home or lot should receive the association's statutory disclosure summary before signing the contract, because membership in the Burnt Store Village Property Owner's Association is mandatory and its enforcement policy cites Florida's homeowners' association chapter. The estoppel certificate follows once the contract is signed.
Data updated: September 2026 (Florida Statutes 2026; Burnt Store Village Property Owner's Association Declaration and posted policies; Florida Division of Corporations record N03228; read September 29, 2026).
The association's legal name is Burnt Store Village Property Owner's Association, Inc., a Florida not-for-profit corporation, document number N03228, filed May 22, 1984 and active on the state record; its most recent annual report was filed January 27, 2026 and amended April 2, 2026 (Florida Division of Corporations, Sunbiz). From here on we call it the association. Its website says the community is managed by Compass Rose Management and runs on a member platform where some documents show only to members who log in (Burnt Store Village Property Owner's Association).
Membership is mandatory. Section 21 of the Declaration says "ownership of each lot shall represent one membership in said association," and the association's rental policy repeats that owners "are required to be members" and "to pay Association assessments duly levied." Some third-party pages call membership voluntary; the Declaration and the association's own policy say otherwise, and we follow them. The Declaration is dated July 2, 1970, covers Blocks 297 to 357, is recorded in Official Records Book 338 and was preserved by a notice dated October 31, 2003 under Florida Statute 712.05. Read the Declaration itself, not a summary, before you buy.
Section 720.401 of the Florida Statutes applies to lot and house buyers in a homeowners' association (Fla. Stat. 720.401):
The section does not reach condominium, cooperative or mobile home associations under other chapters. Burnt Store Village is a platted single-family community, so the homeowners' association statute is the one that applies to you.
Order the association's estoppel certificate the day the contract is signed. Under Fla. Stat. 720.30851 the association must deliver it within 10 business days of the request, it is effective for 30 days (35 days if mailed), and a buyer or lender who relies on it in good faith is protected. The statutory form asks about any capital contribution, any resale or transfer fees, open violations, whether the board must approve a transfer and any right of first refusal. The statute also caps what an association may charge for the certificate, with an added charge for expedited delivery and another when the account is delinquent, the caps adjust over time, the fee is refunded if the sale does not close, and it cannot be charged if the certificate is late.
The association's own certificate fee, transfer fee and any capital contribution: Information not available at time of publishing (checked 2026-09-29). The Florida Realtors and Florida Bar AS IS contract lists association estoppel fees among the seller's costs and association application or transfer fees among the buyer's costs, and any change is your negotiation (ASIS-7 contract).
Florida also requires a property tax disclosure summary before you sign, warning you not to rely on the seller's current taxes (Fla. Stat. 689.261). Separately, Fla. Stat. 689.302 requires the seller's written flood disclosure at or before the contract, covering flood damage claims, federal flood assistance and known flooding during the seller's ownership. Read both before you rely on any tax or flood assumption.
The Declaration is short and specific. These are the rules a buyer asks about most (Single Family Deed Restrictions).
Topic | What the Declaration says | Section |
|---|---|---|
Use | Single-family use, one building per lot | 1 |
Commercial use | Not allowed, but renting for residential use is allowed | 2 |
Landscaping | Sod to the pavement line and sprinklers, with plan approval | 3 |
Plan approval | Required for construction; the association may require items such as a tile roof at a 3:1 pitch and cement driveways, a licensed contractor and a bond, and may refuse plans on aesthetic grounds | 4 |
Setbacks | 25 feet front, 15 feet back, 7.5 feet sides | 5 |
Lot size | At least 75 feet wide and 7,200 square feet | 7 |
Vehicles and boats | No overnight trailers, trucks, boats, campers or mobile homes without written consent | 8 |
Pets | Dogs, cats and household pets allowed, not for commercial purposes | 9 |
Signs | For Sale and For Rent signs allowed, one per property, no larger than 6 by 8 inches | 14 |
Easements | 6 feet on the sides and 10 feet at the rear | 15 |
Temporary or accessory structures | Not allowed | 17 |
Wells | Not allowed | 22 |
Fences and walls | Over 3 feet need approval | 23 |
Source: Single Family Deed Restrictions, Burnt Store Village Property Owner's Association, including the 2003 preservation notice.
We print no minimum living area, because the copy of the Declaration we read does not give a legible table. Confirm it on the recorded Declaration or with the architectural review committee before you design a home.
The association's posted policies add specifics, and they can change, so verify the current text before you make an offer (policy documents).
Yes. Burnt Store Village still has 496 parcels the county roll codes vacant, and new homes are its most active product. A new house must pass the association's review under its Declaration and Policy 4, meet the Declaration's setbacks and materials rules, and receive a Charlotte County permit before work starts.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis; Burnt Store Village Property Owner's Association Declaration and posted policies; Charlotte County Utilities; FEMA National Flood Hazard Layer; read September 29, 2026).
The county roll codes 496 of the 1,387 parcels vacant, against 886 with a year built. The roll lags new construction, so the true count is lower; 14 of the 77 sales in the window closed on parcels with no year built on the roll. Every vacant lot already pays its share: on the 2025 sample bill a vacant lot carried the $50 street and drainage line, Fire Rescue and stormwater, and its owner is a member of the association. Lot position varies more than the plat suggests. The flood zone, the drainage ditch nearest the lot and the distance to the nearest built home all change from lot to lot, so check the parcel map for each lot you consider.
Policy 4, the association's new construction policy, sets the rules a builder works under. As posted on the association site, and subject to change, it calls for:
Verify the current amounts with the association before you budget.
The Declaration requires single-family use, one building per lot, on a lot of at least 75 feet wide and 7,200 square feet. It requires plan approval before construction, sod to the pavement line with sprinklers, and easements of 6 feet on the sides and 10 feet at the rear, and it bars wells and temporary or accessory structures. Policy 3 adds underground electric service, no mirror-image homes on adjacent lots and eggshell or semi-gloss exterior paint. We do not print a minimum living area; confirm it with the committee before you design.
The Declaration sets setbacks of 25 feet at the front, 15 feet at the back and 7.5 feet at the sides. Confirm with the association's architectural review committee and the county before design, because county zoning applies as well. The residential body of the plat is zoned RSF-3.5, and the duplex block on Badalona Drive is zoned RMF-12.
The association's documents set the review in pieces. Here is how they fit for a new home; the association's own instructions control.
Any change to approved plans should go back to the committee.
Burnt Store Village lies inside the Charlotte County Utilities service area for public water and public sewer, according to the county's Utilities Mapbook layers (sewer service areas; water service areas). A service area is not proof that a given vacant lot has a tap in the ground, and we did not verify per-lot connection status. Make the county's Utilities Availability Form answer a contingency in any lot contract: one lot per form, with the street address and the short legal description from the Property Appraiser's record.
Plan the house around the flood map, and check every address. Most of the community is mapped Zone D, FEMA's designation for areas of possible but undetermined flood hazard, and FEMA publishes no base flood elevation for those lots. We did not find a published minimum finished-floor elevation for Zone D lots. Ask Charlotte County Community Development for the requirement on your lot, and ask your builder for a survey and an elevation plan (Charlotte County, Flood Information).
We do not publish a builder list or builder prices, because the county roll does not record who built each home and no public county or association record we read lists them all. To check a builder, ask the association which homes the builder has completed, walk those homes, and look up the builder's permits and license with the county and the state. We do not quote a build time, because no public record we read measures one; ask your builder for a written schedule that starts from the association's approval date.
A lot purchase and a construction loan are different products from a home mortgage, with their own down payment, draw schedule and timeline. Ask your lender how the association's $12,500 clean-site deposit and the county's utility answer fit the draw schedule before you sign a lot contract. Our guide to new construction in Punta Gorda walks through lot contracts, builder contracts and what to inspect.
Burnt Store Village keeps its amenities simple. The association describes one Community Park with a walking path around a lake, picnic tables and a playground, and it states plainly that the community has no pool, pickleball courts or beach onsite. There is no golf course or marina inside Burnt Store Village, and the association's public descriptions mention no clubhouse.
Data updated: September 2026 (Burnt Store Village Property Owner's Association home page, FAQ and posted policies; Charlotte County Property Appraiser roll; Burnt Store Marina Country Club, Safe Harbor Burnt Store and Cass Cay public pages; OSRM routing estimate computed September 29, 2026).
The association's home page describes the community's gathering place as a park with a lake, a walking path, picnic tables and a playground (Burnt Store Village Property Owner's Association). That is the full list of park features the association publishes. We found no park hours, reservation rules or fee schedule on the pages open to the public, and they may sit in the member area. Ask the association for the park rules before you plan a party or promise a child a playground.
The association's FAQ carries a warning that any buyer with a dog or a small child should read: the park has alligator signs, and residents should "always assume" alligators live in any Florida pond or lake (Burnt Store Village Property Owner's Association, FAQs). Keep pets on a leash near the water, keep children back from the bank and never feed wildlife. The association does not state whether fishing is allowed in the park lake. Information not available at time of publishing (checked 2026-09-29). If fishing matters to you, ask before you buy.
The association has a written policy for its community center, one of the numbered policies posted on its site. The public pages we read give no location, hours or booking process, so we do not describe a building. If a community room matters to you, ask the association whether it is open to residents and how to reserve it.
The county roll carries one greenbelt tract for the plat, and it measures 55.07 acres. A greenbelt is a platted open-space tract. The roll does not describe it as a public park or a preserve, and this guide does not either. Two of the greenbelt tracts touch a mapped AE strip on FEMA's map, which the flood section explains.
