Deep Creek buyer representation from McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012.
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McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012. Top 1% Real Estate Agents Nationally Since 2008. Over $900 million in personal sales, and $2.5 Billion sold as Domain Realty Group.
Buying a home in Deep Creek means buying in unincorporated Charlotte County under a Punta Gorda 33983 mailing address, on one of two recorded plats split by Sandhill Boulevard, each with its own property owners' association and its own rules. The community story, from the golf club to the greenbelts, lives in our Deep Creek community guide. This guide is the buyer's version: the recorded prices, the fee stack, the association paperwork, the flood and insurance file, the closing costs and the deadlines that decide what a Deep Creek home really costs before you sign. By Jesse McGreevy and Marc Comisar, with every market figure read from the Charlotte County Property Appraiser's recorded-sale files downloaded on September 26, 2026. Call Jesse direct at (239) 898-6072 or Marc at (239) 287-5873.
Updated September 2026
A Deep Creek buyer should know five things before an offer: the home is in Charlotte County, not the City of Punta Gorda; Sandhill Boulevard splits two associations with different rules; the county record shows 351 sales in 12 months, not the MLS label's 37; sampled flood maps read Zone X; and new homes compete on the same streets.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, downloaded September 26, 2026, newest recorded sale September 4, 2026; Southwest Florida MLS Matrix, pulled September 26, 2026; FEMA National Flood Hazard Layer, sampled September 26, 2026).
Each point below is drawn from a primary record further down this guide, and several of them contradict what a Deep Creek buyer is likely to read on a listing sheet.
The sections below follow the order a Deep Creek purchase actually runs: who we are, what the county record says about price, which section and association you are buying into, what you pay every year and at closing, the flood and insurance file, how we find and negotiate the right home, and the questions buyers ask us most.
McGreevy and Comisar are the Deep Creek buyer's agents who read the Section 20 or Section 23 declaration, the association estoppel, the county tax bill and the FEMA map before you write an offer. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 Team in Southwest Florida since 2012.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, downloaded September 26, 2026; Southwest Florida MLS Matrix, pulled September 26, 2026).
Deep Creek looks simple from the street: detached homes on greenbelt lots, a golf course near the middle, a county park on Sandhill Boulevard. The paperwork is not simple. The same ZIP code covers two plats with two associations, a set of multi-family blocks under a separate declaration, 27 condominium communities with their own boards, and several nearby complexes that listings call Deep Creek but the plats do not. A 1986 house and a 2025 build can share a block and insure very differently. The job is to know which of those you are standing in and to price the difference into the offer, not to discover it after the inspection period has closed.
If you are weighing us against other agents, our side-by-side look at the best real estate agents in Punta Gorda sets out the yardsticks we think a Deep Creek 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 with a Punta Gorda address and a Charlotte County government, add one more test: ask each agent whether they price a home from the county's recorded sales or from the 37 closings the MLS happens to label Deep Creek.
Awards are not a negotiating strategy. Two decades of continuous production in Southwest Florida is how an agent recognizes a fair price on a Section 23 resale without guessing, and how we know which questions a Charlotte County closing agent, an association manager and an insurance underwriter will ask before they are asked.
Jesse and Marc handle their own buyers, and Marc leads buyer representation and negotiation for the team. There is no junior handoff after the first showing: the person who tours the Section 20 lake home with you is the person who negotiates it. 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 Deep Creek buyers at the property. We are a top-reviewed buyer team on Google, and the reviews section of this guide quotes three of those reviews word for word.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS® with Domain Realty. Florida real estate licensure is regulated by the Florida Real Estate Commission under Chapter 475 of the Florida Statutes, and both licenses can be checked on the state's licensee lookup. Brokered by Domain Realty.
McGreevy and Comisar bring a verified Southwest Florida record to a Deep Creek purchase: our Domain Realty Group team has closed over $2.5 billion in real estate, and Jesse and Marc's own sales exceed $900 million. For this guide we tracked every qualified recorded Deep Creek sale in Charlotte County's files for the latest 12 months.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, recorded September 27, 2025 to September 26, 2026, downloaded September 26, 2026; RealTrends 2026 ranking as published).
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse and Marc account for more than $900 million of personal production. RealTrends ranked Domain Realty Group the #5 real estate team in Florida for 2026, on 241 transactions and more than $157 million in volume, and the #1 team in Bonita Springs by sales volume and by transaction sides. Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience. Those are the production figures we publish, and they are the same on every page we operate.
We tracked 351 qualified, recorded Deep Creek sales in the Charlotte County Property Appraiser's files, from September 27, 2025 through the newest recorded sale on September 4, 2026, and $118,937,000 in volume. We split them by plat (Section 20 and Section 23), by product (single-family, two-family, condominium and townhome), by building era and by builder-direct first sale against resale, because an MLS search on the Deep Creek label sees about a tenth of that market. We also read both associations' recorded declarations and published FAQs, the county's street and drainage unit minutes, its utility master plans and road project pages, and the FEMA flood layer at seven sample points.
We do not publish a Deep Creek buyer-representation count, because no agent-side data pull we hold supports one, and a rounded guess is worse than a blank. We do not print a Section 20 assessment, a condominium dues figure or a current street and drainage rate, because no association or government record we could read publishes one. We do not name builders active in Deep Creek, because the record that would name them is the county deed index, which we have not searched by grantee. Where a fact is unsettled, this guide says so and names the document that settles it.
Before the first showing we pull the legal description to confirm the plat, block and lot, and in Section 23 whether the lot sits on a single-family block or a multi-family block. We read the declaration that governs that block, request the association's written answer on anything the declaration leaves open, read the seller's Charlotte County tax bill for the non-ad valorem lines, check the FEMA zone for the exact address, and ask for the roof, window and shutter permits. Those checks cost nothing, take a day or two, and are only worth anything if they are done inside the inspection period.
The Deep Creek housing market in 2026 is level after a correction. Charlotte County recorded 297 platted-lot sales at a $360,000 median in the latest 12 months, the same median as calendar 2025 and about 13 percent below the 2022 peak of $415,000, while MLS-labeled homes sold at a median 97.9 percent of list price.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, qualified improved sales recorded September 27, 2025 to September 26, 2026 and calendar years 2019 to 2026, downloaded September 26, 2026, newest platted-lot sale September 1, 2026 and newest condominium sale September 4, 2026; Southwest Florida MLS Matrix, Development Deep Creek, closed September 26, 2025 to September 26, 2026, pulled September 26, 2026).
Charlotte County recorded sales lead every count and median below, because the county file counts every qualified deed on the two plats whatever a listing called the home. The window runs from September 27, 2025 to September 26, 2026.
Segment | Recorded sales | Median | Low | High | Dollar volume |
|---|---|---|---|---|---|
All Deep Creek homes | 351 | $341,000 | $80,000 | $665,000 | $118,937,000 |
Platted lots, Sections 20 and 23 | 297 | $360,000 | $189,000 | $665,000 | $110,158,700 |
Single-family homes on the platted lots | 276 | $352,500 | $189,000 | $665,000 | $99,651,100 |
Section 20, all platted-lot sales | 165 | $359,900 | $222,500 | $600,000 | $59,916,700 |
Section 23, all platted-lot sales | 132 | $365,000 | $189,000 | $665,000 | $50,242,000 |
Section 23, two-family buildings | 14 | $575,000 | $425,000 | $603,000 | $7,688,500 |
Condominiums and townhomes inside the footprint | 54 | $155,000 | $80,000 | $300,000 | $8,778,300 |
Source: Charlotte County Property Appraiser public sales files, our analysis. The $80,000 low is a condominium sale, and we would not price anything from it. The all-homes median sits below both parts because the 54 condominium sales pull the combined middle down.
Price band, 12 months | Platted lots, all | Section 20 | Section 23 |
|---|---|---|---|
Under $250,000 | 12 | 5 | 7 |
$250,000 to $349,999 | 121 | 73 | 48 |
$350,000 to $449,999 | 115 | 66 | 49 |
$450,000 to $549,999 | 32 | 18 | 14 |
$550,000 and up | 17 | 3 | 14 |
Total | 297 | 165 | 132 |
Source: Charlotte County Property Appraiser public sales files, our analysis.
Eight in ten platted-lot sales, 236 of 297, landed between $250,000 and $449,999. That is the working budget range for a detached Deep Creek home. Above $550,000 the market is almost entirely Section 23's newest builds and its two-family buildings, and of the 54 condominium and townhome sales, 52 closed under $250,000.
Year | Platted-lot sales | Median | Single-family median | Condominium and townhome sales | Condominium median |
|---|---|---|---|---|---|
2019 | 338 | $245,000 | $244,400 | 93 | $120,000 |
2020 | 423 | $256,500 | $255,000 | 81 | $130,000 |
2021 | 489 | $324,000 | $322,450 | 94 | $145,000 |
2022 | 377 | $415,000 | $414,600 | 110 | $192,500 |
2023 | 394 | $390,700 | $390,000 | 54 | $214,000 |
2024 | 345 | $390,000 | $388,200 | 59 | $209,000 |
2025 | 339 | $360,000 | $357,250 | 44 | $155,000 |
2026, January 1 to September 26 | 211 | $360,000 | $355,000 | 42 | $157,500 |
Source: Charlotte County Property Appraiser public sales files, 2019 to 2026, qualified improved sales, our analysis. The 2026 row is a partial year.
For a buyer the table says three things. First, the post-2022 correction has already happened: the platted-lot median gave back about 13 percent from its 2022 peak. Second, the slide has paused, with $360,000 in both 2025 and 2026 so far, which is a pause and not yet a turn. Third, the condominium layer peaked later and fell further, about 26 percent below its 2023 high, so a condominium buyer reads the association's budget and reserves before reading the price trend as a bargain.
Measure, 12 months | Deep Creek, MLS development label |
|---|---|
Closed sales | 37 |
Median days on market, all | 76 |
Median days on market, single-family | 66 |
Median sale-to-list ratio | 97.9% |
Source: Southwest Florida MLS Matrix, Residential, Development is Deep Creek, closed sales September 26, 2025 to September 26, 2026, pulled September 26, 2026.
These are the two measures only the MLS carries. A 66-day median for single-family homes and a 97.9 percent sale-to-list ratio describe a market where a correctly priced Deep Creek home sells in about two months for close to its asking price. The negotiating room sits in the homes that have been listed longer than that, or that were priced from a portal estimate rather than the recorded sales on the same section, era and size.
Charlotte County recorded 351 qualified sales in Deep Creek in the same year the MLS labeled 37 closings "Deep Creek." Most Deep Creek listings are entered under other names, often Port Charlotte, or with the development field left blank. The label also catches homes outside the plats: two of the 37 were condominiums our boundary test places elsewhere, one in Heritage Lake Park and one in Lakeside of Charlotte County. When anyone quotes you "37 sales last year," the correct answer is 297 on the platted lots and 351 with the condominiums inside the footprint. That is why we build every Deep Creek comparable set from the county record.
