Punta Gorda, Florida
Buying in Deep Creek Section 20? We price your offer from 174 recorded county sales, test the lot for flood, evacuation and scrub-jay status, and read the Section 20 rules and estoppel before you sign. Call Marc at (239) 287-5873.
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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.
Marc Comisar and Jesse McGreevy represent buyers in Deep Creek Section 20, and this guide is how we prepare one for an offer north of Sandhill Boulevard. Deep Creek Section 20 is a single-family neighborhood inside Deep Creek in Punta Gorda, Florida, recorded as Punta Gorda Isles Section 20 and governed by unincorporated Charlotte County under a Punta Gorda 33983 mailing address. The plat history, the street grid and the association’s full rulebook live in our Deep Creek Section 20 neighborhood guide. Here we stay on the purchase: which era of house to buy, what a lot and a new build really cost, which streets carry flood and evacuation exposure, what the association will ask of you, and what you pay at closing and every year after. By Marc Comisar and Jesse McGreevy, with every price read from the Charlotte County Property Appraiser’s recorded-sale file downloaded October 28, 2026. Call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072.
Updated October 2026.
A Deep Creek Section 20 buyer should know that the county recorded 174 single-family sales here in 12 months at a $356,000 median, that new builds and 1980s resales trade within about $35,000 of each other, that lots sell near $40,000, that the association does not publish its assessment, and that a few east-end streets carry real flood exposure.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, 12 months to September 9, 2026, the newest sale in the county file downloaded October 28, 2026; Property Appraiser roll, retrieved 28 Oct 2026; FEMA National Flood Hazard Layer lot test; Section 20 association documents).
Each point below is worked out in a section further down, with the source beside the figure.
The guide runs in the order a Section 20 purchase is decided: who represents you, what the county record says about price, which house or lot to buy, the rules and the association, the flood, insurance and tax file, closing and financing, and the questions buyers ask us.
McGreevy and Comisar are the Deep Creek Section 20 buyer’s agents who price an offer from the Charlotte County recorded-sale file, test the lot against FEMA and the county’s evacuation and scrub-jay maps, and read the Section 20 declaration before you sign. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Data updated: October 2026 (Charlotte County Property Appraiser sales file and roll, retrieved 28 Oct 2026; RealTrends 2026 ranking as published).
Section 20 looks uniform from a car window: one-story block houses, tile roofs, a greenbelt behind every back yard. Underneath, two houses on the same block can differ by forty years of building code, a flood zone, a scrub-jay permit status and a lake or canal at the rear line. A 1987 house on Porto Alegre Street and a 2025 build on Rio de Janeiro Avenue both sold in the last year for about $330,000, and they are not the same purchase. Our work is to tell you which house you are really buying before your inspection period starts running, so the difference shows up in the price instead of in your first insurance renewal.
When you interview agents for a Section 20 purchase, use the yardsticks in our side-by-side review of the best real estate agents in Punta Gorda: verified production, years in the market, reviews you can read for yourself, and whether the person who shows you the house is the person who negotiates it. Then add a Section 20 question: ask each agent how many sales on this plat the county recorded last year. If the answer is a handful pulled from an MLS subdivision label instead of 174, the comparables behind your offer will be thin.
A plaque does not negotiate a roof credit. What two decades of continuous Southwest Florida production gives a Section 20 buyer is pattern recognition: knowing what a fair price is for a 1990s pool home on a greenbelt lot, knowing which permit an insurer will ask for first, and knowing which question an association manager answers in writing and which one it answers only on the estoppel.
Marc leads buyer representation and negotiation for the team, and Jesse works alongside him on every purchase; neither hands you to a junior agent after the first tour. Marc’s line is (239) 287-5873 and Jesse’s direct line is (239) 898-6072. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and we meet Section 20 buyers at the house. Clients have rated us five stars on Google for years, and three of those reviews appear word for word in the reviews section below.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS® with Domain Realty. The Florida Real Estate Commission regulates licensure under Chapter 475 of the Florida Statutes, and either license can be checked on the state’s public licensee search. Brokered by Domain Realty.
McGreevy and Comisar bring a career record of over $900 million in personal sales and more than 4,000 transactions to a Deep Creek Section 20 purchase, and our Domain Realty Group team has sold over $2.5 billion. RealTrends ranked Domain Realty Group the #5 real estate team in Florida for 2026.
Data updated: October 2026 (RealTrends 2026 ranking as published; Charlotte County Property Appraiser sales file, 12 months to September 9, 2026, retrieved 28 Oct 2026).
Jesse and Marc have personally sold over $900 million in real estate across more than 4,000 transactions, and as the leaders of Domain Realty Group their team has sold over $2.5 billion. RealTrends ranked Domain Realty Group the #5 real estate team in Florida (RealTrends 2026). Jesse and Marc bring more than 45 years of combined experience, and these are the same totals we publish on every page we write.