Be clear about the list before you tour. The association's public descriptions mention no clubhouse, golf course, marina or tennis courts, and its FAQ confirms there is no pool, pickleball or beach onsite. There is no shopping or dining inside the community either. For many buyers that is the trade: there is no club to join and no amenity membership to carry. For a buyer who wants golf and a pool inside their own gates, it is a reason to look at a different kind of community.
No. The Declaration we read contains no age restriction, and no primary document we read describes the community as 55 and over. Searchers sometimes confuse the area with age-restricted communities elsewhere along Burnt Store Road. Confirm the current rules with the association.
Residents can use them as paying members of the public. A Burnt Store Village deed carries no membership, slip or tee-time privilege at Burnt Store Marina, a separate gated marina and golf community on the Lee County side of the county line with its own master association (Burnt Store Marina Association). By our routing estimate it is 4.9 miles and 12 minutes from the center of Burnt Store Village.
Any of those terms can change without a vote in Burnt Store Village. Confirm each one with the business or association that sets it.
Burnt Store Village has no boat ramp, marina or deep-water access of its own. The community lies east of Burnt Store Road and is not on Charlotte Harbor's shoreline, and the drainage ditch that rings its east and south sides in the county's drainage study is a stormwater feature, not a boat route. The nearest public ramp on the Burnt Store corridor is Cape Coral's Burnt Store Boat Ramp in Lee County (City of Cape Coral). Charlotte County lists four ramps in the Punta Gorda area, and by our routing estimate the Harbour Heights Park ramp is 17.3 miles and about 27 minutes away (Charlotte County, Fishing, Boat Ramps and Kayak Launches). A boat owner keeps the boat on a trailer at home if the association's rules allow it, at a commercial marina, or at another marina in the harbor.
Most of Burnt Store Village is mapped FEMA Zone D, an area of undetermined flood hazard, and 44 lots are in shaded Zone X. None of the parcels we analyzed lie in a mapped special flood hazard area. That is not a promise of dry ground, so check every address.
Data updated: September 2026 (FEMA National Flood Hazard Layer, flood zone and FIRM panel layers, whole-lot test of the county's parcel outlines, queried September 29, 2026; Charlotte County GIS evacuation and coastal high hazard layers; FEMA glossary; Charlotte County 50% FEMA Rule and Flood Protection pages; WINK News, September 2025).
A flood map is a set of polygons, and a lot is a polygon too, so the right test is the whole lot against the whole map, not one point on the lot. We ran that whole-lot test on the county's parcel outlines for Punta Gorda Isles Section 16 against FEMA's National Flood Hazard Layer. The county's parcel layer has no outline for 13 of the 1,387 roll parcels, so the results cover the outlines we could test. These are map overlays, not flood determinations. A lender's flood determination or an elevation certificate governs any individual property.
Measure | Result |
|---|---|
Parcels whose center falls in Zone D (undetermined flood hazard) | 1,330 |
Parcels whose center falls in Zone X, shaded (0.2 percent annual chance, coastal) | 44 |
Parcels whose center falls in a special flood hazard area (A, AE or V) | 0 |
Single-family parcels, Zone D and Zone X by center | 858 and 12 |
Vacant residential parcels, Zone D and Zone X by center | 468 and 15 |
Parcels with more than one FEMA zone inside the lot | 98 |
Source: FEMA National Flood Hazard Layer and Charlotte County GIS parcel outlines, whole-lot test, our analysis, September 29, 2026.
Read plainly: most of the community is mapped Zone D (undetermined flood hazard), 44 lots are in shaded Zone X, and none of the parcels analyzed lie in a mapped special flood hazard area. Check every address.
Ninety-eight of the outlines have more than 0.1 percent of their area in a second zone. Ninety-six of those are Zone D with a slice of Zone X, and two are greenbelt tracts that also touch a mapped AE strip. A single address point cannot show that split. The clearest example in our sample is a parcel on Alicante Drive, which tests as 97.2 percent Zone D and 3.0 percent Zone X across the whole lot; a test at one point on that lot returns Zone D and misses the Zone X slice. That is why we describe lots, not points, and why a buyer should ask for the determination on the actual lot.
We also queried twelve parcels spread across the community, one per street, to show the pattern in detail.
Street (one sampled parcel) | FEMA zone across the whole lot | FIRM panel | Evacuation zone |
|---|---|---|---|
Doredo Dr | D, 100 percent | 12015C0416G | C |
Juarez Cir | D, 100 percent | 12015C0417G | C |
Prada Dr | D, 100 percent | 12015C0417G | C |
Alicante Dr | D, 97.2 percent; X, 3.0 percent | 12015C0416G | B |
Jubal St | D, 100 percent | 12015C0417G | C |
Maya Cir | D, 100 percent | 12015C0417G | C |
Quiche Ct | D, 100 percent | 12015C0417G | C |
Alcazar Dr | X, shaded, 100 percent | 12015C0416G | C |
Durango Ct | D, 100 percent | 12015C0417G | C |
Estrada Cir | D, 100 percent | 12015C0416G | C |
Becasse Dr | D, 100 percent | 12015C0417G | C |
Alcira Cir | D, 100 percent | 12015C0416G | C |
Source: FEMA National Flood Hazard Layer and Charlotte County GIS, whole-lot test, queried September 29, 2026. A sampled parcel is a lot, not a statement about any home on it, and a street sample is not a parcel determination; look up a specific address at the FEMA Map Service Center.
None of the twelve sampled lots returned a letter of map revision or a letter of map amendment, and none has a published base flood elevation. We did not check those records for the other parcels. Information not available at time of publishing (checked 2026-09-29).
FEMA defines Zone D as "areas with possible but undetermined flood hazards. No flood hazard analysis has been conducted. Flood insurance rates are commensurate with the uncertainty of the flood risk" (FEMA, Zone D glossary). Zone D is not a special flood hazard area, and FEMA publishes no base flood elevation for it. It also is not a finding that the land is safe. It is a finding that no study has been done.
Two Charlotte County flood insurance rate map panels cover the community. Panel 12015C0416G covers the western half and panel 12015C0417G the eastern half, both effective December 15, 2022, in community 120061, unincorporated Charlotte County. Because the community sits near the Lee County line, FEMA's panel index also returns a Lee County panel at some points; the Charlotte County panel is the one that governs a Charlotte County parcel.
Charlotte County's flood protection page says flood insurance is mandatory for federally backed mortgages in high-risk zones and optional outside them, that policies typically have a 30-day waiting period, and that Florida Citizens is phasing in flood insurance requirements (Charlotte County, Flood Protection). The community sits outside a special flood hazard area, so the FEMA zone alone does not trigger a lender's flood requirement, but a lender's own rules may still require it. Ask your lender early.
An elevation certificate documents a building's lowest floor against the flood map. Charlotte County explains its flood zone lookup and elevation certificates on its flood information page (Charlotte County, Flood Information). Because no base flood elevation is published for Zone D lots, an elevation certificate is less a compliance document here than a way to learn how high the floor sits above the street and the nearest ditch, and we ask for one where it exists. The minimum finished floor elevation for new construction in a Zone D or Zone X lot is set by the county's floodplain ordinance and permit rules, and the ordinance we could reach is a scanned document with no readable text. Information not available at time of publishing (checked 2026-09-29).
Charlotte County holds Class 5 in FEMA's Community Rating System, a 25 percent discount for policies in high-risk zones, according to the county's presentation and a WINK News report of September 9, 2025 (WINK News). Whether that discount applies to a Zone D or Zone X policy is not stated in the records we read, and we make no premium claim. The county's 50% FEMA Rule page says the rule "does NOT apply to structures located in an X or D" zone; where it applies, work costing more than 50 percent of a structure's value must bring the building up to current elevation requirements (Charlotte County, 50% FEMA Rule). Confirm with the county for your parcel before you plan a major renovation.
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 it allows termination within 20 days of the effective date if the blank is left empty, but by its wording that right applies to a property in a Special Flood Hazard Area or a coastal barrier area whose lowest floor is below the minimum elevation, or that is ineligible for flood coverage. None of the parcels we analyzed lie in a mapped special flood hazard area, so in Burnt Store Village the inspection period is the walk-away right you will actually rely on. Test an insurer's quote before it ends. The seller's written flood disclosure under Fla. Stat. 689.302 is due at or before the contract.
The county's Burnt Store Drainage Study is the clearest public record of where water gathers near Burnt Store Village. Its resident survey plotted 56 flood-report pins, largely within the community, and it centers on the rim ditch on the east and south sides. It is a planning-level study, and its projects are unfunded.
Data updated: September 2026 (Charlotte County Burnt Store Drainage Study page and final report, prepared by Kimley-Horn, read September 29, 2026).
Charlotte County's Burnt Store Drainage Study, prepared by Kimley-Horn, covers seven developments from the Lee County line north to about Notre Dame Boulevard, and it names Burnt Store Village as a main concern (Charlotte County, Burnt Store Drainage Study; final report).
Residents dropped pins at 56 locations, "largely within Burnt Store Village," for a storm event in July 2025. The study used July 7 to 12, 2025, described as "a typical 'nuisance storm' that flooded roads and lawns in Burnt Store Village," to check its model against resident photos.
The "rim ditch" circles the east and south sides of the community before discharging through a crossing under Burnt Store Road, and the largest amount of public concern was about ongoing flooding along it. The study describes rim ditch improvements and recommends further refinement before any project moves ahead.
The study's future-conditions model, which adds rainfall intensification and sea level rise, flags a small number of buildings in the southeast corner of the community with estimated floor elevations below the modeled stage. Those elevations come from ground-elevation data, not surveys, so they are a reason to ask about a specific lot and not a finding about a specific house.