Group, platted lots, 12 months | Sales | Median |
|---|---|---|
Builder-direct first sales, all | 42 | $390,000 |
Resales, all | 255 | $350,000 |
Builder-direct, Section 20 | 21 | $380,000 |
Builder-direct, Section 23 | 21 | $409,000 |
Builder-direct two-family, of 14 two-family sales | 7 | $575,000 |
Source: Charlotte County Property Appraiser public sales files, our analysis. A builder-direct sale is our estimate: the first qualified improved sale within one year of the roll's year built, or a sale of a home the roll does not yet date. It includes seven new homes still coded as vacant on the 2026 roll.
The $40,000 gap between the new-home median and the resale median is the most useful number a Deep Creek buyer can carry into a showing. A resale at the new-home price has to earn it with a pool, a lake or greenbelt view, a newer roof and impact windows. A resale well below it is often the better value, provided the insurance file supports it.
Segment, 12 months | Median price per sq ft of living area | Median living area |
|---|---|---|
Platted lots, all | $179.62 | 2,030 sq ft |
Single-family homes | $178.02 | 2,023 sq ft |
Section 20, all | $182.50 | 1,990 sq ft |
Section 23, all | $177.90 | 2,068 sq ft |
Section 23, two-family buildings | $201.86 | 2,719 sq ft |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis. The denominator is the roll's living-area field, which is not an MLS or appraisal square footage, so these figures compare only with each other.
Community | Jurisdiction | Setting | Recorded sales, 12 months | Median recorded sale | Window ends |
|---|---|---|---|---|---|
Deep Creek, platted lots | Unincorporated Charlotte County | Inland lakes, greenbelts, golf | 297 | $360,000 | September 26, 2026 |
Punta Gorda Isles, in-city sections | City of Punta Gorda | Canal grid | 344 | $693,000 | September 24, 2026 |
Burnt Store Isles | City of Punta Gorda | Canals and golf | 74 | $662,500 | September 24, 2026 |
Heritage Landing | Unincorporated Charlotte County | Gated golf, Tern Bay CDD | 112 | $332,500 | September 24, 2026 |
Burnt Store Lakes | Unincorporated Charlotte County | Platted lots | 63 | $432,000 | September 26, 2026 |
Source: Charlotte County Property Appraiser public sales files, our analysis; windows as stated.
Read the table by setting, not by price alone. Punta Gorda Isles and Burnt Store Isles buy canal frontage inside the city at close to double the Deep Creek median. Heritage Landing is the closest match on price, with a gate and a community development district that Deep Creek does not have. Burnt Store Lakes, another Punta Gorda Isles, Inc. plat in the county, is Deep Creek's closest structural cousin. If you are selling a home in one of these communities to buy in Deep Creek, see what your Deep Creek or nearby home is worth against the same file; if you are buying only, start with how we represent buyers.
A Deep Creek home is in unincorporated Charlotte County. Its postal city is Punta Gorda, ZIP 33983, but it sits outside the City of Punta Gorda, across the Peace River, and it is not part of Port Charlotte, though many listings use that name. For a buyer, the county decides the tax bill, flood map, permits, water and patrol.
Data updated: September 2026 (Charlotte County Utilities master plans; Charlotte County MSBU records; Charlotte County Sheriff's Office; Charlotte County Fire and EMS; U.S. Postal Service; read September 26, 2026).
ZIP codes follow mail routes, not city limits. The 33983 ZIP covers a wide stretch of unincorporated Charlotte County north of the river, and Deep Creek shares it with Harbour Heights and Heritage Lake Park. Both associations, the golf club and the county's own park pages use Punta Gorda, Florida 33983. An older state corporate filing for the Deep Creek Gardens Condominium Association listed 25100 Sandhill Boulevard under Port Charlotte, while that association's current state record reads Punta Gorda, 33983. Many MLS entries still use Port Charlotte. None of those names changes the government.
Which government handles what | Provider at Deep Creek |
|---|---|
Mailing address | Punta Gorda, Florida 33983 (U.S. Postal Service) |
Property taxes | Charlotte County Property Appraiser and Tax Collector |
City government | None; unincorporated Charlotte County |
Law enforcement | Charlotte County Sheriff's Office, not the Punta Gorda Police Department |
Fire and ambulance | Charlotte County Fire and EMS |
Water and sewer | Charlotte County Utilities |
Streets and drainage | Charlotte County Public Works, through the Deep Creek Non-Urban Street and Drainage unit |
Flood map and building permits | Charlotte County, FEMA maps effective December 15, 2022 |
Evacuation orders | Charlotte County Emergency Management; sampled points in Zones D and C |
Public schools | Charlotte County Public Schools |
Deed restrictions and greenbelts | Section 20 or Section 23 property owners' association |
Sources: Charlotte County Sheriff's Office; Charlotte County Fire and EMS station listing; Charlotte County Potable Water Master Plan; Charlotte County, MSBUs and MSTUs.
Three things follow for a buyer. The tax bill carries Charlotte County's unincorporated levies and the Deep Creek street and drainage line, not the City of Punta Gorda's millage, so a tax estimate copied from a city home is wrong. The flood map and the 50 percent rule are the county's, and the county states that rule does not apply to structures in FEMA flood Zone X. And the city and county water systems are separate, joined only by two emergency interconnects, one of them on Mauritania Road in Deep Creek, according to the county's water master plan. Our city guide covers buying a home in Punta Gorda on the other side of the river.
Deep Creek's recorded name is Punta Gorda Isles Section 20 and Section 23, plats of the developer Punta Gorda Isles, Inc. A title commitment that reads "Punta Gorda Isles Section 23" is a Deep Creek lot. One that reads "Punta Gorda Isles" with another section number may be a canal home in the city, Burnt Store Isles (Section 15), Burnt Store Lakes (Section 21) or Burnt Store Marina in Lee County (Section 22). The section number, block and lot in the legal description settle it before you tour.
Seven condominium complexes often listed under the Deep Creek name sit outside the two plats on our survey-section test: Lakeside of Charlotte County and Lakeshore of Charlotte County on Rampart Boulevard, Newport I and II, St. James Place and Kings Island XV at 175 Kings Highway, and Adams Glen on Adams Street, 480 units in all. Heritage Lake Park, next door, is a separate community with its own Community Development District, created by Charlotte County ordinance on June 22, 2004. A buyer shopping those complexes should treat each as its own community, with its own association, rules and school assignment to confirm.
A Deep Creek buyer who already knows that Section 23 publishes a $205 annual assessment while Section 20 does not, and that the county recorded 297 platted-lot sales at a $360,000 median in the latest year, is asking better questions than most. The next step is a short working session: book your Deep Creek buyer consultation, see how we represent buyers in Southwest Florida, or call Marc at (239) 287-5873. If you own a Deep Creek home you will sell to fund the move, get a Deep Creek home valuation first so the two timelines line up, or call Jesse direct at (239) 898-6072.
Section 20 fits a Deep Creek buyer who wants a younger single-family home in a section described as single-family only, and who can live with weekend-only boat parking. Section 23 fits a buyer who wants published dues of $205 a year, the golf course and park, or a two-family building, and accepts a one-month rental minimum.
Data updated: September 2026 (Charlotte County Property Appraiser roll and public sales files, our analysis, downloaded September 26, 2026; Section 20 and Section 23 association documents read September 26, 2026).
The Section 20 association states that "Sandhill Boulevard divides Deep Creek into two sections: Section 20 to the north and Section 23 to the south," and the county roll agrees parcel by parcel. The two sections share a developer, a street grid and a school zone in our sample, but they are legally separate, and the first question on any Deep Creek address is which one it is in.
Buyer yardstick | Section 20 | Section 23 |
|---|---|---|
Location | North of Sandhill Boulevard | South of Sandhill Boulevard |
Recorded plat | Plat Book 11, Pages 2A to 2Z42 | Plat Book 12, Pages 2A to 2Z41 |
Association | Section 20 Property Owner's Association, Inc. | Section 23, Property Owner's Association, Inc. |
Single-family homes on the roll | 3,082 | 2,411 |
Median year built, housing stock | 2000 | 1990 |
Vacant lots on the roll | About 505 | About 292 single-family, plus about 195 on multi-family blocks |
Two-family parcels | None; lots described as single-family only | 183, on the multi-family blocks |
Published annual assessment | Not published; on the budget and estoppel | $205 per lot, due October 1 |
Published rental minimum | None found in the Declaration | One month; no daily or weekly rentals |
Boats and trailers | Driveway from noon Friday to 11:59 p.m. Sunday; otherwise written consent | Not addressed by name in the public FAQ; ask in writing |
Sales, last 12 months | 165, median $359,900 | 132, median $365,000 |
Single-family median, last 12 months | $355,000 on 161 sales | $350,000 on 115 sales |
Median price per sq ft | $182.50 | $177.90 |
Sources: Section 20 Property Owner's Association; Section 20 Compiled and Integrated Declaration of Restrictions; Section 23 FAQ; Charlotte County Property Appraiser public roll and sales files, our analysis. Vacant counts are "about" because seven lots coded vacant on the 2026 roll had already sold as new homes.
Section 20 is the larger and, on average, newer side, with 3,082 single-family homes and a median year built of 2000. The association operates under Chapter 720 of the Florida Statutes with a board and a community association manager, from an office at 24710 Sandhill Boulevard, Unit 804. Its compiled Declaration restricts each lot "to the use of a single family, their household, their domestic help, and household guests," requires plans, working drawings and a plot plan to be approved before construction or alteration, and allows "a reasonable fee" for the review. A variance counts only if it is in writing, signed by at least two directors and recorded against the lot. Its assessment, its original declaration's recording date and its financial statements are not on its public pages, so a Section 20 buyer reads the adopted budget and the estoppel certificate.
Section 23 is the older side, with 2,411 single-family homes and a median year built of 1990, and it holds the golf course on Tract E and Charlotte County's Deep Creek Park on Tracts C and D. Membership is mandatory: the association's Articles make every fee simple owner a member, and a 2001 Charlotte County circuit court judgment found that "membership is a mandatory condition of ownership." Its FAQ lists association permits for new construction, additions, pools, fences, driveway changes, enclosures and exterior paint, and it holds owners to a "uniformly green" yard standard. Section 23 also has two declarations: one for its single-family blocks and a separate Multi-Family Residential Declaration for the blocks where the duplexes sit.