We pulled every qualified Charlotte County sale on the Punta Gorda Isles Section 20 plat through September 9, 2026, and we tracked each one by street, block, decade and size, the newest deed in the county file we downloaded on October 28, 2026: 174 single-family sales in 12 months, 582 in 36 months and 21 vacant-lot sales in the latest year. We split them by decade built, by living area, by price band, by quarter and by builder-direct first sale against resale. We read the 3,595-parcel roll for year built, living area, pool and value, tested every one of the 3,875 platted lots against the FEMA flood layer, the county evacuation zones and the scrub-jay permit boundary, and read the Section 20 declaration, rules, permit packets and the county’s adopted Deep Creek street and drainage budget.
Before the first showing we confirm the block and lot from the legal description and run the lot through the three county map tests: flood zone, evacuation zone and scrub-jay status. We pull the comparable sales for that decade and size band, ask the seller’s side for the association permits behind every pool cage, fence and lanai, read the tax bill for the street and drainage line, and request the roof permit date. None of that costs you anything, and all of it is worth more inside the inspection period than after it.
Deep Creek Section 20 single-family homes sold at a $356,000 median across 174 recorded sales in the 12 months to September 9, 2026, or $180.75 per heated square foot. That is below the 2022 peak of $409,600, and most of the year’s sales landed between $300,000 and $450,000.
Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, 12 months to September 9, 2026, the newest sale in the county file downloaded October 28, 2026; our analysis).
The county file runs about seven weeks behind the recorder, so every window on this page ends on September 9, 2026, the newest deed in the file, rather than on today’s date. A window ending today would include seven weeks with no deeds yet and would understate the market.
| Window ending September 9, 2026 | Single-family sales | Median | Median per heated sq ft | Builder-direct (estimate) | Resale | Vacant-lot sales |
|---|---|---|---|---|---|---|
| 12 months | 174 | $356,000 | $180.75 | 24 at $372,900 | 150 at $352,500 | 21 at $40,000 |
| 24 months | 351 | $360,000 | $182.58 | 65 at $375,800 | 286 at $354,500 | 51 at $43,500 |
| 36 months | 582 | $370,000 | $189.58 | 147 at $380,000 | 435 at $365,000 | 101 at $42,500 |
| 60 months | 1,032 | $377,500 | $194.29 | 284 at $370,000 | 748 at $387,750 | 214 at $39,000 |
Source: Charlotte County Property Appraiser sales and roll files, downloaded October 28, 2026, our analysis. Qualified means the county’s sale codes 01 and 02 over $1,000. Builder-direct is our estimate: the first qualified improved sale of a parcel within a year of its year built.
The 12-month sales totaled $63,143,000. The middle two sales were $355,000 and $357,000, so the median is not being pulled by a few outliers. The longer windows read higher because they reach back into 2022 and 2023, when the plat’s medians were above $385,000.
| Calendar year | Single-family sales | Median | Builder-direct first sales | Lot sales | Lot median |
|---|---|---|---|---|---|
| 2019 | 180 | $237,000 | 65 | 63 | $16,000 |
| 2020 | 256 | $250,000 | 83 | 70 | $18,500 |
| 2021 | 276 | $313,200 | 68 | 123 | $28,000 |
| 2022 | 233 | $409,600 | 62 | 59 | $38,000 |
| 2023 | 232 | $387,750 | 104 | 55 | $37,500 |
| 2024 | 192 | $387,700 | 61 | 46 | $44,000 |
| 2025 | 189 | $360,000 | 39 | 14 | $41,500 |
| 2026, to September 9 | 115 | $357,000 | 9 | 18 | $38,750 |
Source: Charlotte County Property Appraiser sales file, retrieved 28 Oct 2026, our analysis. 2026 is a partial year.
For a buyer the useful reading is that the Section 20 median has given back about $50,000 from its 2022 high and has held near $357,000 to $360,000 for the last two calendar periods. Sellers who bought at the peak sometimes price to their own purchase; the recorded sales of the last 12 months are the number your offer should answer to, not 2022.
| Period | Sales | Median |
|---|---|---|
| September 10 to December 31, 2025 | 59 | $350,000 |
| January to March 2026 | 31 | $364,000 |
| April to June 2026 | 54 | $359,950 |
| July 1 to September 9, 2026 | 30 | $340,500 |
Source: Charlotte County Property Appraiser sales file, retrieved 28 Oct 2026, our analysis.