The consultant calls it "a planning-level study and not at a level suitable for FEMA map revisions or regulatory floodplain management programs," and says it does not evaluate storm surge. It changes no flood zone and no insurance rating. We found no funding source or construction schedule for any project in it, so treat every project as unfunded.
Look up the exact parcel on FEMA's map service center, ask the seller for any elevation certificate and for a written account of any water on the lot, read the county's drainage study page, and walk a prospective lot after a heavy rain. Ask your insurance agent to quote flood coverage at the address, not the neighborhood, and compare the quote with a lender's requirement.
Burnt Store Village sits in the county that took Hurricane Charley's eyewall in 2004 and Hurricane Ian's mainland landfall in 2022, and Punta Gorda's waterfront flooded in Helene and Milton in 2024. No public record we found describes storm damage inside Burnt Store Village itself, either way, so a buyer should read each home's own history.
Data updated: September 2026 (National Hurricane Center tropical cyclone reports for Charley, Ian and Milton; National Weather Service Tampa Bay impact narratives for Helene; WGCU; Charlotte County Emergency Management; Charlotte County GIS evacuation zone layer, queried September 29, 2026).
The federal and county records speak of Punta Gorda and Charlotte County, not of individual subdivisions.
None of those reports names Burnt Store Village. The Milton and Helene water levels describe the harbor edge and the Peace River, which is the Punta Gorda waterfront and not this community. We found no county damage assessment, federal assistance record or association notice that describes wind, surge or flood damage inside the community from Charley, Ian, Helene or Milton. Information not available at time of publishing (checked 2026-09-29). That gap is why we read the house and not the headline.
Evacuation zones and flood zones are different products. Charlotte County says it is "divided into 5 evacuation zones" (Charlotte County, Hurricanes). Zone letters are county evacuation zones, not FEMA zones. We checked every parcel outline against the county's evacuation layer, dated to its updated map of November 17, 2025 (Charlotte County, Evacuation Zones map).
Evacuation zone | Parcels |
|---|---|
Zone C | 1,346 |
Zone B | 28 |
The 28 Zone B parcels sit on the northern edge of the community, on Badalona Drive (16), Alicante Drive (11) and one parcel on Zemel Road. The county text and map we could read do not state which storm category triggers an order for Zone B or Zone C. Information not available at time of publishing (checked 2026-09-29). The authority for any address is the county's own lookup, Charlotte County Know Your Zone, and every household should look up its letter before June, not during a watch.
By county roll year built, 27 parcels carry a year built before 1990 and 84 carry one from 1990 to 2001. Any parcel with a year built before 2002 existed when Charley came ashore in 2004, so any 2004 storm history belongs to those homes. The 558 parcels built from 2020 to 2025 all post-date Charley, and a home from that group can have been through Ian only if it was finished by September 2022, which year built alone does not show. Year built does not tell you what a house went through, only which storms it was old enough to see.
We do not print a design wind speed or a wind-borne debris status for the community. The records we could read do not state either one for Burnt Store Village. The design wind speed that applies to a specific lot is fixed at permitting. For a new build, your engineer and builder work from that determination, and for a resale, the permit file for the original construction and any re-roof shows what the house was built to.
Ask three things in writing. Ask whether the home has ever had a storm or water claim. Ask for the roof permit and the age of the roof covering. Ask for the wind mitigation report and any flood determination.
Insurance on a Burnt Store Village home is priced house by house, and no public source publishes a typical premium for the community, so we print none. The drivers are the roof and its age, documented wind mitigation features, the code year the home was built to, and whether a flood policy is required or wise.
Data updated: September 2026 (Florida Office of Insurance Regulation Uniform Mitigation Verification Inspection Form; Florida Office of the Insurance Consumer Advocate; My Safe Florida Home 2025 to 2026 program page; Citizens Property Insurance Corporation; Charlotte County flood protection page; Charlotte County Property Appraiser roll, read September 29, 2026).
Florida's mitigation form asks first whether the home was "built in compliance with the FBC," meaning the Florida Building Code, with 2002 or later as the qualifying year (Florida Office of Insurance Regulation, OIR-B1-1802). The county roll's year built is not a permit date, so it cannot settle that question for a given home, but it shows how the stock sorts.
Year built per the county roll | Parcels |
|---|---|
Before 1990 | 27 |
1990 to 2001 | 84 |
2002 to 2009 | 188 |
2010 to 2019 | 29 |
2020 to 2025 | 558 |
Source: Charlotte County Property Appraiser roll, our analysis, 886 parcels with a recorded year built, September 29, 2026. Year built per the county roll, not permit date.
By that count 775 of the 886 parcels date to 2002 or later and 111 to before 2002. The Florida Building Code took effect in 2002, so a home in the 2002 group needs its permit date to know which side of the line it is on. For a buyer, the older homes deserve the closer look at the roof and the openings.
A licensed contractor, engineer, architect or certified building code inspector documents a home's features on the mitigation form, and Florida's Office of the Insurance Consumer Advocate says insurers are required by law to offer mitigation discounts or credits for documented features (Florida Office of the Insurance Consumer Advocate; Fla. Stat. 627.711). The office describes a hip roof as the most wind-resistant roof shape. The dollar value of the credits for a Burnt Store Village home depends on the carrier's filed credit table and on a quote. Ask the seller for the most recent wind mitigation report; the report shows the actual answers, and the answers are what a carrier prices.
Citizens Property Insurance "requires a four-point inspection for all property owner, dwelling and mobile home applications for properties more than 20 years old," and roofs older than 25 years (shingle or similar) or 50 years (tile, slate or metal) need documentation of at least five years of remaining useful life (Citizens, Inspections). At least 111 Burnt Store Village homes were built before 2002, and some of the 188 from 2002 to 2009 are past the 20-year line too, so the four-point is routine on an older resale here and a new build rarely needs one.
Citizens is Florida's insurer of last resort, and it ties its wind policies to flood coverage that the policyholder buys separately. Policyholders with the highest replacement costs were first, and the requirement phases down by replacement cost to reach every remaining personal lines policy on January 1, 2027 (Citizens, flood insurance coverage rules). A Burnt Store Village buyer relying on Citizens should expect to price a flood policy even outside a special flood hazard area. Citizens' March 4, 2026 release announced statewide multiperil rate decreases for 2026; it is a statewide announcement, and no county-level or community-level premium is in it (Citizens, March 4, 2026).
My Safe Florida Home is a state program that offers hardening grants for eligible homes. Its 2025 to 2026 program page describes eligibility rules that include an owner-occupied, homestead-exempt single-family home with a building permit issued before January 1, 2008 (My Safe Florida Home). A Burnt Store Village home permitted after that date will not meet that test, and the 558 parcels built in 2020 or later fall outside it on year built. The page describes 2025 to 2026, and the status for the next program year is not stated there. Check the program page for current terms and amounts.
Flood insurance is a separate policy from homeowners insurance. FEMA says Zone D flood insurance rates are "commensurate with the uncertainty of the flood risk." Charlotte County says flood insurance is required for federally backed mortgages only in high-risk zones and that policies typically have a 30-day waiting period. Actual flood premiums for Burnt Store Village are not published. Information not available at time of publishing (checked 2026-09-29). Get a quote at the address; do not assume one from a neighbor's bill.
Which private carriers are writing new policies on Burnt Store Village homes today is not stated in any public record we found. Information not available at time of publishing (checked 2026-09-29). That changes quarter to quarter, and an independent agent who represents several carriers will know it better than any guide.
We ask for binding homeowners and flood quotes inside the inspection period on every Burnt Store Village home. On the Florida AS IS contract the inspection period is 15 days if the blank is left empty, and a roof or panel an insurer will not accept is a negotiating point on day ten and a lost deposit on day forty. Before you close, ask the seller for the wind mitigation form, the roof permit and the age and covering of the roof, any prior claims and open permits, and any flood determination or elevation certificate. Insurance, tax and legal points in this guide are information, not advice; confirm them with your closing agent, attorney or insurance agent before you rely on them.
We find the right Burnt Store Village home by screening each address for the costs a listing hides before you tour it: flood zone and elevation, the estoppel and its charges, roof and insurance questions, the county street and drainage line, utilities for a lot, and nearby recorded comparables. Then we tour the few that survive.
We start with the full monthly carrying cost you are comfortable with: the mortgage at today's rate, the county tax bill at the post-sale value, the $50 street and drainage line, the association's assessment as stated on the estoppel, and homeowners and any flood insurance. In Burnt Store Village the association's figure is not published, so we price the address only after the estoppel is ordered, and we tell you which number is still open.
Resale of a recent build, resale of a home from the mid-2000s, first sale from a builder, or a vacant homesite and a build. Each has a different insurance profile, a different paperwork list and a different timeline. The recorded medians for homes built 2020 or later and for homes built 2000 to 2019 sit within a few thousand dollars of each other, so the product decision is about the house and your date, not about a price penalty.
For every address that survives we pull the FEMA zone for the whole lot and any elevation certificate, the permit history on the county's record, the association's approvals for past exterior work, the tax bill lines, and the recorded sales nearby. Listings we hear about before they reach the market go through the same screen. When a builder or an out-of-state owner is selling, we add the county's utility availability answer for the parcel.
A Burnt Store Village tour looks at the roof and the garage, the drainage swale along the street, the ground level against the street, whether the neighbors' lots are built or vacant, and whether the plans you like repeat across the street, which tells you what a comparable resale looks like. We also check the fence, parking and outbuilding rules against how you plan to live in the home, because the association's posted policies are stricter than many buyers expect.