Section 20's busiest streets on the roll carry South American place names: Aysen Drive, Deep Creek Boulevard, Copiapo Circle, Tierra del Fuego Circle, Seasons Drive, Corrientes Circle and Santarem Circle. Section 23's lean toward European place names and seafaring terms: Nuremberg Boulevard, Rio de Janeiro Avenue, Mauritania Road, Palisade Road, Rampart Boulevard, Blue Lake Circle and Navigator Road. Rio de Janeiro Avenue and San Cristobal Avenue cross both sections, so on those streets read the legal description, not the sign.
The two sections trade within a few thousand dollars of each other at the median, for different reasons. Section 20's single-family homes are younger and sell for about $4.60 a foot more. Section 23's overall median is lifted by its 14 two-family sales at $575,000 and by new homes at a $409,000 builder-direct median, while its older resales sell for less per foot. A 1990 Section 23 resale and a 2003 Section 20 resale of the same size are not the same comparable, and an offer built on a Deep Creek-wide average will miss that.
A Deep Creek owner pays Charlotte County property tax, the county's Deep Creek street and drainage assessment on the same bill, the Section 20 or Section 23 association assessment, condominium dues where they apply, and optional golf. Section 23 publishes $205 per lot a year; Section 20 and the condominiums do not publish their amounts.
Data updated: September 2026 (Section 23 FAQ, read September 26, 2026; Section 20 association pages; Deep Creek Non-Urban Street and Drainage advisory board minutes, April 13, 2023; Charlotte County FY2024/25 budget hearing document; Deep Creek Golf Club memberships page, as posted September 26, 2026).
Layer | Amount | Who bills it | What it covers |
|---|---|---|---|
Section 23 owners' assessment | $205 per lot per year, due October 1 | Section 23, Property Owner's Association, Inc. | The association's building, paid office staff, office operations, and signage, greenbelts, lakes and drainage within Section 23 |
Section 20 owners' assessment | Not published; financial pages behind a resident login | Section 20 Property Owner's Association, Inc. | Greenbelts and common areas; the full list is on its budget |
Deep Creek Non-Urban Street and Drainage unit | $187.94 per occupied unit, $197.64 per vacant unit, the FY2022/23 rate | Charlotte County, on the tax bill | Road repairs, catch basins, sidewalks, culverts, drainage and canal cleaning, mowing, signs and paving bond debt |
Charlotte County property tax | Set each year; depends on your taxable value | Charlotte County Tax Collector | County, school and other levies for unincorporated Charlotte County |
Condominium or townhome association | Not published centrally; set by each association | Each Chapter 718 association | Building insurance, reserves, exterior maintenance and grounds |
Architectural review | Section 20 may charge "a reasonable fee"; amount not published | The association | Plan review before building or exterior changes |
Deep Creek Golf Club membership, optional | $2,700 to $7,025 a year, tax included, as posted | Deep Creek Golf Club | Green fees for a year, plus cart fees on the trail-fee tiers |
Community Development District | None found | Not applicable | Not applicable |
Sources: Section 23 FAQ; Section 20 FAQs; Deep Creek Street and Drainage advisory board minutes, April 13, 2023; Deep Creek Golf Club, Memberships.
The Section 23 FAQ gives $205 per lot per year, due October 1, and says the assessment pays for "the POA-owned building (including the property taxes, insurances, utilities, upkeep and maintenance); the paid office staff; office operations; and maintenance of common areas such as signage, greenbelts, lakes and drainage within Section 23." It also explains why the figure is low: "Because POAs typically don't maintain amenities like pools or gyms, our annual fees are often lower than those in HOAs." It does not cover mowing your own lot, trash, which is a county service, or the swale in front of your lot, which is Charlotte County Public Works'. Confirm the current year's figure on the estoppel certificate.
The Section 20 association does not print its annual assessment on its public pages; its financial information sits behind a resident login. You may see a Section 20 dollar figure on a listing. We do not repeat it, because no association or government record we read confirms it. On a Section 20 purchase the amount comes from the association's adopted budget and the estoppel certificate issued at sale under Section 720.30851 of the Florida Statutes, and we get both in writing before our buyers commit.
The Deep Creek Non-Urban Street and Drainage Municipal Service Benefit Unit is a non-ad valorem assessment, charged per equivalent residential unit rather than by value, and collected on the Charlotte County tax bill. Its advisory board minutes of April 2023 show $187.94 per occupied unit and $197.64 per vacant unit, flat from FY2015/16 through FY2022/23. We do not present those as this year's rates: the county's FY2024/25 budget hearing document gives only the unit's total budget, $4,454,756. The current rate is on the seller's tax bill, which is where we read it for every Deep Creek purchase. Do not confuse the unit with the separate Greater Port Charlotte Street and Drainage unit; Deep Creek has its own.
No Community Development District was found for Deep Creek. That matters when you compare it with neighbors: Heritage Lake Park, next door, has its own district, and Heritage Landing sits in the Tern Bay district. A Deep Creek home's cost stack has no district assessment line.
Take a built Section 23 single-family home counted as one equivalent residential unit. At the documented rates, the fixed non-tax layers were the $205 association assessment plus the $187.94 street and drainage charge at its FY2022/23 rate, or $392.94 a year before property tax and insurance. That is our arithmetic, not a bill: the street and drainage rate may have changed since FY2022/23, and the property tax is set by your own taxable value after the sale. The same home in Section 20 replaces the $205 with an amount you will read on the estoppel certificate.
A Deep Creek condominium or townhome is its own Chapter 718 association layered inside the footprint: 937 units in 27 communities, 54 sales in 12 months at a $155,000 median. Each sets its own dues, reserves, insurance, pet and lease rules, and none of those budgets is posted online for the complexes we checked.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis, newest condominium sale September 4, 2026; Florida DBPR inspections guidance; Florida Statutes, read September 26, 2026).
Complex | Units | Built | County sales, 12 months | Median or prices |
|---|---|---|---|---|
Deep Creek Gardens | 199 | 1986 to 1987 | 10 | $135,000 |
Links Edge | 60 | 2004 | 6 | $187,500 |
Townhomes of Deep Creek | 52 | 2007 | 4 | $166,000 |
Villa Manor | 69 | 1987 to 1989 | 3 | $110,000 |
Lake Rio Townhomes | 56 | 1988 to 2006 | 3 | $170,000 |
Buena Vista of Deep Creek | 28 | 1990 to 1993 | 3 | $182,500 |
The Pines at Deep Creek I | 48 | 1989 | 3 | $120,000 |
Rio Golf Villas | 6 | 2004 to 2005 | 2 | $260,000 and $300,000 |
Fairway Pines | 20 | 1986 to 1990 | 2 | $172,500 |
Fairways Villas | 52 | 1988 | 2 | $145,500 |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis. Counts of two or three are too thin to read as a market rate, so for Rio Golf Villas we list the two prices instead of a median.
The attached market sorts by building age more than location. The 2004 to 2007 buildings, such as Links Edge, Townhomes of Deep Creek and Rio Golf Villas, sold above the 1980s complexes such as Deep Creek Gardens and Villa Manor. The top condominium sale of the year was $300,000 for a 2005 Rio Golf Villas unit on Rio de Janeiro Avenue, recorded September 4, 2026.
A Deep Creek condominium resale runs under Chapter 718, not Chapter 720. Under Section 718.503 as amended in 2026, the contract is voidable within 7 days, excluding Saturdays, Sundays and legal holidays, after the buyer receives the declaration, articles, bylaws, rules, the latest financial statement and budget, the question-and-answer document, and the milestone inspection summary and structural integrity reserve study or a statement that none is required or complete. A transfer approval fee is capped at $150 per applicant under Section 718.112.
A Deep Creek buyer of a Section 20 or Section 23 lot gets the Chapter 720 disclosure summary before signing; if it arrives late, the contract is voidable within 3 days of receipt or before closing, whichever comes first. A Deep Creek condominium buyer gets the separate Chapter 718 package and a 7-business-day right instead.
Data updated: September 2026 (Florida Statutes 720.401, 720.30851, 718.503 and 718.116, read September 26, 2026; Section 20 and Section 23 association documents).
Both Deep Creek property owners' associations operate under Chapter 720 of the Florida Statutes. The Section 20 association says so on its own site, and the Section 23 court record describes that association as "governed by Chapter 720 as a Florida corporation." So a buyer of a single-family or two-family lot in either section is buying a parcel in a Chapter 720 community, and Section 720.401 of the Florida Statutes governs the disclosure.
Two Deep Creek details make the summary more than a formality. It is where a Section 20 buyer first sees the assessment in writing, since the association does not publish it. And it names the recorded restrictions, which in Section 23 means checking whether the lot sits under the single-family or the multi-family declaration.
Section 720.401 does not apply to associations governed by the condominium, cooperative, timeshare or mobile home chapters. A Deep Creek condominium or townhome purchase therefore runs on Section 718.503's document package and its 7-day right, excluding weekends and legal holidays. Where a unit might also sit under a Section 20 or Section 23 declaration, we ask for both associations' documents and both estoppel certificates.
The estoppel certificate turns the unpublished numbers into facts. For a Section 20 or Section 23 lot the association issues one under Section 720.30851, stating the current assessment, any special assessment and any balance owed; for a condominium, the condominium association issues one under Section 718.116, and a buyer may need both. The Department of Business and Professional Regulation publishes the inflation-adjusted maximum fees: $299 for the certificate, with $119 more for expedited service and $179 more for a delinquent account. Any transfer fee or capital contribution at either level is not published; if one exists, it appears on the certificate.
The associations, not the county, enforce the deed restrictions. Section 23 publishes its process: an inspector confirms the issue, the owner receives a friendly reminder, then a final notice, then attorney referral at the owner's expense. A fence, pool enclosure, driveway or paint change made without an association permit can surface on the estoppel at closing, and in Section 20 an exception counts only as a recorded variance signed by two directors. We ask the seller for the approvals before the inspection period ends, so an open violation becomes a negotiating point rather than your problem.
Choose a Deep Creek resale for a mature lot, an established greenbelt or golf view and a price near the $350,000 resale median; choose new construction for a current-code envelope and a builder warranty near the $390,000 new-home median; choose a vacant lot if you will manage association approval and county permitting yourself.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis, downloaded September 26, 2026; Section 20 and Section 23 association documents; Florida Statutes 501.1375, read September 26, 2026).
Deep Creek is not a new subdivision. New building happens on vacant lots in the two original plats, one house at a time, and it is a real share of the market: an estimated 42 first sales of new homes among the 297 platted-lot sales in the latest year, 21 in each section, and 821 homes on the roll dated 2020 or later, more than the 453 built in the whole of the 2010s. The newest homes are among the highest sales: $594,000 on Explorer Road and $585,000 on Bismarck Road, both built in 2025. We do not name builders or quote builder prices, because a builder's marketing is not a public record; the county deed index, searched by grantee, is the record that would name them.