If you want us to start the file, call Marc at (239) 287-5873 or book a Burnt Store Village buyer consultation.
We negotiate Burnt Store Village purchases from the evidence the market gives. SWFL MLS closings from September 29, 2025 to September 29, 2026 show a 74-day median on market and a 98.0 percent median sale-to-list ratio, and the county record shows new homes and resales trading within a few thousand dollars, so a buyer has real alternatives.
Data updated: September 2026 (SWFL MLS, closings September 29, 2025 to September 29, 2026, pulled September 29, 2026; Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026).
We price from recorded sales of comparable homes on comparable lots, from the same era and size band, including sales that never reached the MLS. The county file counts 77 recorded sales in the window and the MLS counts 28, so an offer built only on MLS comparables uses well under half the evidence. A listing priced against a portal estimate or a builder's list price gets our comparables in writing, and we say which sales we excluded and why. The two Badalona Drive duplex sales stay out of any single-family comparison.
A median sale-to-list ratio of 98.0 percent means the typical closing came in about 2 percent under its final list price. On a $325,000 home that is roughly $6,500 (our arithmetic, not a promise). It is a midpoint: some homes sold for full price and some for much less. A 74-day median on market says a correctly priced listing should expect about two and a half months from list to contract, with a spread from 6 days to 316 in the 27 closings that carry a value.
On the Florida AS IS contract, the initial deposit is due within 3 days of the effective date, the additional deposit within 10 days, the inspection period is 15 days unless the parties change it, the loan application is due within 5 days and the loan approval period defaults to 30 days (Florida Realtors and The Florida Bar, ASIS-7 contract). We set those dates to fit the estoppel, the flood file, the elevation certificate and the insurance quotes, and we calendar every deadline in writing on day one.
A roof an insurer will not accept, an elevation certificate that shows the floor below the base flood elevation, an open violation on the estoppel or an unapproved fence are all negotiating points. They carry more weight inside the inspection period than after it, which is why we order the estoppel in the first days of the contract and not the last.
Your deposit is held in escrow by a title company, attorney or broker, and on the AS IS form it is returned if you terminate in time under the inspection, financing or flood provisions. New-construction deposits follow a different rule, covered below. We never let a deadline pass on a deposit without a written extension in hand.
A Burnt Store Village buyer who finances pays Florida's documentary stamp tax on the mortgage at 35 cents per $100, the 2-mill intangible tax on the loan, recording, lender, title and inspection charges, and any estoppel fee the contract assigns. In Charlotte County the seller customarily pays the owner's title policy, and the contract controls.
Data updated: September 2026 (Florida Statutes 2026; Florida Department of Revenue; Charlotte County Clerk of the Circuit Court; retrieved September 29, 2026).
Under Fla. Stat. 201.08 the documentary stamp tax on a recorded mortgage is $0.35 per $100 of the amount secured, and Fla. Stat. 199.133 adds a nonrecurring intangible tax of 2 mills on the loan. The deed stamp of $0.70 per $100 under Fla. Stat. 201.02 is customarily a seller cost, but the contract decides. Charlotte County's Clerk charges $10.00 to record the first page and $8.50 for each additional page.
On a purchase at the $325,000 recorded median with 20 percent down, the loan is $260,000. Mortgage stamps are $910 and the intangible tax is $520, which is $1,430 in state taxes on the loan. The deed stamps on a $325,000 sale would be $2,275, which the AS IS form treats as a seller cost. Add recording, lender fees, the inspection, the survey and any estoppel fee. This is our arithmetic from the statutory rates, not a closing estimate; your lender's Loan Estimate is the document that binds.
Item at a $325,000 price, 20 percent down | Amount | Who customarily pays |
|---|---|---|
Mortgage documentary stamps on a $260,000 loan | $910 | Buyer |
Intangible tax on a $260,000 loan | $520 | Buyer |
Deed documentary stamps on $325,000 | $2,275 | Seller |
Association estoppel fee | Information not available at time of publishing (checked 2026-09-29) | Seller on the AS IS form, by default |
Association application or transfer fees | Information not available at time of publishing (checked 2026-09-29) | Buyer on the AS IS form, by default |
Source: Fla. Stat. 201.08, 199.133 and 201.02, our arithmetic on the county's $325,000 recorded median.
In Charlotte County the seller customarily pays for the owner's title insurance policy, and the contract controls. Paragraph 9(c) of the AS IS contract has the parties check a box to say who pays, so read the box before you sign, because a different choice is legal and sometimes negotiated. Florida sets title insurance premiums by rule, so the premium for the same coverage is the same at every title company (Rule 69O-186.003); the settlement and search fees are what vary. A buyer who is paying for a lender's policy pays that premium separately.
Florida property taxes are paid in arrears, so the seller credits you at closing for the part of the year the seller owned the home, and the county's street and drainage line rides on the same bill. Budget separately for a general inspection, a four-point and wind mitigation report on an older home, a wood-destroying organism report, an elevation certificate if none is on file, and a survey. On a lot, add the county's utility availability answer and a boundary survey. Association dues, if paid in advance, are prorated the same way.
Burnt Store Village property taxes reset after a sale: the seller's capped assessment does not transfer, so your first full bill reflects market value and your own exemptions. The bill has two halves, ad valorem tax on value and flat non-ad valorem lines, including the $50 street and drainage assessment, which homestead does not reduce.
The ad valorem half multiplies each taxing authority's millage by your taxable value after exemptions; the district code and rates appear on the parcel's Property Appraiser record card. The non-ad valorem half carries the county street and drainage assessment, fire rescue and sanitation, and it lands on a vacant lot as it does on a house. The association's assessment is not on the county bill; the association bills it directly. The line-by-line example earlier in this guide shows one 2025 bill for a built-2021 homestead parcel that totaled $5,564.24, and it is an illustration, not a forecast.
To claim homestead in Charlotte County you must hold title, be a Florida resident living in the home as your permanent residence on January 1, and file between January 1 and March 1 after the deed is recorded (Charlotte County Property Appraiser, Exemptions). The exemption is $25,000 on all levies plus an inflation-indexed additional exemption of about $25,000 on non-school levies under Fla. Stat. 196.031.
A non-homestead home's 10 percent assessment cap resets on sale, and a homestead's Save Our Homes value resets to just value in the year after the change of ownership. The Florida property tax disclosure summary in Fla. Stat. 689.261 tells you not to rely on the seller's current taxes, so budget from your purchase price and current millage, not the seller's total.
If you are leaving another Florida homestead, you can carry part of its Save Our Homes benefit to a Burnt Store Village homestead established within three years of January 1 of the year you left the old one, filing Form DR-501T by March 1 (Form DR-501T; Fla. Stat. 193.155). Selling a Florida homestead to buy here? That is a timing question we plan with you before either contract is signed.
Amendment 3 is on the November 3, 2026 ballot and needs 60 percent to pass. If it passes, the Charlotte County Property Appraiser says the homestead exemption on non-school taxes would become $150,000 from January 1, 2027 and $250,000 from January 1, 2028, the school exemption would stay at $25,000, the non-homestead cap would fall from 10 to 5 percent, and new-resident requirements would apply after January 1, 2027 (Property Tax Amendment 3). The first effect would show on 2027 bills. It would not touch the non-ad valorem lines, such as the county street and drainage assessment, and we do not treat it as law until the voters act.
Since August 17, 2024, a Burnt Store Village buyer must sign a written agreement with an agent before touring a home, and that agreement must state compensation that is specific and fully negotiable. Offers of compensation no longer appear on the MLS, and a seller or builder may still agree to pay some or all of it.
The National Association of Realtors' practice changes require MLS participants working with a buyer to sign a written agreement "prior to touring a home," stating compensation that is "objectively ascertainable and not open-ended," barring payment above the agreed amount from any source, and stating conspicuously that broker fees are not set by law and are fully negotiable (NAR, Summary of 2024 MLS Changes; NAR Settlement FAQs). Florida Realtors adds that a range is not allowed (Florida Realtors, NAR settlement FAQs).
Florida Realtors released updated forms effective January 5, 2026. Buyer brokerage agreements come in four versions, EBBA-8nr, 8sa, 8tb and 8tn, one for each brokerage relationship, and the single agent version includes a clause that compensation the broker receives from a seller reduces what the buyer owes (Florida Realtors, updated forms).
Fla. Stat. 475.278 presumes "that all licensees are operating as transaction brokers unless a single agent or no brokerage relationship is established, in writing." A transaction broker owes limited confidentiality and no duty of loyalty. If you want an agent who represents only you, say so and sign the single agent version; the national settlement did not change Florida brokerage relationship law.
In a community where builders and owners both sell, a buyer can easily meet a builder before meeting an agent. Some builders tie buyer-agent compensation to registering the agent at the buyer's first contact, which can include a website sign-up, so bring us in before the first model visit or sales call and we register you on the builder's published terms. Read how we represent buyers or call Marc at (239) 287-5873 before you walk a builder's model.
Choose a resale in Burnt Store Village for an established street, a known insurance history and a faster move; choose new construction for a current-code house, a builder warranty and a plan you pick. The county record shows little price gap: 44 sales of homes built 2020 or later had a $331,000 median, and 22 of them were resales.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026).
In the 12 months to September 26, 2026, the 44 sales of homes built 2020 or later had a $331,000 median, and the 10 sales of homes built 2000 to 2019 had a $335,000 median (Charlotte County Property Appraiser, our analysis). As a group, recent construction carried no premium, so the decision is about the house and the timeline, not a price penalty. Half of the recent-build sales were resales, so a buyer can compare a builder's house with a one-owner resale of the same plan a few lots away.