The median resale sold at $350,000 against $390,000 for a new home. The discount buys a finished landscape, an established lot line and often a pool or lanai, and it costs you a roof, windows and systems whose age an insurer will ask about. Of the 297 platted-lot sales, 90 were homes built before 1990 and 65 were built in 2020 or later. A 1980s resale with a permitted new roof and impact windows can compete with a new build on insurance; one without them usually cannot.
The roll carries about 505 vacant lots in Section 20, about 292 vacant single-family lots in Section 23 and about 195 vacant parcels on Section 23's multi-family blocks. Which declaration governs the lot decides what you can build on it. Before closing on a lot, read the governing declaration, confirm Section 20's plan approval process or Section 23's new-construction permit, and budget the carrying costs: a vacant lot pays the higher vacant street and drainage rate, $197.64 at the FY2022/23 figure, and in Section 23 the same $205 assessment as a built lot. Confirm water and sewer availability for the specific parcel with Charlotte County Utilities.
Section 23's multi-family blocks, along streets such as Navigator Road, Explorer Road, Capricorn Boulevard, Northern Cross Road, San Cristobal Avenue and Oceanic Road, sit under the Multi-Family Residential Declaration. The roll shows 183 two-family buildings and 7 small apartment buildings there. The 14 two-family sales of the latest year had a median year built of 2024 and a $575,000 median, and an estimated 7 were builders' first sales. A buyer planning to rent one reads the multi-family declaration and Section 23's one-month minimum first.
The builder's salesperson represents the builder. Before you register at a sales office or on a builder's website, ask the builder in writing whether its buyer-agent terms depend on registration at first contact, and bring us to that first visit so the question never arises. On any builder contract, read the deposit clause: Section 501.1375 of the Florida Statutes requires a builder to escrow a deposit only up to 10 percent of the price, and the buyer can waive that protection in writing. Our new construction guide for Punta Gorda buyers walks through contracts, lots and permits in more depth.
Every point we sampled in Deep Creek, in both Section 20 and Section 23, returned FEMA Zone X, an area of minimal flood hazard, on maps effective December 15, 2022. For a buyer that usually means no federal flood-insurance mandate and no 50 percent rule, but the specific address, not our sample, decides.
Data updated: September 2026 (FEMA National Flood Hazard Layer, seven points queried September 26, 2026; USGS Elevation Point Query Service, four points; Charlotte County 50% FEMA Rule page; FEMA Community Status Book; WINK News, September 2025).
Sample point | Section | FEMA zone | Base flood elevation | Ground elevation (USGS) |
|---|---|---|---|---|
Sandhill Boulevard at Deep Creek Boulevard | 20 | X, minimal hazard | None | 24.22 ft |
Interior, Rio de Janeiro Avenue | 20 | X, minimal hazard | None | 24.04 ft |
Interior, near the golf club | 20 | X, minimal hazard | None | Not measured |
Southern edge, nearer the Peace River | 23 | X, minimal hazard | None | 22.60 ft |
Condominium street, interior | 23 | X, minimal hazard | None | Not measured |
Condominium street, nearer the river | 23 | X, minimal hazard | None | 19.75 ft |
Interior street | 23 | X, minimal hazard | None | Not measured |
Sources: FEMA National Flood Hazard Layer; USGS Elevation Point Query Service. A sample is not a determination for any parcel.
Zone X is outside FEMA's Special Flood Hazard Area, where federal rules make flood insurance mandatory for a federally backed mortgage. Outside that area the federal mandate does not apply, but a lender can still set its own requirement, so ask yours early rather than assume. Search the exact address on the FEMA Map Service Center: that result, not our sample, is what the lender and insurer will use, and we did not check any address for a letter of map amendment or revision.
Heavy rain, blocked swales and drainage problems flood houses outside mapped floodplains. In Deep Creek the front swale is Charlotte County Public Works' responsibility, and the Section 23 FAQ lists the county's line for swale problems. USGS ground elevations at our sample points ran from 24.22 feet in Section 20 to 19.75 feet near the river in Section 23; those are bare-ground values, not a finished-floor elevation. An elevation certificate is the document that states a house's lowest floor, and it can help price a flood policy even in Zone X.
Charlotte County requires a building to be brought up to current code, including elevation, when the cost of an improvement or repair is more than 50 percent of the building's value, and it states that the rule does not apply to structures in FEMA flood Zone X (Charlotte County, 50% FEMA Rule). At the points we sampled, Deep Creek is Zone X, so a buyer planning a large remodel of a 1980s house is not pushed into elevation work by this rule. The exemption turns on the FEMA flood zone, not on the county's evacuation zones, so confirm the flood zone for the house before relying on it.
FEMA's Community Status Book lists unincorporated Charlotte County at Class 5 in the Community Rating System, and WINK News reported in September 2025 that FEMA kept the county there, which earns a 25 percent discount on National Flood Insurance Program premiums. NFIP pricing under Risk Rating 2.0 reflects distance to water, elevation and rebuilding cost rather than the zone letter alone, so a neighbor's premium tells you little.
Florida's seller flood disclosure statute, Section 689.302, requires a written disclosure at or before contract, covering whether the seller has filed a flood insurance claim, received federal flood disaster assistance, or knows of flood damage during their ownership. It applies in Zone X too. It covers only the seller's own ownership period, so on a home that changed hands recently it can be silent about earlier storms, which is why we also read the permit history.
Charlotte County uses five evacuation zones, A through E, with Zone A the lowest-lying and first to leave. We queried the county's evacuation layer at seven points: five returned Zone D and two Section 23 points nearer the river returned Zone C; none fell in Zone A or B. An evacuation zone tells you when the county may order you out, not how your insurance is rated. The Section 23 association says it "does not issue evacuation orders" and defers to Charlotte County Emergency Management; check your address in the county's Know Your Zone tool.
Insurance on a Deep Creek home is priced house by house: the roof's age, the opening protection and a wind-mitigation report drive the wind premium, a four-point inspection is routine on older homes, and Citizens policyholders need flood coverage by January 1, 2027. No public source publishes an average Deep Creek premium, so we do not estimate one.
Data updated: September 2026 (Citizens Property Insurance inspections and flood coverage pages; Florida Statutes 627.351 and 627.711; Florida Building Commission wind-borne debris report; My Safe Florida Home; Charlotte County Property Appraiser roll, our analysis; read September 26, 2026).
Of the 5,701 parcels on the two Deep Creek plats that carry a year built, 2,052 date before 1990, 1,040 to the 1990s, 1,335 to the 2000s, 453 to the 2010s and 821 to 2020 or later. More than half, 3,092, were built before 2000. The median year built is 2000 in Section 20 and 1990 in Section 23. Two houses on the same Deep Creek street can therefore sit at opposite ends of an insurer's rating sheet, and the insurance quote belongs in the inspection period, not after it.
Citizens Property Insurance says it "requires a four-point inspection for all property owner, dwelling and mobile home applications for properties more than 20 years old," covering the roof, electrical, plumbing and heating and air-conditioning. Shingle roofs older than 25 years and tile, metal or other hard roofs older than 50 years need documentation of at least five years of remaining useful life. Most Deep Creek resale homes are past the 20-year mark, so order the four-point with the general inspection and ask the seller for the reroof permit.
Deep Creek sits inside Florida's Wind-Borne Debris Region on the Florida Building Commission's engineering report, where glazed openings on new work need impact-rated products or code-approved shutters. The same report found that in Hurricane Charley, one-third of homes without shutters in Punta Gorda and Port Charlotte had broken windows, and a former Deep Creek Golf Club superintendent told Golf Course Industry that Charley's eye "passed right over Deep Creek, spawning tornadoes." Section 627.711 requires insurers to offer credits for documented mitigation features, so a current wind-mitigation report on roof-to-wall connections, the roof deck, a secondary water barrier and opening protection is usually the cheapest premium reduction a buyer can find.
Florida law now ties Citizens wind coverage to flood coverage in stages by replacement cost, ending with January 1, 2027 for all other personal lines residential property. In Citizens' words, "If you don't wish to purchase flood insurance, you will not be eligible for a Personal Lines residential policy with Citizens." A Zone X house insured with Citizens will therefore need a flood policy by January 1, 2027 at the latest, and sooner if its replacement cost crossed an earlier threshold. How the rule applies to a condominium unit-owner policy is a question for your insurance agent before you close.
The My Safe Florida Home program requires an existing homestead exemption, an insured value of $700,000 or less and a home built before January 1, 2008. A new buyer cannot use it at closing, but it can become useful once your homestead is in place. Any roof, window or shutter project in Deep Creek also needs the association's approval first: Section 23 lists exterior changes on its permit list, and Section 20 requires plans approved before construction or alteration begins.
Everything in this section and the two that follow is general information, not legal, tax or insurance advice; confirm with your closing agent, attorney or insurance agent before you rely on it for a specific Deep Creek home.
A Deep Creek buyer who finances pays Florida's mortgage documentary stamp tax of 35 cents per $100 with no cap, the 2-mill intangible tax on the loan and Charlotte County recording fees, plus lender, title, inspection, estoppel and prorated charges. On a $288,000 loan the two state taxes alone total $1,584.
Data updated: September 2026 (Florida Statutes 201.08, 199.133 and 718.112; Florida Department of Revenue; Charlotte County Clerk recording fees; DBPR estoppel fee schedule; read September 2026).
Under Section 201.08 the documentary stamp tax on a recorded mortgage is $0.35 per $100 of the amount secured, with no cap on the mortgage. Section 199.133 adds a nonrecurring intangible tax of 2 mills on the loan amount. The deed stamp of $0.70 per $100 under Section 201.02 is customarily a seller cost in Florida, but the contract decides. The Charlotte County Clerk charges $10.00 to record the first page and $8.50 for each page after it.
Item, $360,000 purchase with 20 percent down | Amount | Basis |
|---|---|---|
Loan amount | $288,000 | 80 percent of the $360,000 platted-lot median |
Mortgage documentary stamp tax | $1,008 | $0.35 per $100 of $288,000 |
Intangible tax on the mortgage | $576 | 2 mills on $288,000 |
State taxes on the loan, total | $1,584 | Sum of the two lines above |
Recording | $10.00 first page, $8.50 each added page | Charlotte County Clerk |
This is our arithmetic from the statutory rates, not a closing estimate; your lender's Loan Estimate is the document that binds.
Florida law does not say, and we will not tell you there is a fixed Charlotte County custom, because the published sources we read disagree. The Florida Realtors and Florida Bar AS IS contract makes the parties check one of three boxes in paragraph 9(c) and prints no default. We tell you what is normal for the specific property and seller before you write the offer, and we treat the box as a negotiable term.
Expect an estoppel certificate from the Section 20 or Section 23 association, and for a condominium a second one from the condominium association. The Department of Business and Professional Regulation's inflation-adjusted maximum is $299 for the certificate, plus $119 for expedited service and $179 for a delinquent account. A condominium transfer approval fee is capped at $150 per applicant under Section 718.112; Florida sets no equivalent cap for a Chapter 720 association.
Florida property taxes are paid in arrears, so the seller credits the buyer for the part of the year they owned the home, and the Deep Creek street and drainage assessment rides on the same county bill and prorates with it. Section 23 bills its $205 assessment on October 1, so a mid-year closing usually prorates the dues between buyer and seller on the settlement statement, with the estoppel confirming what has been paid.
Budget separately for a general inspection, a four-point and wind-mitigation report on an older home, a wood-destroying organism report, and a survey if your lender or title company wants one. On a lot that backs onto a Section 20 greenbelt or a Section 23 lake, the survey is also how you confirm where the private lot ends and the association's common land begins, which matters before you plan a fence or a pool cage.
Deep Creek property taxes reset after a sale: the seller's Save Our Homes cap does not transfer, so your first full bill is based on market value in unincorporated Charlotte County, plus the non-ad valorem street and drainage line. Homestead, filed by March 1, then limits future increases on your own home.
Data updated: September 2026 (Charlotte County Property Appraiser exemption and Amendment 3 pages; Florida Statutes 193.155, 196.031 and 689.261; read September 2026).
A non-homestead home's 10 percent assessment cap resets on sale, and a homestead home's Save Our Homes value resets to just value in the year after the change of ownership, according to the Charlotte County Property Appraiser. Section 689.261 requires the contract to warn you not to rely on the seller's current taxes. Deep Creek's millage is set by Charlotte County and the other authorities that levy in the unincorporated county, not by the City of Punta Gorda, and we read it from the parcel's own record rather than estimate it.
To claim homestead you must hold title, be a bona fide Florida resident, and live in the home as your permanent residence on January 1, then file by March 1, with the deed recorded in Charlotte County first. The exemption is $25,000 on all levies plus an additional exemption of about $25,000 on non-school levies that Section 196.031 indexes to inflation each year, so the flat "$50,000" in older articles is out of date. The Property Appraiser accepts online filing.
If you are leaving another Florida homestead, you can carry part of its Save Our Homes benefit to a Deep Creek home if you establish the new homestead within three years of January 1 of the year you left the old one, filing Form DR-501T by March 1. A 2026 amendment changed the statute's wording from "the immediate prior homestead" to "the prior homestead," starting with the 2027 roll; how the Department of Revenue will apply it is not yet published. If you are selling a Florida homestead to buy here, plan the sale of your current home with the portability deadline in view.
Amendment 3 is on the November 3, 2026 ballot. If 60 percent of voters approve it, the Charlotte County Property Appraiser says the homestead exemption on non-school taxes would become $150,000 from January 1, 2027 and $250,000 from January 1, 2028, the non-homestead cap would fall from 10 percent to 5 percent, and additional residency requirements would apply to new Florida residents after January 1, 2027. The Property Appraiser also states it would not apply to non-ad valorem assessments or fees, so the Deep Creek street and drainage line would be unchanged, and association dues are not taxes at all.
Since August 17, 2024, a Deep Creek buyer must sign a written agreement with their agent before touring a home, stating a compensation amount that is objectively ascertainable and fully negotiable. Offers of compensation no longer appear on the MLS. A seller or builder may still agree to pay some or all of it.
Data updated: September 2026 (National Association of Realtors settlement materials; Florida Realtors forms and guidance; Florida Statutes 475.278; read September 2026).
The National Association of Realtors' practice changes, effective August 17, 2024, require MLS participants working with a buyer to enter into a written agreement "prior to touring a home." The agreement must state compensation that is "objectively ascertainable and not open-ended," must bar the agent from receiving more than the agreed amount from any source, and must carry a conspicuous statement that broker fees are not set by law and are fully negotiable. Florida Realtors adds that a range, such as "between two and three percent," is not allowed.
Florida Realtors released updated forms effective January 5, 2026. Buyer brokerage agreements come in four versions, EBBA-8nr, 8sa, 8tb and 8tn, one for each brokerage relationship a buyer can choose. The single agent version says compensation the broker receives from a seller or seller's broker reduces what the buyer owes, and carries a 30-day protection period by default. The CASSB-1 form handles compensation a seller or seller's broker offers to a buyer's broker.
Section 475.278 says: "It shall be presumed that all licensees are operating as transaction brokers unless a single agent or no brokerage relationship is established, in writing, with a customer." A transaction broker owes limited confidentiality and no duty of loyalty. If you want an agent who represents only you in the negotiation, say so and sign the single agent version. Florida Realtors states that the national settlement did not change Florida brokerage relationship law.
We put the agreement in front of you before the first tour, explain the four versions in plain language, write a fixed and specific compensation figure, and show you where a seller or builder contribution would offset it. On a new build on a scattered Deep Creek lot, we ask the builder for its buyer-agent terms in writing before your first visit.
We find the right Deep Creek home by screening each address for the costs a listing does not show before you tour it: which section and declaration govern the lot, the association assessment, the tax-bill lines, the FEMA zone, the roof and window permits, and the recorded sales on the same street. Then we tour the few that survive.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis; Southwest Florida MLS Matrix, pulled September 26, 2026).
We start with the full monthly carrying cost you are comfortable with: the mortgage payment at today's rate, property tax at your post-sale value, the street and drainage line, the Section 20 or Section 23 assessment, homeowners and, if you choose or need it, flood insurance, and condominium dues where they apply. In Deep Creek the insurance line moves most between two homes at the same price, so we price it early.
We match your list to the product. A boat owner reads Section 20's driveway clause before falling for a Section 20 lake home. An investor reads Section 23's one-month rental minimum. A golfer looks at the streets around Tract E. A buyer who wants a newer envelope at a resale price looks at the 2000s homes, which were 65 of the 297 platted-lot sales in the latest year.
Some Deep Creek homes change hands before they are listed, and some sellers prefer a quiet sale. As the #1 team in Southwest Florida since 2012, we hear about some of those homes before they reach the MLS, and we run them through the same address screen as any listed home. Many Deep Creek listings are also filed under Port Charlotte or without the Deep Creek label, so a search on the label alone misses most of the market; we search by plat and legal description instead.
A Deep Creek tour covers the roof, the electrical panel, the windows and shutters, the view behind the lot, whether that view is an association greenbelt or a vacant lot that can be built on, the garage depth if you own a boat, and the swale in front. We bring the address file so you are not guessing, and we point out where a new build on the next lot could change the view.
We negotiate Deep Creek purchases on the evidence the market gives: MLS-labeled single-family homes sold at a median 97.9 percent of list after a median 66 days, so a fresh, correctly priced home has little room, while a home that has sat, or was priced above its section and era, is negotiable. Terms matter as much as price.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 26, 2026; Charlotte County Property Appraiser public sales files, our analysis; Florida Realtors and Florida Bar AS IS contract).
We price from recorded sales in the same section, of the same era, size and frontage, not from an automated estimate and not from a Deep Creek-wide average. The new-home median of $390,000 against a resale median of $350,000 is the first frame; the lake, greenbelt or golf view, the pool, the roof and the window protection move a home within it.
On the Florida AS IS contract the inspection period is 15 days if left blank, and it is the buyer's main walk-away right. The initial deposit is due within 3 days and any additional deposit within 10 if those blanks are left empty, and the loan approval period defaults to 30 days. We set each date deliberately to fit the inspections, insurance quotes and association documents a Deep Creek home needs.
A roof an insurer will not accept, an electrical panel that fails a four-point, an unpermitted fence or enclosure the association has not approved, an open deed-restriction notice, or a condominium special assessment are all negotiating points. They carry weight inside the inspection period and very little after it.
Your deposit is held by a title company, attorney or broker escrow, and on the AS IS form it comes back to you if you terminate in time under the inspection or financing provisions, or under the association disclosure rights described above. We calendar every deadline in writing on day one.
Deep Creek buyers financing in September 2026 face a 30-year fixed average of 7.03 percent in Freddie Mac's survey, a conforming loan limit of $832,750 and an FHA limit of $541,287 in Charlotte County, the national floor. At the $360,000 Deep Creek platted-lot median, both loan types fit comfortably.
Data updated: September 2026 (Freddie Mac Primary Mortgage Market Survey, September 24, 2026; FHFA 2026 conforming limit; HUD 2026 FHA limits; read September 24, 2026).
Loan program, one-unit, 2026 | Charlotte County | Lee County | Sarasota County | Collier County |
|---|---|---|---|---|
Conforming limit (FHFA) | $832,750 | $832,750 | $832,750 | $832,750 |
FHA limit (HUD) | $541,287 | $541,287 | $547,400 | $764,750 |
Charlotte County does not appear on HUD's 2026 list of areas above the FHA floor, so it sits at the national floor. Every Deep Creek sale in the latest 12 months, up to the $665,000 top sale on St Helena Lane, fell under the conforming limit.
Freddie Mac's survey put the 30-year fixed at 7.03 percent on September 24, 2026, against 6.30 percent a year earlier. At 7.03 percent, principal and interest on a $288,000 loan, 80 percent of the platted-lot median, is about $1,922 a month before taxes, insurance, the association assessment and the street and drainage line. That is our arithmetic, not a loan quote, and it is why we build the full monthly number for each shortlisted Deep Creek address rather than compare prices alone.
On a new build, compare any builder rate incentive with a price reduction on the total cost over the years you expect to keep the loan, not on the first-year payment alone. A rate buydown and a lower price are not the same thing, and the difference shows up in your taxable value, your appraisal and your equity.
Deep Creek inventory at any moment is mostly resale single-family homes in Sections 20 and 23, a steady flow of new homes on scattered lots, Section 23 two-family buildings, vacant lots, and units in the 27 condominium communities. We do not print named listings or a live count here, because both change daily.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis, downloaded September 26, 2026).
The recorded mix of the latest 12 months is the best guide to what comes up: 276 single-family homes on the platted lots, 14 two-family buildings, seven new homes on lots the roll still coded as vacant, and 54 condominium and townhome units inside the footprint. Of the platted-lot sales, 90 were homes built before 1990, 47 from the 1990s, 65 from the 2000s, 23 from the 2010s and 65 from 2020 or later.
For every active home, browse our team's search site at DomainRealtyGroup.com and send us the addresses that interest you. Search by Punta Gorda and Port Charlotte, because many Deep Creek homes are listed under either name. We come back on each address with the section, the governing declaration, the FEMA zone and the recorded comparables.
A table of named listings on a guide refreshed quarterly goes stale within days, and a stale listing is a worse answer than none. Instead we publish the recorded-sales tables above and set up a live saved search for you, which updates the day a listing appears.