A resale gives you a home you can inspect as it stands, an elevation certificate that may already exist, a known roof and insurance history, and no construction timeline. The trade-off on a 2006 home is roof age and the four-point inspection; on a home from the 1970s or 1980s it is the electrical, plumbing and insurance questions covered earlier in this guide.
A new home is permitted under a recent building code and today's floodplain rules, carries new systems and comes with a written builder warranty. It may also sit beside lots that will be built on for years, and the county's records show large projects planned nearby, which we cover below.
Florida protects a new-construction deposit in escrow only up to 10 percent of the price under Fla. Stat. 501.1375, and the buyer can waive even that in writing. Read the builder's written warranty for what it covers and for how long, and have an independent inspector look at the house before the closing. Never sign a builder's contract that waives the escrow without reading what the deposit pays for.
Burnt Store Village buyers financing in September 2026 face a 30-year fixed average of 7.03 percent in Freddie Mac's weekly survey, a conforming loan limit of $832,750 and, in Charlotte County, an FHA limit at the national floor of $541,287. Only 2 of the 77 recorded sales in the past year were above that FHA floor.
Data updated: September 2026 (Freddie Mac Primary Mortgage Market Survey, September 24, 2026; FHFA and HUD 2026 loan limits, retrieved September 29, 2026; Charlotte County Property Appraiser public sales files, our analysis).
The 2026 conforming limit for a one-unit home is $832,750 (FHFA, conforming loan limit). Charlotte County does not appear on HUD's 2026 list of areas above the FHA floor, so its FHA limit is the floor, $541,287 (HUD, FHA 2026 areas above the floor). Every recorded home sale in Burnt Store Village in the latest window fell under the conforming limit, and only two were above the FHA floor: a $625,000 sale and a $555,000 duplex sale.
Freddie Mac's survey put the 30-year fixed at 7.03 percent on September 24, 2026, against 6.95 percent the week before and 6.30 percent a year earlier; the 15-year fixed was 6.42 percent (Freddie Mac PMMS). At 7.03 percent, principal and interest on a $260,000 loan, which is 20 percent down on the $325,000 median, is about $1,735 a month for 30 years (our arithmetic). That figure leaves out the county tax bill, the association's assessment and insurance, which is why we build the full monthly number for each shortlisted address. An actual loan quote depends on your credit, down payment and lender, and the survey rate is an average, not an offer.
A lot purchase and a construction loan are different products from a home mortgage, with their own down payment, draw schedule and timeline. Ask your lender how the association's clean-site deposit and the county's utility answer fit the draw schedule before you sign a lot contract, and read the section on building in this guide for the approval steps in order.
Daily life in Burnt Store Village centers on the street, the Community Park and the car rather than a clubhouse. It is a drive to most things: downtown Punta Gorda is about 20 free-flow minutes north, Burnt Store Marina 12 minutes south, and the nearest full hospitals are in Port Charlotte, 28 to 29 minutes away.
Data updated: September 2026 (Charlotte County Public Schools Boundary Locator, queried September 29, 2026; OSRM routing estimates from the community's center, computed September 29, 2026; hospital, retailer and park pages read September 29, 2026).
The one shared amenity the association describes is its Community Park, with a walking path around a lake, picnic tables and a playground, and it warns residents to always assume alligators are in the lake (Burnt Store Village Property Owner's Association). The Declaration contains no age restriction and the association does not describe the community as 55 plus. What the records show is a community filling in: a 1977 home, a 2006 home and a 2024 home can stand on the same street because the lots were platted in 1970 and built on over five decades.
The district's own Boundary Locator returned the same three schools for 14 addresses on 14 different streets of the community on September 29, 2026 (Charlotte County Public Schools, Boundary Locator).
School | Level | Address | Drive from the community's center |
|---|---|---|---|
East Elementary | Elementary | 27050 Fairway Drive, Punta Gorda 33982 | 13.8 miles, about 23 minutes |
Punta Gorda Middle | Middle | 1001 Education Avenue, Punta Gorda 33950 | 11.2 miles, about 19 minutes |
Charlotte High School | High | 1250 Cooper Street, Punta Gorda 33950 | 10.7 miles, about 18 minutes |
Source: Charlotte County Public Schools, Boundary Locator, September 29, 2026; drive times by OSRM on OpenStreetMap data, free-flow. The locator is a guide, not a guarantee: attendance zones can be redrawn, so run your exact street address through it before you write an offer that depends on a school.
The district's page for East Elementary in 2026-27 lists kindergarten and grade 1 as closed and shows open seats in grades 2 through 5 (Charlotte County Public Schools, East Elementary capacities).
Grade | Programmatic capacity | Actual enrollment | Available capacity |
|---|---|---|---|
Kindergarten | 111 | 113 | Closed |
Grade 1 | 111 | 115 | Closed |
Grade 2 | 150 | 136 | 14 |
Grade 3 | 130 | 113 | 17 |
Grade 4 | 145 | 130 | 15 |
Grade 5 | 145 | 127 | 18 |
Source: Charlotte County Public Schools, East Elementary Capacities 26-27, read September 29, 2026. The page carries no update date beyond its title, so treat it as a snapshot. It does not say what happens to a student whose assigned school has a closed grade, so we make no claim about attendance rights. A family buying with a kindergartner or first grader should ask the district before the inspection period ends.
On July 1, 2026 the district announced its first A district rating from the Florida Department of Education in 15 years, and Punta Gorda Middle is one of the 10 A-rated schools in that release (Charlotte County Public Schools, news release, July 1, 2026). The letter grades for East Elementary and Charlotte High School: Information not available at time of publishing (checked 2026-09-29). We do not use third-party rating sites and we do not print test scores we did not read from a primary source.
No hospital sits inside or beside the community. Charlotte County Fire and EMS Station 5 is at 15200 Burnt Store Road, and the county publishes its station list but not response times by neighborhood.
Facility | Type | Distance | Free-flow drive |
|---|---|---|---|
AdventHealth Port Charlotte, 2500 Harbor Blvd | Hospital with a 24/7 emergency room | 16.2 miles | about 28 minutes |
HCA Florida Fawcett Hospital, 21298 Olean Blvd | Hospital with an emergency department | 16.4 miles | about 29 minutes |
HCA Florida Cape Coral Emergency, 322 SW Pine Island Road | Freestanding emergency room in Lee County | 14.9 miles | about 25 minutes |
Sources: AdventHealth Port Charlotte; HCA Florida Fawcett Hospital; OSRM routing estimates, September 29, 2026. AdventHealth has announced a new emergency department at Jones Loop Road and Mac Ever Street in Punta Gorda with no opening date (AdventHealth). If anyone in your household sees specialists often, map the actual doctors before you choose a street, and measure your own route at the hour you would drive it.
Destination | Miles | Minutes, free-flow |
|---|---|---|
Burnt Store Marina (3150 Matecumbe Key Rd) | 4.9 | 12 |
Downtown Punta Gorda (100 W Retta Esplanade) | 11.4 | 20 |
Fishermen's Village (1200 W Retta Esplanade) | 11.3 | 20 |
Punta Gorda Airport, PGD | 11.3 | 20 |
Port Charlotte Town Center (1441 Tamiami Trl) | 19.5 | 34 |
Cape Coral City Hall | 17.3 | 30 |
Downtown Fort Myers | 17.7 | 32 |
Southwest Florida International Airport, RSW | 40.4 | 53 |
Englewood Beach | 37.1 | 61 |
Boca Grande | 41.3 | 71 |
Method: estimated drive times from the community's center, no traffic. We used the OSRM open routing engine on OpenStreetMap road data, fastest route, free-flow, with every destination geocoded by the U.S. Census Geocoder, computed September 29, 2026. The origin is the average of the Census-geocoded coordinates of one newly built home on each of 14 streets, so any address in the community is within about half a mile of it. Add time for Burnt Store Road, U.S. 41 and I-75 congestion and for signals, especially from January to April.
The nearest full grocery we verified is the Publix at Burnt Store Marketplace, which despite its name sits on U.S. 41 at 3941 Tamiami Trail, not on Burnt Store Road (Publix). Walmart Supercenter #778 is at 5001 Taylor Road (Walmart). Fishermen's Village at 1200 West Retta Esplanade has shops, dining and a marina (Fishermen's Village). The nearest restaurants that say the public is welcome are inside Burnt Store Marina, 12 minutes away. There is no beach onsite; the two Gulf beach destinations we measured, Englewood Beach at 61 minutes and Boca Grande at 71, are planned outings, and we do not call either one the closest beach. A buyer who wants a beach close by should look at Gulf-side communities.
Charlotte Harbor Preserve State Park, at 12301 Burnt Store Road, covers 45,507 acres, is open sunrise to sunset without an entry fee, and offers hiking, kayaking and birding, though the state warns that trails can close for seasonal flooding (Florida State Parks). The Charlotte Harbor Environmental Center at 10941 Burnt Store Road keeps its trails open dawn to dusk, seven days a week (Charlotte Harbor Environmental Center). Babcock Ranch Preserve, at 8000 U.S. Highway 31, is a 67,619-acre state forest with day and annual passes (Florida Forest Service). It is a car-based life that suits buyers who choose a newer home on a quiet plat over a resort-style community, and we tell buyers to drive the routes at the hours they would actually make them before they commit.
Near Burnt Store Village, the Charlotte County phases of Burnt Store Road are listed as construction completed, Lee County's widening is in design, and several large residential projects sit within a mile of the plat, one of them adjoining it. Below is each project with its distance, its unit count and what remains undecided.