Choose Deep Creek if you want a detached home on a greenbelt, lake or golf lot in unincorporated Charlotte County, sampled Zone X flood maps and a price near $360,000. Choose Punta Gorda Isles if you want a canal home with the boat behind the house inside the City of Punta Gorda and can pay a median near $693,000.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, windows to September 26, 2026 for Deep Creek and September 24, 2026 for Punta Gorda Isles; FEMA National Flood Hazard Layer, sampled September 26, 2026; Section 20 and Section 23 association documents; OSRM routing estimate, computed September 26, 2026).
Both names trace to one developer. Deep Creek is recorded as Punta Gorda Isles Section 20 and Section 23, plats of Punta Gorda Isles, Inc. north of the Peace River; Punta Gorda Isles proper is the canal community inside the city, south of the river. The shared developer is where the resemblance ends.
Decision factor | Deep Creek | Punta Gorda Isles |
|---|---|---|
Jurisdiction | Unincorporated Charlotte County, Punta Gorda 33983 mailing address | City of Punta Gorda |
Water | Freshwater lakes, greenbelts and golf frontage; no boat ramp inside | Canal grid, with the boat behind the house |
Nearest public boat launch | Harbour Heights Park, about 3.5 miles and 9 minutes free-flow | Behind many homes; see its guide |
Recorded sales, 12 months | 297 platted-lot sales; 351 with condominiums | 344 sales in the in-city sections |
Median recorded sale | $360,000 platted lots; $341,000 with condominiums | $693,000 |
Flood zone | FEMA Zone X at every point sampled in both sections, maps effective December 15, 2022 | Read the FEMA panel for the address |
Associations and published fees | Section 23 mandatory POA, $205 per lot a year; Section 20 dues not published; county street and drainage line; no CDD found | See its guide |
Home types | Single-family homes on greenbelt lots, Section 23 two-family buildings, 937 condominium and townhome units, vacant lots | Canal-grid homes |
New construction | 42 builder-direct first sales in 12 months by our estimate, on scattered lots | See its guide |
Golf | Deep Creek Golf Club, 18 holes, par 70, semi-private, open to the public | See its guide |
Drive to downtown Punta Gorda | 8.0 miles, about 15 minutes free-flow | Inside the city |
Sources: Charlotte County Property Appraiser public sales files, our analysis; FEMA National Flood Hazard Layer; Section 23 FAQ; Deep Creek Golf Club; OSRM routing from 1009 Rio de Janeiro Avenue, computed September 26, 2026.
In Section 20, the Declaration keeps boats, trailers, personal watercraft, kayaks, canoes and campers from being parked overnight without the association's written consent, with a weekend exception from noon Friday through 11:59 p.m. Sunday, and an RV may stay 48 hours, no more than twice a month. In Section 23, the FAQ allows renting "for a period of not less than one (1) month" and says "Daily or weekly rentals are not permitted." A boater who wants the boat at home, or an investor who wants short stays, should read those clauses before touring either section.
If you are torn, send us the shortlist and we will price the same monthly carrying cost for each. Our guide to buying a home in Punta Gorda covers the city side in depth, and if you own a home in either community, see what your Deep Creek home is worth or read our Punta Gorda home valuation guide before you shop.
Daily life in Deep Creek runs on the semi-private golf club, the county park with eight pickleball courts on Sandhill Boulevard, the voluntary civic association's calendar and short drives: about 15 minutes to downtown Punta Gorda and 17 to the airport. Groceries, hospitals and middle and high school are outside the community.
Data updated: September 2026 (Deep Creek Golf Club pages, as posted September 26, 2026; Charlotte County parks, schools and utility pages; Charlotte County Public Schools Boundary Locator, six addresses queried September 26, 2026; OSRM routing estimates, computed September 26, 2026).
Deep Creek Golf Club, at 1260 San Cristobal Avenue on Section 23's Tract E, is an 18-hole, par 70 course of "6,000+ yards," which the club attributes to designer Mark McCumber. It calls itself "a semi-private golf club that is open to the public for an affordable daily fee," open daily from 7 a.m. Its posted daily rates, including cart and sales tax, were $68 before 1 p.m., $50 after 1 p.m. and $38 after 3 p.m. when we read them. Owning a Deep Creek home includes no golf membership, and golf is not part of either association's assessment.
Deep Creek Golf Club annual membership | Price, tax included | What it covers |
|---|---|---|
Single Membership | $2,700 | Greens fees for one year; cart fees optional per round |
Single Membership with Trail Fee | $4,660 | Greens and cart fees for one year |
Family Membership | $3,945 | Greens fees for one year for a live-in couple |
Family Membership with Trail Fee | $7,025 | Greens and cart fees for one year for a live-in couple |
Source: Deep Creek Golf Club, Memberships, as posted by the club on September 26, 2026. The page asks golfers to call or visit "to be added to the waiting list"; the club does not publish its length, and it publishes no rule on transferring a membership with a home.
Charlotte County's Deep Creek Park, at 25555 Sandhill Boulevard on Section 23's Tracts C and D, has basketball and tennis courts, eight pickleball courts, a playground, picnic tables and restrooms, and posts "No Dogs" and "No Boat Ramp." For the water, residents launch at Harbour Heights Park, 27420 Voyageur Drive, in the neighboring Harbour Heights area, which has a boat ramp, canoe and kayak access, fishing and a rentable 1,600-square-foot pavilion, and allows dogs. Charlotte County's Peace River Preserve, 450 acres at 28000 Sandhill Boulevard, adds birding and nature trails.
The Deep Creek Civic Association describes itself as "a nonprofit, volunteer-led organization serving the Deep Creek community since 1985," separate from the Section 20 and Section 23 associations. It runs happy hours, a garden club, workshops, holiday events and a bimonthly newsletter, Deep Creek News. Membership is voluntary, it holds no deed-restriction or assessment power, and its dues are not posted.
Charlotte County Public Schools' Boundary Locator returned Deep Creek Elementary, Punta Gorda Middle and Charlotte High for all six single-family addresses we tested across both sections. Deep Creek Elementary is at 26900 Harborview Road, Punta Gorda 33983; the middle and high schools are across the river in the city. The district adds that the locator "is only a guide, please call the school indicated to confirm that your child will attend that school." We did not test the condominium complexes, so run the exact address.
Punta Gorda's hospital, ShorePoint Health Punta Gorda, closed after 2024 flooding and will not reopen. The nearest operating hospitals are HCA Florida Fawcett Hospital at 21298 Olean Boulevard, about 7.4 miles and 14 minutes, and AdventHealth Port Charlotte at 2500 Harbor Boulevard, about 7.3 miles and 15 minutes. AdventHealth has announced a freestanding emergency department at Jones Loop Road and Mac Ever Street with no construction timeline, so treat it as planned.
Destination | Miles | Minutes, free-flow |
|---|---|---|
Harbour Heights Park boat ramp | 3.5 | 9 |
HCA Florida Fawcett Hospital | 7.4 | 14 |
Downtown Punta Gorda, 100 W Retta Esplanade | 8.0 | 15 |
AdventHealth Port Charlotte | 7.3 | 15 |
Punta Gorda Airport (PGD) | 8.8 | 17 |
Port Charlotte Town Center | 10.1 | 17 |
Fishermen's Village | 9.0 | 18 |
Downtown Fort Myers | 30.1 | 42 |
Englewood Beach | 27.7 | 44 |
Southwest Florida International Airport (RSW) | 43.7 | 53 |
Downtown Sarasota | 48.6 | 60 |
Method: OSRM open routing engine on OpenStreetMap road data, fastest route, free-flow with no traffic, from 1009 Rio de Janeiro Avenue, with origin and destinations geocoded by the U.S. Census Geocoder, computed September 26, 2026. Add time for traffic, signals, season and the Kings Highway construction.
Sandhill Boulevard has the Deep Creek Commons center at 24901 Sandhill Boulevard and a Dollar General at 25240 Sandhill Boulevard; Five Guys is at 379 Kings Highway. We found no supermarket with a Sandhill Boulevard or Kings Highway address, so weekly groceries mean a drive; the Publix we confirmed is Punta Gorda Crossing at 2310 Tamiami Trail. The golf club's Creekside Tavern is open to the public.
Charlotte County Utilities provides central water and sewer to the Deep Creek service area; the county replaced the Deep Creek sewer force main in work completed in 2023, and its water master plan names Deep Creek for older water and low chlorine residuals that need routine flushing, with a 12-inch main along Rio de Janeiro Avenue and a loop at Posadas Circle planned. Confirm sewer service at the specific parcel on the seller's utility bill. Trash is a county service collected by Waste Management, with Thursday pickup in Section 23. USPS runs a self-service Deep Creek Post Office.
Charlotte County is widening Kings Highway from Sandhill Boulevard to the DeSoto County line to four divided lanes, with construction forecast to finish October 19, 2027, and southbound traffic entering through the Sandhill Boulevard intersection reduced to a single lane. Sandhill Boulevard from Kings Highway to Deep Creek Boulevard is in design for four divided lanes with roundabouts at Capricorn Boulevard and Deep Creek Boulevard, design forecast to finish May 21, 2027, on a $17,328,000 budget. A 270-unit apartment project was approved on Sandhill Boulevard in 2022, according to the Charlotte Sun; we found no public record of its construction status. Drive in at the hour you would commute.
The pros of buying in Deep Creek are sampled Zone X flood maps, published Section 23 dues of $205 a year, a price about half the city canal median, a deep market of 351 recorded sales and a public golf course. The cons are no boat ramp, no supermarket on Sandhill, road construction and hospitals in Port Charlotte.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis; Southwest Florida MLS Matrix, pulled September 26, 2026; FEMA and Charlotte County layers, sampled September 26, 2026; association, club and county documents).
Many Deep Creek buyers are also selling a Florida home, and the two sales need one plan: the sale price funds the purchase, the closing dates have to line up, and a Florida homestead may carry portable Save Our Homes savings into the Deep Creek home if you file within the three-year window. We run both sides together.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis; Charlotte County Property Appraiser exemption page).
If your current home is in Deep Creek, start with a free Deep Creek home valuation, built from recorded sales in your section, era and frontage rather than the MLS label's 37 closings. If you are ready to list, our guide to selling your home in Deep Creek explains how we price and market Section 20, Section 23 and condominium homes against the new builds on the next street. Call Jesse direct at (239) 898-6072.
If your current home is across the river, our guides to selling a home in Punta Gorda and the Punta Gorda home valuation cover the city side. The Punta Gorda area guide is the hub for every community around the harbor.
A sale-contingent offer is weaker in a market where well-priced single-family homes close at a median 97.9 percent of list. The cleaner plan is usually to list first, or to line up the purchase with a post-closing occupancy on your sale. We model both timelines, and the portability filing, before you commit to either contract.