Data updated: September 2026 (Charlotte County-Punta Gorda MPO and Lee MPO joint packet, February 2026; FDOT project 436928-1; Charlotte County project pages, petition decision letters and Planning and Zoning Board minutes; Charlotte County GIS petitions layer, our analysis of distances).
The joint Charlotte County-Punta Gorda and Lee MPO packet for the February 27, 2026 meeting lists three Charlotte County construction phases as "CST Completed" and notes that all phases are complete except roughly 1,000 feet north of the Lee County line (Charlotte County-Punta Gorda MPO and Lee MPO, joint meeting packet, 2026). The packet describes the Charlotte County work as widening from two lanes to four, with bicycle lanes and sidewalks, from the Lee County line to U.S. 41. The packet's wording does not make clear which piece of the short segment is unfinished, so we do not say more than it does.
The active widening is south of the county line. FDOT project 436928-1 covers 5.7 miles from Van Buren Parkway to the Charlotte County line, taking the road from two undivided lanes to four divided lanes (FDOT, Burnt Store Road PD&E, 436928-1). The Project Development and Environment study is finished and FDOT granted Location and Design Concept Acceptance on August 5, 2025. The MPO packet lists design at 60 percent in mid 2026 and right-of-way acquisition underway. We found no construction date in the sources we read, so we print none.
The joint MPO minutes of February 27, 2026 describe Burnt Store Road as the primary evacuation route for Charlotte and Lee County residents in the Pine Island Road to Jones Loop Road stretch (Joint MPO Board meeting minutes, February 27, 2026). Charlotte County is repairing Hurricane Ian-damaged light poles and converting streetlights to LED from U.S. 41 to the county line, and federal authorization is pending (Charlotte County, Disaster Recovery Site Burnt Store Road Signage/Lighting).
Charlotte County's Burnt Store Road Area East/West Connector, also called the Tuckers Grade Extension, would link Burnt Store Road to U.S. 41 as a two-lane road. The Board of County Commissioners adopted an alignment on September 24, 2024, and the county's project page says final design, right-of-way and construction are not currently funded (Charlotte County, Burnt Store Road East-West Connector). The county's project sheet says the whole amount depends on voter approval of the 1 percent sales tax extension. We found no certified referendum result, so this guide states the road as unfunded.
We pulled every record in the county's petition layer within one mile of the plat outline and measured the straight-line distance from the plat's edge to each petition's edge (Charlotte County GIS, Petitions layer). Distances are edge to edge, for orientation, and they are our analysis of the county layer, not a county statement.
Project | County petition | Distance from the plat | What the county records show |
|---|---|---|---|
Firelight North | DRC-26-011 and related petitions | Adjoins | 349.10 acres on Zemel Road; 337 base units, plus a requested 250 additional units |
Firelight East | PP-23-03-03 | About 0.50 mile | 338.02 acres; plat for 344 single-family lots and 20 tracts |
Heritage Station | PP-21-09-18 | About 0.23 mile | 85.47 acres; 130 lots |
Sage Pointe | DRC-25-177 | About 0.81 mile | 278 acres; up to 999 residential units |
Heritage Landing | Multiple petitions | 0.44 to 0.99 mile | Neighboring community with its own guide |
Source: Charlotte County decision letters and Planning and Zoning Board minutes; Charlotte County Petitions layer, our analysis.
Firelight North adjoins the plat. A 2026 county decision letter (petition DRC-26-011) states a base density of 337 units, notes that the applicant requested 250 additional units and records a recommendation to the Board of County Commissioners on April 2, 2026 (Charlotte County, decision letter DRC-26-011). We did not find the Board's decision on the extra units, so we print the base and the request and no larger figure. Firelight East sits about half a mile away, and the Planning and Zoning Board recommended its 344-lot plat unanimously on July 10, 2023 (Charlotte County Planning and Zoning Board, minutes, July 10, 2023). The county's records show further modification requests since, so read the current status on the county's petition pages before relying on any unit count.
Heritage Station is an 85.47-acre, 130-lot project that the Planning and Zoning Board recommended unanimously on December 13, 2021 (Charlotte County Planning and Zoning Board, minutes, December 13, 2021). It is a separate project from Burnt Store Village. Heritage Landing is a neighboring community with its own guide. Sage Pointe, at 14300 Burnt Store Road, carries the highest unit cap in the mile: the county's January 27, 2026 decision letter describes 278 acres and a maximum of 999 residential units, with central water and sewer proposed and approval conditional on 29 requirements before final detail (Charlotte County, decision letter DRC-25-177). County GIS lists the petition as "In Review," and we did not find the Board's final vote.
Burnt Store Village lies inside Charlotte County Utilities' certificated water and sewer service areas, and the county's map shows gravity sewer and water mains throughout the plat, so a home is expected to connect to county water and sewer, not a well and septic tank. That is a presence count from the county's map, not proof that a given vacant lot has a tap, so confirm each parcel with the county's Utilities Availability Form (Charlotte County Utilities, Water and Sewer Availability).
If you are also selling a Florida home to buy in Burnt Store Village, the two transactions need one plan: the sale funds the purchase, the closing dates must line up, and a Florida homestead may carry portable Save Our Homes savings into the new home if the timing is right. We run both sides so neither date surprises you.
If you are moving within the community, from an older home to a new build or a lot, start with a free Burnt Store Village home valuation built on the county's recorded sales. When you are ready to list, our guide to selling your home in Burnt Store Village explains how we price a resale against the newer homes on the next street. Call Jesse direct at (239) 898-6072.
For a home in the city or another Punta Gorda neighborhood, start with a Punta Gorda home valuation or read how we sell homes in Punta Gorda. Our Punta Gorda area guide sets the city picture beside Burnt Store Village, and if you are also weighing the lake community next door, read our Burnt Store Lakes buyer guide or the Burnt Store Marina buyer guide.
A custom Burnt Store Village listing alert tells you about the right home or lot the day it reaches the market. With a 74-day median on market and builders who sell outside the MLS, the buyers who see a correctly priced home first are the ones who get to tour it and write the first offer.
Data updated: September 2026 (SWFL MLS, closings September 29, 2025 to September 29, 2026, pulled September 29, 2026).
Price and bedrooms are the least useful filters in Burnt Store Village. The ones that matter are product (single-family home, duplex-zoned lot or vacant homesite), year built, because it decides the roof and insurance questions, heated square feet, because so many plans repeat, and the flood zone of the street. If you plan to build, add the lot's frontage and the vacant parcels around it.
To see every active home and lot, browse our team's search on DomainRealtyGroup.com, or tell us your criteria and we will build the saved search and send you the link. The alerts route to Jesse and Marc as well, so when something matches you hear from a person. Call Marc at (239) 287-5873, or use the Burnt Store Village buyer consultation form.
The Burnt Store Village buyer consultation is a working session, not a sales meeting: we take your monthly carrying number, compare resale, new build and lot paths, flag the homes that will struggle with an insurer or a flood file, and give you the document list for the addresses you like. There is no charge and no obligation.
A carrying-cost model with the county's street and drainage line and the association's assessment separated from the mortgage; the recorded comparables for the homes you are considering, including builder-direct sales; the FEMA zone and any elevation certificate for any address you name; and an estimate of your cash to close from the state figures in this guide.
Your timing, whether you are financing, whether you intend to homestead, whether you are selling a Florida home and might have portability to carry, whether you keep a boat, camper or trailer that the association's parking policy limits, and whether you would build on a vacant homesite.
Use the Burnt Store Village buyer consultation form, see how we represent buyers across Southwest Florida, or call Marc Comisar at (239) 287-5873 or Jesse McGreevy direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar are a top-reviewed Southwest Florida buyer team on Google, and the quotes below are five-star Google reviews from clients we represented, reproduced word for word. They are not Burnt Store Village transactions unless the client says so, and we do not display an aggregate rating.
★★★★★ "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
★★★★★ "We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend" Verified Google review
★★★★★ "Jesse was accommodating and very informative that helped us a lot in our purchase of land from the very beginning of the transaction till closing we can always depend on him if ever we have questions at anytime even sundays" Verified Google review
★★★★★ "Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time." Verified Google review
★★★★★ "Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please." Verified Google review
These are the Burnt Store Village questions a buyer will ask that no public primary source we could read on September 29, 2026 answered. We would rather name the gap and the document that closes it than print a number from a listing sheet or a blog post, and each item below names who settles it.
The questions below are the ones Burnt Store Village buyers ask us most, from whether the community is part of Burnt Store Lakes to what closing costs, taxes, flood and insurance look like. Each answer draws on a source, and where a fact is not public the answer says so and names the document that holds it.
Data updated: September 2026 (Charlotte County Property Appraiser public parcel and sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026; SWFL MLS, closings September 29, 2025 to September 29, 2026, pulled September 29, 2026; FEMA National Flood Hazard Layer and Charlotte County evacuation layer, queried September 29, 2026; Charlotte County Public Schools Boundary Locator, September 29, 2026).
It suits buyers who want a newer single-family home on an ordinary lot at a lower price than the neighboring Burnt Store communities and who accept that the community has no club, pool or golf course of its own. Charlotte County recorded 77 improved sales at a $325,000 median, and 558 of the 886 parcels with a year built date from 2020 to 2025 (Charlotte County Property Appraiser, our analysis). Membership is mandatory, most of the community is mapped Zone D, and the county's drainage study centers on the rim ditch, so weigh those before you offer.
No. Burnt Store Village is Punta Gorda Isles Section 16, one recorded plat (Plat Book 8, Page 27) in unincorporated Charlotte County, governed by the Burnt Store Village Property Owner's Association (Charlotte County subdivision map). Burnt Store Lakes and Burnt Store Marina are separate communities with their own associations, and some builder pages use the Burnt Store Village name for homes in neighboring communities.
The median was $325,000 on 77 recorded improved sales from September 27, 2025 to September 26, 2026, with a range of $185,000 to $625,000 and a middle half between $300,000 and $362,500 (Charlotte County Property Appraiser public sales files, our analysis). Setting aside two duplex sales on Badalona Drive leaves 75 sales at the same $325,000 median. The prior 12 months held 90 sales at a $331,000 median.
The county recorded 77 qualified improved sales from September 27, 2025 to September 26, 2026, against 90 in the 12 months before (Charlotte County Property Appraiser public sales files, our analysis). The newest sale in the file is dated August 21, 2026. SWFL MLS shows 28 closings for September 29, 2025 to September 29, 2026, but the MLS does not capture every recorded sale, so read the county count as the size of the market.
Most of the built stock is recent. Of the 886 parcels with a year built, 27 were built before 1990, 74 in the 1990s, 172 in 2003 to 2007, 29 in 2010 to 2019 and 558 in 2020 to 2025, which is 63 percent (Charlotte County Property Appraiser roll, our analysis). Sales are more mixed: of 44 sales of homes built 2020 or later in the 12 months to September 26, 2026, 22 were resales, and 14 sales are on parcels with no year built recorded yet.
Yes, and it is mandatory. The Burnt Store Village Property Owner's Association, Inc. is an active Florida not-for-profit (Florida Division of Corporations), and the recorded Declaration says ownership of each lot represents one membership. The association's rental policy also states that owners must be members and pay assessments duly levied (Burnt Store Village POA). Compass Rose Management is the association's manager of record.
Information not available at time of publishing (checked 2026-09-29). The association does not publish its annual dues outside its member area, and the amount is on the adopted association budget and on the estoppel certificate ordered at contract. In its own FAQ the association calls its dues "very low and reasonable" and ties that to having no pool, pickleball courts or beach onsite (Burnt Store Village POA, FAQs), but that is a description, not a figure.
The county's Burnt Store Village Street and Drainage Unit assesses $50 per equivalent residential unit, with a maximum rate of $195, for fiscal years 2026 and 2027, and it appears on the tax bill as a non-ad valorem line (Charlotte County MSBU). The county's May 2026 projection shows paving in fiscal year 2032, but projections change, so confirm with the county MSBU office. It is separate from anything the association bills.
As an illustration, not a forecast, the 2025 tax bill on one built-2021 homestead parcel with an assessed value of $365,181 totaled $5,564.24: $4,905.51 in ad valorem tax at a 15.0855 total millage and $658.73 in non-ad valorem lines that include the $50 street and drainage assessment (Charlotte County Tax Collector). Your bill depends on your assessed value and exemptions, and the seller's capped value does not carry over to you.
Mostly Zone D. FEMA's map service shows most of the community in Zone D, meaning possible but undetermined flood hazard, and 44 lots in shaded Zone X, and none of the parcels we analyzed lie in a mapped special flood hazard area (FEMA National Flood Hazard Layer). The governing panels are 12015C0416G and 12015C0417G, effective December 15, 2022. These are map overlays, not a determination, so check every address with a lender's flood determination.
We found no public record of home flooding specific to Burnt Store Village, and the record we do have concerns drainage. The county's Burnt Store Drainage Study, planning-level and unfunded, recorded 56 resident pins largely within the community from a July 2025 storm and describes flooding concerns along the rim ditch (Charlotte County, Burnt Store Drainage Study). The study says it does not evaluate storm surge and is not suitable for FEMA map revisions.
Information not available at time of publishing (checked 2026-09-29) for Burnt Store Village specifically. The document that would hold it is the county's damage assessment by subdivision or FEMA assistance data by ZIP code. Countywide, Ian made landfall near Punta Gorda on September 28, 2022 (National Hurricane Center report). We do not attribute any of that damage to this plat.
Information not available at time of publishing (checked 2026-09-29). Premiums are set by each insurer, and the record that holds them is a quote for a specific home with its wind mitigation form. Florida's mitigation form asks first whether a home was built to the Florida Building Code, 2002 or later (OIR-B1-1802), and 558 of the community's 886 parcels with a year built date from 2020 to 2025. Get binding quotes inside the inspection period.
The community lies inside the Charlotte County Utilities certificated sewer service area, and the county's map shows gravity sewer mains and laterals throughout the plat. The connection status of an individual parcel is not published, so confirm it for the lot you are buying with the county's Utilities Availability Form (Charlotte County Utilities). We do not assume any lot is connected.
The community lies inside the Charlotte County Utilities certificated water service area, which is county water, not the City of Punta Gorda's. As with sewer, the connection status of one parcel is not published, so confirm it with the county's Utilities Availability Form before you rely on it (Charlotte County Utilities). A new home on a vacant lot should have that answer in writing before you close.
Yes. The Declaration of Restrictions is dated July 2, 1970, covers Blocks 297 to 357, is recorded in Official Records Book 338 and was preserved by a notice dated October 31, 2003 (Single Family Deed Restrictions). It limits lots to single-family use and sets setbacks of 25 feet in front, 15 feet in the back and 7.5 feet on the sides. One short block of duplex-zoned lots on Badalona Drive sits outside the single-family declaration.
The association has a rental policy that applies to owners who rent (Burnt Store Village POA). A minimum lease term or a cap on rentals: Information not available at time of publishing (checked 2026-09-29). The documents that hold them are the association's current rental policy and any amendments to the Declaration, which you should read before you buy a home for renting.
As posted on the association site, fences are limited to 4 feet and at least 75 percent open, sheds and similar structures are not permitted, and boats, campers, trailers and RVs may be parked only 8 hours a day without a waiver, with no parking on grass (Burnt Store Village POA). The recorded Declaration also requires approval for fences over 3 feet. Verify the current policy text before you plan a purchase around any of these.
Not that we can find. The Declaration we read contains no age restriction, and no association document we read describes the community as 55 plus (Single Family Deed Restrictions). Searchers sometimes confuse the area with age-restricted communities elsewhere along Burnt Store Road. Because policies and amendments can change, confirm with the association and the recorded documents rather than a listing description.
No. The association's own FAQ says the community has no pool, pickleball courts or beach onsite (Burnt Store Village POA, FAQs). It does have a Community Park with a walking path around a lake, picnic tables and a playground, and a posted policy for its community center. Golf and dining are next door at Burnt Store Marina Country Club, where the club says the public is welcome (Burnt Store Marina Country Club), which does not give residents membership rights.
Not on the records we read. County GIS and hydrography layers show no canal, lake or waterway frontage for the residential lots, only drainage ditches and small stormwater basins on the edges, and the median measured lot is about 9,700 square feet (county GIS, our analysis). The association's Community Park has a lake, and the association warns residents to assume alligators in it. Do not assume a water view; check the specific lot on an aerial.
Yes, on a vacant lot, subject to the association's architectural review and county permits. As posted on the association site, Policy 4 lists a $250 application fee, a $12,500 refundable clean-site deposit, a bonded and insured builder, reinforced poured concrete or ICF block construction, and no manufactured, mobile or modular homes; verify current amounts (Burnt Store Village POA). Zoning is RSF-3.5 on the residential body. See our Punta Gorda new construction guide.
Twelve qualified vacant-lot sales under $100,000 in the 12 months to September 26, 2026 had a median of $38,000, from $27,500 to $49,000 (Charlotte County Property Appraiser public sales files, our analysis). The qualified series by year is $33,500 in 2022 on 147 sales, $40,000 in 2023 on 85, $42,750 in 2024 on 46, $50,000 in 2025 on 24 and $38,000 in 2026 to date on 12. The deed minimum is 75 feet wide and 7,200 square feet.
The county roll does not record the builder of a home, so we do not print a builder list. Builder home counts: Information not available at time of publishing (checked 2026-09-29). The document class that holds them is the county building permit reports. Some builder pages use the Burnt Store Village name for homes in neighboring communities, so check the plat and the association for any address (Charlotte County Property Appraiser).
The Charlotte County Public Schools Boundary Locator returned East Elementary, Punta Gorda Middle and Charlotte High for 14 addresses on 14 different streets of the community on September 29, 2026 (Charlotte County Public Schools, Boundary Locator). Punta Gorda Middle is one of the schools the district lists as A-rated in its July 1, 2026 release. Verify your own address on the locator, because attendance zones can be redrawn.
For 2026-27 the district lists kindergarten and first grade at East Elementary as closed, with open seats in grades 2 through 5 (Charlotte County Public Schools, East Elementary capacities). What a closed grade means for a zoned address: Information not available at time of publishing (checked 2026-09-29). The document that holds it is the school board's attendance and enrollment policy, and the district's enrollment office can answer for your child's grade.
There is no beach onsite. Estimated drive times from the community's center, without traffic, are 61 minutes to Englewood Beach and 71 minutes to Boca Grande (OSRM routing on OpenStreetMap data, accessed September 29, 2026). Charlotte County's own beach list names Port Charlotte Beach Park and Englewood Beach (Charlotte County, Beaches). Add time on Burnt Store Road, U.S. 41 and I-75, especially from January to April.
No hospital is inside or beside the community. Estimated drive times without traffic are 28 minutes (16.2 miles) to AdventHealth Port Charlotte, 29 minutes (16.4 miles) to HCA Florida Fawcett Hospital and 25 minutes (14.9 miles) to the HCA Florida Cape Coral Emergency room (OSRM routing, accessed September 29, 2026). AdventHealth has announced an emergency department at Jones Loop Road and Mac Ever Street with no opening date.