A custom Deep Creek listing alert tells you about the right home the day it reaches the market, filtered on section, build era, product and lot setting. With single-family homes selling in a median 66 days at 97.9 percent of list, the buyers who see a correctly priced home first get to tour it.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 26, 2026).
Price and bedrooms are the least useful filters here. The ones that matter are the section, because the association and its rules travel with it; the build year, because it decides the four-point and roof questions; the product, because a two-family building on a Section 23 multi-family block and a Section 20 single-family home are different purchases; and the name, because many Deep Creek homes are listed under Port Charlotte or without the Deep Creek label.
Create an account on our property search and save the search, or tell us the criteria and we will build it and send you the link. The alerts route to Jesse and Marc as well, so when something matches you hear from a person with a view of it. Call Marc at (239) 287-5873, or use the Deep Creek buyer consultation form.
Book a Deep Creek buyer consultation through the form on this guide or by phone. It is a working session, not a sales meeting: we build your monthly carrying number, screen Section 20, Section 23 and the condominium layer against it, flag homes likely to struggle with an insurer, and give you the document list. There is no charge.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis).
A carrying-cost model for the parts of Deep Creek that fit you, with the association assessment and the street and drainage line separated from the tax line; the recorded comparables for the homes you are considering; the section, declaration and FEMA zone for any address you name; a first read on insurability from roof age and build year; and an estimate of your cash to close from the state and county rates in this guide.
Your timing, whether you are financing and with which product, whether you intend to homestead, whether you are selling a Florida home with portability to carry, whether you own a boat or RV, whether you plan to rent the home, and which parts of Deep Creek you have already seen.
Request your Deep Creek buyer consultation, see how we represent buyers across Southwest Florida, or call Marc Comisar at (239) 287-5873. Or call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
McGreevy and Comisar are a top-reviewed Deep Creek buyer team, and the quotes below are genuine five-star Google reviews from buyers we represented, reproduced word for word. None of them names Deep Creek, and we have not trimmed or tailored them. We publish no aggregate rating figure.
★★★★★ "We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!" Verified Google review
★★★★★ "Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time." Verified Google review
★★★★★ "Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process." Verified Google review
These are the Deep Creek buyer questions no primary source we could read on September 26, 2026 answered. We would rather name each gap and the document that closes it than print a figure from a listing sheet, and we close them for our buyers address by address during the inspection period.
These are the questions Deep Creek buyers search for and ask us most, drawn from real search and forum phrasing, each answered from the records cited in this guide.
Confirm your cash or get pre-approved, sign a written buyer agreement before touring, and check each address's section, declaration, FEMA zone, roof age and tax-bill lines before you tour it. Write the offer on the Florida AS IS contract with an inspection period that fits the home, get insurance quotes and the association estoppel inside that period, and close with a title company once financing and title are clear.
Neither city, strictly. Deep Creek's mailing address is Punta Gorda, Florida 33983, but the community is unincorporated Charlotte County, outside the City of Punta Gorda across the Peace River, and it is not part of Port Charlotte, even though many MLS entries use Port Charlotte. Charlotte County taxes the homes, patrols them, maps their flood zone and supplies water and sewer.
ZIP codes follow mail routes, not city limits. The 33983 ZIP covers a wide stretch of unincorporated Charlotte County north of the Peace River, so Deep Creek, Harbour Heights, Heritage Lake Park and Deep Creek Elementary all carry Punta Gorda 33983 addresses. The City of Punta Gorda has no jurisdiction in Deep Creek; the Charlotte County government does, which changes your tax bill, flood administration and utilities.
Deep Creek is in unincorporated Charlotte County. It is recorded as two Punta Gorda Isles, Inc. plats, Punta Gorda Isles Section 20 and Section 23, north of the Peace River. Charlotte County taxes the homes, runs the schools, maintains the streets and drainage through a county benefit unit, and supplies water and sewer through Charlotte County Utilities.
Sandhill Boulevard. The Section 20 association states that Sandhill Boulevard divides Deep Creek into Section 20 to the north and Section 23 to the south, and the county roll agrees parcel by parcel. The two sections have different associations, different published dues and different rental and boat rules, so the side of Sandhill a home sits on is the first thing we confirm for a buyer.
Yes, two, called property owners' associations. Section 20 Property Owner's Association, Inc. covers the lots north of Sandhill Boulevard, and Section 23, Property Owner's Association, Inc. covers Section 23 to the south. Each operates under Chapter 720 of the Florida Statutes and its own recorded Declaration of Restrictions. Each condominium also has its own Chapter 718 association.
In Section 23, yes. Its Articles make every fee simple owner a member, and a 2001 Charlotte County court judgment found that membership is "a mandatory condition of ownership." Section 20 lots are bound by a recorded Declaration of Restrictions, and that association operates under Chapter 720; the estoppel certificate at sale confirms an owner's standing with it.
Section 23 publishes $205 per lot per year, due October 1, covering its office building, staff and common areas such as greenbelts, lakes and drainage. Section 20 does not publish its assessment; it is on the association's budget and the estoppel certificate. Condominiums add their own dues, and the county's street and drainage assessment appears separately on the tax bill.
The Deep Creek Non-Urban Street and Drainage unit, a county assessment for Deep Creek's streets, drainage, sidewalks and paving debt, charged per equivalent residential unit. Its April 2023 advisory board minutes show a FY2022/23 rate of $187.94 for an occupied unit and $197.64 for a vacant one. The current rate is on the seller's bill, which we read for every purchase.
No Community Development District was found for Deep Creek. Neighboring Heritage Lake Park has its own district, created by Charlotte County ordinance in 2004, and it is a separate community. A Deep Creek buyer's recurring layers are the county tax bill with its street and drainage line, the Section 20 or Section 23 association, and condominium dues where they apply.
Each section has its own. Section 20's compiled Declaration restricts lots to single-family household use, requires plans approved before building or altering, and governs boats, RVs, pets and signs. Section 23 requires association permits for new construction, additions, pools, fences, driveway changes, enclosures and exterior paint, and has separate single-family and multi-family declarations. Read the one that governs your block.
In Section 20, within limits: boats, trailers and campers cannot be parked overnight without written association consent, but boats on trailers, kayaks and canoes may sit in the driveway from noon Friday to 11:59 p.m. Sunday, and RVs for 48 hours, no more than twice a month. In Section 23, vehicles belong in the garage or driveway; ask the association in writing about boats.
Yes, within section rules. Section 23 allows leasing to a single family for "not less than one (1) month" and bans daily and weekly rentals, with the owner answerable for tenant violations. Section 20's Declaration allows renting for single-family residential use, and its separate Rules are where any term limit would sit. Condominiums set their own leasing rules in their declarations.
Not nightly or weekly in Section 23, where the association's FAQ says "Daily or weekly rentals are not permitted" and sets a one-month minimum. In Section 20 we found no minimum term in the Declaration, but its Rules and Regulations are a separate document, so read them before buying with short stays in the plan. Each condominium's declaration sets its own lease terms.
No provision we have read makes it one. The Section 20 Declaration restricts lots to use by a single family and its household, and the Section 23 FAQ speaks of leasing to "a single family," with no age language in either. The public school district zones the sampled addresses to Deep Creek Elementary. Each condominium's own declaration governs its building, so read the one you are buying into.
No. Deep Creek is an open street grid of two recorded plats with public county roads, a county park and a golf club open to the public. If a gate matters to you, Heritage Landing in unincorporated Charlotte County is a gated golf community with a community development district, at a $332,500 median on 112 recorded sales in the latest year.
In the 12 months to September 26, 2026, Charlotte County recorded 297 platted-lot sales at a $360,000 median and 276 single-family sales at $352,500. Section 23's 14 two-family buildings sold at a $575,000 median, and 54 condominium and townhome units at $155,000. Eight in ten platted-lot sales landed between $250,000 and $449,999.
The highest recorded sale in the latest 12 months was $665,000 on St Helena Lane in Section 23 in August 2026, a home built in 2023 with 2,172 square feet of living area on the county roll. Section 20's top sale was $600,000 on Uruguay Drive, built in 2019, and the top condominium sale was $300,000 in Rio Golf Villas.
They fell from the 2022 peak and have held since 2025. The platted-lot median was $415,000 in 2022, $390,000 in 2024 and $360,000 in both 2025 and 2026 through September 26, still about 47 percent above 2019's $245,000. Flat medians say the slide has paused; they do not yet say it has turned. We do not forecast prices.
The 37 MLS-labeled Deep Creek closings in the 12 months to September 26, 2026 took a median 76 days on market, and the single-family homes among them 66 days, at a median sale-to-list ratio of 97.9 percent. For a buyer that means fresh, correctly priced homes move in about two months close to asking, while older listings are where the negotiating room is.
The MLS counts only sales entered under the Deep Creek development label, 37 in the latest 12 months, while the county records every qualified sale on the two plats and the condominiums inside them, 351 in the same window. Most Deep Creek listings are filed under other names, often Port Charlotte. We lead with the county record and use the MLS for days on market and sale-to-list.
Yes, on scattered lots rather than in a new subdivision. By our builder-direct estimate, 42 of the 297 platted-lot sales in the latest year were first sales of new homes at a $390,000 median, 21 in each section, and the roll shows 821 homes built in 2020 or later. Bring your agent to the first builder contact and read the deposit escrow clause.
Yes. The roll carries about 505 vacant lots in Section 20, about 292 vacant single-family lots in Section 23 and about 195 vacant parcels on Section 23's multi-family blocks. Section 20 requires plans and a plot plan approved before building, and Section 23 requires an association permit for new construction. A vacant lot pays the higher vacant street and drainage rate.
Yes. About 937 condominium and townhome units in 27 communities sit inside the Deep Creek footprint, most built from 1985 to 2007, and 54 sold in the latest 12 months at a $155,000 median, 52 of them under $250,000. Deep Creek Gardens, with 199 units on Sandhill Boulevard, is the largest, at a $135,000 median on 10 sales.
On our survey-section test, Lakeside and Lakeshore of Charlotte County on Rampart Boulevard, Newport I and II, St. James Place and Kings Island XV at 175 Kings Highway, and Adams Glen on Adams Street sit outside the two plats, as does Heritage Lake Park with its own district. They often carry "Deep Creek" in listings, so confirm the legal description before relying on Deep Creek rules or figures.
Florida's milestone inspection and structural integrity reserve study laws apply to condominium buildings of three or more habitable stories. We have not verified the story count of any Deep Creek building, so we do not say which, if any, are covered. Ask the association for its building height from the declaration and its status in writing, and search the state's reserve study database.