Southwest Florida International Airport is 40.4 miles and about 53 minutes away, and Punta Gorda Airport is 11.3 miles and about 20 minutes away, by estimated drive time from the community's center without traffic (OSRM routing on OpenStreetMap data, accessed September 29, 2026). Downtown Fort Myers is 32 minutes and Cape Coral City Hall is 30 minutes. These are free-flow estimates, so allow more time in season.
Firelight North adjoins the community with 337 base units and a requested 250 more (Charlotte County decision letter DRC-26-011). Firelight East, about half a mile away, has a 344-lot plat, and Heritage Station, about 0.23 mile away, has 130 lots. The county's decision letter for Sage Pointe describes about 278 acres and a maximum of 999 residential units (DRC-25-177). Distances are edge to edge, our analysis.
The county MPO packet of February 2026 lists the Charlotte County phases as construction completed, with a short segment of about 1,000 feet excepted (Charlotte County-Punta Gorda MPO packet). The active widening is on the Lee County side, where the state's PD&E study was accepted on August 5, 2025 (FDOT project 436928-1). The Tuckers Grade Extension to U.S. 41 is unfunded and depends on the sales tax extension.
No. Burnt Store Village is in unincorporated Charlotte County with a Punta Gorda mailing address and ZIP code 33955. County government runs the roads, permits and taxes here, not the city, and water and sewer come from Charlotte County Utilities. For the city itself, see our Punta Gorda guide.
Burnt Store Village had 77 recorded sales at a $325,000 median, and Burnt Store Lakes had 63 at $432,000 (county recorded sales, our analysis, windows as stated in each guide). They are separate plats with separate associations and separate county street and drainage units. Burnt Store Lakes is the lake community, and Burnt Store Village is an interior-lot plat with a Community Park and no water frontage we could find. Read our Burnt Store Lakes buyer guide for the other side.
It is the association's written statement of what its records show is owed on a lot, and the buyer, lender and title company rely on it at closing. Under Fla. Stat. 720.30851 the association has 10 business days to deliver it, and it is effective for 30 days (35 if mailed). Estoppel requests go to the association's manager, Compass Rose Management. The fee: Information not available at time of publishing (checked 2026-09-29).
Closing costs depend on your price, loan and title company, and the lender's Loan Estimate and Closing Disclosure hold the exact figures. On a $325,000 purchase with 20 percent down, the state taxes on the mortgage are $1,430: $910 in documentary stamps and $520 in intangible tax (our arithmetic under Fla. Stat. 201.08 and 199.133). In Charlotte County the seller customarily pays the owner's title policy, and the contract controls.
McGreevy and Comisar. We read all 77 recorded sales in this plat over the last 12 months and price every offer against that record, and we know the association, flood and drainage questions a Burnt Store Village buyer needs answered. Jesse McGreevy and Marc Comisar lead the #1 team in Southwest Florida since 2012, and our personal sales exceed $900 million. See our best real estate agents in Punta Gorda page, or call Marc at (239) 287-5873.
For a home in a mandatory association, Florida law requires the seller to give you a disclosure summary before you sign, and the contract is voidable by the buyer within 3 days after receipt, or before closing if that is sooner, if it was not delivered (Fla. Stat. 720.401). The right cannot be waived. The disclosure states that membership is mandatory, that assessments may be levied, whether a CDD or another special district exists, and that restrictions may govern the use of the property.
In Charlotte County the seller customarily pays the owner's title insurance policy, and the contract controls. Paragraph 9(c) of the Florida AS IS contract has the parties check a box to say who pays (ASIS-7 contract). Title premiums are set by rule, so the premium is the same at every title company (Rule 69O-186.003).
SWFL MLS shows a median of 74 days on market for Burnt Store Village closings from September 29, 2025 to September 29, 2026, from 6 days to 316 in the 27 closings that carry a value (SWFL MLS, pulled September 29, 2026). The MLS captured 28 closings against 77 recorded sales at the county, so the figure describes listed homes, not builder-direct sales. A correctly priced home should expect about two and a half months from list to contract.
The median sale-to-list ratio was 98.0 percent on 28 closings from September 29, 2025 to September 29, 2026 (SWFL MLS, pulled September 29, 2026), so the typical home sold about 2 percent under its final list price. On a $325,000 home that is about $6,500 (our arithmetic). Medians hide a spread, and we negotiate each home from the county's recorded comparables and the inspection and estoppel findings.
The county's evacuation layer, dated November 17, 2025, places 1,346 parcels in Zone C and 28 in Zone B, and the 28 Zone B parcels sit on the northern edge of the community (Charlotte County, Evacuation Zones map). Evacuation zones are separate from flood zones. Look up any address on the county's Know Your Zone tool before you buy.
Charlotte County says flood insurance is mandatory for federally backed mortgages in high-risk zones and optional outside them (Charlotte County, Flood Protection). The community sits outside a special flood hazard area, so the FEMA zone alone does not trigger the requirement, but a lender's own rules may, and Citizens phases in a flood requirement on all its remaining policies by January 1, 2027. Ask your lender and insurer early.
You are not required to have one, but a builder's sales agent represents the builder, not you. Some builders tie buyer-agent compensation to registering the agent at your first contact, which can include a website sign-up, so bring an agent in before your first model visit (Florida Realtors, NAR settlement FAQs). We register you on the builder's published terms, and we compare the contract against a resale of the same plan.
Usually the taxable value resets to market value after a sale, so a buyer of a long-held home can see a higher bill than the seller paid (Fla. Stat. 689.261). A first-time Florida homestead gets a $25,000 exemption plus an additional non-school exemption once you file by March 1. Amendment 3, on the November 3, 2026 ballot, would raise the non-school exemption if 60 percent approve. Budget from your price, not the seller's bill.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy direct at (239) 898-6072, or use the buyer consultation form on this guide. The first conversation is a carrying-cost and shortlist session covering resale, new build and lot paths, with the flood and association paperwork for any address you name. There is no charge, and you keep the work whether or not you go further. See how we represent buyers.
Every document below links to the body that issues it rather than to a copy we host, so it stays current when the issuer updates it. A Burnt Store Village buyer is handed several of these during a transaction, and reading them before the offer costs nothing.
Document | Issuing body | Link |
|---|---|---|
Single Family Deed Restrictions, with the 2003 preservation notice | Burnt Store Village Property Owners Association | |
Association FAQs | Burnt Store Village Property Owners Association | |
Burnt Store Village Street and Drainage Unit, budget and rate detail | Charlotte County | |
Burnt Store Village Street and Drainage Unit page | Charlotte County | |
Major Subdivisions over 100 lots, updated November 19, 2025 | Charlotte County Community Development | |
Burnt Store Drainage Study, final report | Charlotte County | |
Evacuation Zones map, updated November 17, 2025 | Charlotte County | |
FIRM panel index, National Flood Hazard Layer | FEMA | |
Flood Map Service Center, search by address | FEMA | |
Water and Sewer Availability, Utilities Availability Form | Charlotte County Utilities | |
Fla. Stat. 720.401, HOA disclosure summary | Florida Senate | |
Fla. Stat. 720.30851, estoppel certificates | Florida Senate | |
Fla. Stat. 689.261, property tax disclosure summary | Florida Senate | |
Fla. Stat. 689.302, flood disclosure | Florida Senate | |
Fla. Stat. 501.1375, new-construction deposits | Florida Senate | |
Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | |
AS IS Residential Contract for Sale and Purchase, ASIS-7 | Florida Realtors and The Florida Bar | |
Exclusive Buyer Brokerage Agreement, single agent, EBBA-8sa | Florida Realtors | |
Form DR-501T, portability application | Charlotte County Property Appraiser | |
Boundary Locator, school assignment by address | Charlotte County Public Schools | |
Corporate record for the association, document N03228 | Florida Division of Corporations, Sunbiz |
Every source below was read or checked on September 29, 2026. Where a figure in this guide is our own tabulation rather than a source's, the text says so beside the figure. No competitor brokerage, aggregator or listing portal appears here, by policy. The SWFL MLS (member access, pulled September 29, 2026) is cited as text only.
McGreevy and Comisar are the Southwest Florida team Burnt Store Village buyers call when a purchase has to be priced on the county record and closed without surprises. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012.
McGreevy and Comisar are a top-reviewed buyer team in Southwest Florida, and Burnt Store Village buyers get the same partner-level representation our clients from Estero to Charlotte Harbor get. If you are searching for the best buyer's agent in Burnt Store Village, Florida, McGreevy and Comisar represents homebuyers across Punta Gorda, Charlotte County, Cape Coral, Estero, Bonita Springs, Naples, Fort Myers, Lee County and Collier County. Whether you are relocating, snowbirding, buying your first home, building on a lot or upgrading to a newer home, our team provides honest market guidance, partner-level negotiation and a clear plan to help you buy confidently.
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida Realtors with Domain Realty, regulated by the Florida Real Estate Commission under Chapter 475, Florida Statutes. Meet Jesse McGreevy and Marc Comisar, or read about McGreevy and Comisar.
The community guide for this purchase is our Burnt Store Village neighborhood guide. Selling first? Read how we sell homes in Burnt Store Village. Ready to buy? Start your Burnt Store Village buyer consultation or call Marc at (239) 287-5873. Owners can also see what their Burnt Store Village home is worth.
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 Village, Florida. It is not legal, tax or insurance advice, and it is not an offer of representation. Market figures from Charlotte County Property Appraiser public sales files, our analysis, and Southwest Florida MLS, pulled September 2026. Brokered by Domain Realty.