FEMA Zone X, an area of minimal flood hazard, at all seven points we sampled across both sections, including Section 23 streets nearer the Peace River, on maps effective December 15, 2022. Ground elevations at the measured points ran about 20 to 24 feet. A sample is not a determination, so search the exact address on the FEMA Map Service Center.
Your lender and insurer decide from the home's own flood zone. Zone X is outside FEMA's special flood hazard area, so the federal mandate does not apply, but a lender may set its own rule, and Citizens requires flood coverage on all its personal residential policies by January 1, 2027. Charlotte County's Class 5 rating takes 25 percent off NFIP premiums.
The points we sampled fall in Charlotte County Evacuation Zones D and C, five in D and two Section 23 points nearer the river in C; none fell in Zone A or B. Evacuation zones are separate from flood zones. Check the exact address in the county's Know Your Zone tool, and note that the Section 23 association does not issue evacuation orders.
A former Deep Creek Golf Club superintendent told Golf Course Industry that when Charley hit on August 13, 2004, "its eye passed right over Deep Creek, spawning tornadoes." A Florida Building Commission report found that in Punta Gorda and Port Charlotte one-third of homes without shutters had broken windows. We found no public count of Deep Creek homes damaged, so the seller's permit history tells the story for a given house.
It varies house by house, and no public source publishes an average Deep Creek premium. The drivers are roof age, opening protection, a documented wind-mitigation report and the build year, which runs from before 1990 to 2025 across the two plats. Get binding quotes inside the inspection period, and ask the seller for the four-point, wind-mitigation report and declarations pages.
New and replacement openings do. Deep Creek is inside Florida's Wind-Borne Debris Region, where glazed openings on new work need impact-rated products or code-approved shutters. Older homes may not have them, and documented opening protection earns wind-mitigation credits that Florida insurers must offer under Section 627.711. Either association must approve exterior changes before the work starts.
Every Section 20 and Section 23 single-family address we tested in the Charlotte County Public Schools Boundary Locator returned Deep Creek Elementary at 26900 Harborview Road, Punta Gorda Middle and Charlotte High School. The district calls its locator only a guide and asks families to call the school to confirm. The district also runs a controlled open enrollment program.
The two nearest operating hospitals are in Port Charlotte: HCA Florida Fawcett Hospital at 21298 Olean Boulevard, about 7.4 miles and 14 minutes by free-flow routing, and AdventHealth Port Charlotte at 2500 Harbor Boulevard, about 7.3 miles and 15 minutes. ShorePoint Health Punta Gorda closed after 2024 flooding, and AdventHealth's Jones Loop Road emergency department is planned without a timeline.
By free-flow OSRM routing from 1009 Rio de Janeiro Avenue, computed September 26, 2026, downtown Punta Gorda is about 8.0 miles and 15 minutes, Punta Gorda Airport about 8.8 miles and 17 minutes, and Southwest Florida International Airport about 43.7 miles and 53 minutes. Add time for traffic, signals and the Kings Highway construction.
Deep Creek is inland. By free-flow routing, Englewood Beach is about 27.7 miles and 44 minutes and Boca Grande about 31.9 miles and 54 minutes, while the Punta Gorda harbor waterfront is about 15 to 18 minutes away. Boaters reach the harbor and the barrier-island beaches from the Peace River launch at Harbour Heights Park, about 9 minutes away.
Not navigable access that we found. The Section 20 association says many homes sit on freshwater lakes or canals, but no association, county or club record we read shows a boat ramp or navigable route from inside Deep Creek, and Deep Creek Park posts "No Boat Ramp." Boaters launch at Harbour Heights Park or look at the canal communities south of the river.
Yes. Deep Creek Golf Club at 1260 San Cristobal Avenue is an 18-hole, par 70 course of "6,000+ yards" on an 86.81-acre Section 23 plat tract, which the club describes as a Mark McCumber design. It is semi-private and open to the public for a daily fee, with memberships posted from $2,700 to $7,025 a year, and golf is not included in either association's dues.
We found no supermarket with a Sandhill Boulevard or Kings Highway address. Daily errands along Sandhill include the Deep Creek Commons center at 24901 Sandhill Boulevard and a Dollar General at 25240 Sandhill Boulevard. The Publix confirmed in our research is Punta Gorda Crossing at 2310 Tamiami Trail, and Port Charlotte Town Center is about 17 minutes away.
Charlotte County Utilities provides central water and sewer to the Deep Creek service area; its 2024 sewer master plan records 3,400 Deep Creek sewer connections when the county acquired the system in 2000, and a force main replacement completed in 2023. We do not publish that every home is on sewer, so confirm the service on the seller's utility bill for the specific parcel.
At the association level, yes. Section 20's Declaration allows dogs, cats and other household pets kept for no commercial purpose and not as a nuisance, and Section 23 requires pets to be leashed or in a fenced yard at all times. Deep Creek Park posts "No Dogs," Harbour Heights Park allows them, and condominiums may set their own pet limits.
A financed buyer pays mortgage documentary stamps of $0.35 per $100 of the loan with no cap, intangible tax of 2 mills on the loan, Charlotte County recording fees, lender and title charges, inspections, prorated taxes and the association estoppel. On a $288,000 loan, 80 percent of the $360,000 platted-lot median, the two state taxes alone total $1,584.
Usually yes. The seller's Save Our Homes cap does not transfer, so your first full-year bill is based on the market value after the sale, and Florida law requires the contract to warn you not to rely on the seller's taxes. File for homestead by March 1 if the home is your permanent residence on January 1, and budget from your purchase price.
For a Section 20 or Section 23 lot, Section 720.401 requires the disclosure summary before you sign, and the contract must carry the statutory voidability clause. If you receive the summary after signing, you may void the contract by written notice within 3 days after receipt or before closing, whichever comes first, and that right cannot be waived. Condominiums follow Chapter 718 instead.
On a Deep Creek condominium resale, Section 718.503 makes the contract voidable within 7 days, excluding weekends and legal holidays, after you receive the association's document package, which now includes the milestone inspection summary and the structural integrity reserve study or a statement that none is required or complete. Read the budget and estoppel inside that window.
No law requires one, but since August 2024 you must sign a written agreement before an agent tours you through homes, and Florida presumes that agent is a transaction broker unless you choose single agency in writing. In Deep Creek an agent earns the fee on the section, the declaration, the estoppel, the tax bill, the flood zone and the insurance file.
The best Deep Creek buyer's agent prices from Charlotte County's recorded sales rather than the MLS label, reads the Section 20 or Section 23 declaration before you tour, and gets the estoppel and insurance quotes inside the inspection period. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, work every purchase that way; call Marc at (239) 287-5873.
Call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or use the buyer consultation form on this guide. The first conversation is a carrying-cost and shortlist session built on Deep Creek's recorded sales, there is no charge, and you keep the work whether or not you go further.
Every document below links to the body that issues it rather than a copy we host, so it stays current the moment the issuer updates it. A Deep Creek buyer is handed several of these during a purchase, and reading them before the offer costs nothing.
Document | Issuing body | Link |
|---|---|---|
Compiled and Integrated Declaration of Restrictions, Section 20 | Section 20 Property Owner's Association, Inc. | |
Section 20 governing documents and permit forms | Section 20 Property Owner's Association, Inc. | |
Governing document with declaration and plat recording citations, Section 23 | Section 23, Property Owner's Association, Inc. | |
Articles of Incorporation packet with the Barnes v. Section 23 final judgment | Section 23, Property Owner's Association, Inc. | |
Deed Restriction Enforcement Policy, Section 23 | Section 23, Property Owner's Association, Inc. | |
Letter of Map Change citing the Section 20 plat, Plat Book 11 | Charlotte County GIS | |
Deep Creek Street and Drainage advisory board minutes, April 13, 2023, with rate history | Charlotte County | |
Deep Creek Non-Urban Street and Drainage Unit boundary map | Charlotte County | |
Deep Creek Gardens Condominium Association, Inc., filing image | Florida Division of Corporations (Sunbiz) | |
Florida Statutes 720.401, HOA disclosure summary | The Florida Senate | |
Florida Statutes 720.30851, HOA estoppel certificates | The Florida Senate | |
Florida Statutes 718.503, condominium resale disclosure | The Florida Senate | |
Florida Statutes 718.116, condominium assessments and estoppel | The Florida Senate | |
Florida Statutes 689.261, property tax disclosure to buyers | Florida Legislature | |
50% FEMA Rule information packet | Charlotte County Community Development | |
FIRM panel index, National Flood Hazard Layer panels | Federal Emergency Management Agency | |
Evacuation Zones map | Charlotte County Emergency Management | |
Estoppel Certificate Fees, current adjusted amounts | Florida Department of Business and Professional Regulation | |
My Safe Florida Home hardening program | Florida Department of Financial Services | |
Form DR-501T, transfer of homestead assessment difference | Charlotte County Property Appraiser | |
AS IS Residential Contract for Sale and Purchase, ASIS-7, redline | Florida Realtors and The Florida Bar | |
Exclusive Buyer Brokerage Agreement, single agent, EBBA-8sa, redline | Florida Realtors |
Every source below was read or checked between September 24 and September 28, 2026. Where a figure in this guide is our own tabulation of a public file rather than a source's statement, the text says so beside the figure. Southwest Florida MLS figures come from a member-only system and are cited as text, not linked. No competitor brokerage, aggregator or listing portal appears in this list, by policy.
McGreevy and Comisar are the Southwest Florida team Deep Creek buyers call when a purchase has to be priced on the county record and closed without surprises. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and know Deep Creek's two sections.
By Jesse McGreevy and Marc Comisar. For this guide we tracked 351 qualified recorded Deep Creek sales in the Charlotte County Property Appraiser's files and read both associations' declarations, the county's street and drainage records, the FEMA flood layer and the 2026 Florida Statutes, so the figures here come from public records rather than estimates. Meet the team on our about McGreevy and Comisar page, return to the Deep Creek community guide, or explore the Punta Gorda area guide.
If you are searching for the best buyer's agent in Deep Creek, Florida, McGreevy and Comisar represents homebuyers across Punta Gorda, Charlotte County, Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch. Whether you are relocating, snowbirding, investing, buying your first home or moving up to a newer home on a greenbelt or golf lot, our team provides honest market guidance, pre-MLS access, partner-level negotiation and a clear plan to help you buy confidently. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Send us a Deep Creek address and we will send back the section, the governing declaration, the FEMA zone and the recorded comparables, with the source document behind every figure. Call Jesse direct at (239) 898-6072, book a Deep Creek buyer consultation, or read how we represent buyers.
Updated September 2026. This guide is general information about buying a home in Deep Creek, Punta Gorda, Florida. It is not legal, tax or insurance advice, and it is not an offer of representation. Statutory figures change annually and market figures change monthly. Brokered by Domain Realty.