The winter quarter is thin and priced firmer, the pattern of a market where seasonal buyers arrive after the holidays. The summer stretch through September 9 printed the softest median of the year, $340,500, on 30 sales. Quarterly medians move on small samples, so we treat a $20,000 swing as a hint about timing, not a trend.
| Price band, 12 months | Sales |
|---|---|
| Under $250,000 | 5 |
| $250,000 to $299,999 | 28 |
| $300,000 to $349,999 | 50 |
| $350,000 to $399,999 | 38 |
| $400,000 to $449,999 | 31 |
| $450,000 to $499,999 | 14 |
| $500,000 and up | 8 |
Source: Charlotte County Property Appraiser sales file, 12 months to September 9, 2026, retrieved 28 Oct 2026, our analysis.
Two out of three sales fell between $300,000 and $450,000. Under $300,000 there were 33 sales, usually smaller pre-1990 houses or homes needing work, and only 22 cleared $450,000. If your budget sits under $300,000, expect a short list and a quick decision; above $450,000 you are shopping the top of the plat.
| Decade built | Sales, 12 months | Median | Median per heated sq ft |
|---|---|---|---|
| Before 1990 | 39 | $340,000 | $188.51 |
| 1990s | 29 | $365,000 | $181.08 |
| 2000s | 47 | $340,000 | $174.97 |
| 2010s | 14 | $349,000 | $205.82 |
| 2020 and later | 45 | $375,000 | $176.94 |
Source: Charlotte County Property Appraiser sales and roll files, retrieved 28 Oct 2026, our analysis.
The spread from oldest to newest is only $35,000 at the median. Older Section 20 houses are smaller on average, so they post a higher price per square foot; newer ones carry more space and a newer roof, wiring and window package. That is why we never tell a buyer that a newer house is simply “worth more.” It is worth more in insurance, in maintenance and sometimes in living area, and less in price per foot.
| Heated living area | Sales, 12 months | Median | Median per sq ft |
|---|---|---|---|
| Under 1,500 sq ft | 12 | $273,000 | $200.85 |
| 1,500 to 1,799 sq ft | 43 | $325,000 | $190.65 |
| 1,800 to 2,099 sq ft | 51 | $370,000 | $191.83 |
| 2,100 to 2,399 sq ft | 53 | $380,000 | $169.28 |
| 2,400 sq ft and up | 15 | $410,000 | $163.20 |
Source: Charlotte County Property Appraiser sales and roll files, retrieved 28 Oct 2026, our analysis. Living area is the county’s heated area, which can differ from a listing’s figure.
Size is the strongest single driver of price on this plat: $137,000 separates the smallest band from the largest. Price per square foot falls as homes get bigger, from about $201 to about $163, so comparing a 1,600 square foot house with a 2,300 square foot house on price per foot alone will mislead you. We compare within the band first.
The $180.75 median is a sanity check, not a pricing method. It mixes pool and non-pool homes, greenbelt and lake lots, original kitchens and new ones. A listing priced at $215 a foot is not necessarily overpriced if it is a 1,500 square foot house with a new roof and impact glass; a listing at $165 a foot is not a bargain if it is a 2,400 square foot house with a 1990s roof. We use the measure to spot which listings need an explanation, then read the house.
Buyers searching the portals see far fewer Deep Creek sales than the county records, because the MLS label depends on what each listing agent typed. Across all of Deep Creek, the Southwest Florida MLS labeled 34 closings “Deep Creek” in the 12 months to October 29, 2026, at a $330,000 median, with a median 76 days on market (71.5 for single-family homes) and a 96.2 percent sale-to-list ratio. Those are Deep Creek-wide figures, both sections and the condominiums together, and they cover a fraction of the 174 sales the county recorded on the Section 20 plat alone.
Matched by address to the Section 20 plat, the Southwest Florida MLS export of October 29, 2026 holds 21 Section 20 closings in the 12 months to that date, with a 53-day median on market and a 98.6 percent median sale-to-list ratio; the county record above is complete through September 9, 2026. That export carries no concession field, so the median seller concession on Section 20 closings is not stated here. Information not available at time of publishing (checked 2026-11-10). We read it, and how the buyer paid, from the comparables for each address you are considering.
On the 165 single-family sales recorded from September 27, 2025 to September 26, 2026, homes whose lot tested Zone X sold at a $352,500 median (142 sales), shaded Zone X at $370,000 (17), Zone AE at $362,500 (4) and Zone A at $382,000 (2). Over 36 months, 11 AE sales landed at $395,000 and 9 Zone A sales at $368,000. The flood-zone homes do not trade at a visible discount, partly because several sit on lake and canal lots that buyers like. What changes is the cost of owning them: a federally backed loan on a Zone A or AE house requires flood insurance. Price the policy before you price the house.
A buyer who already knows that Section 20 recorded 174 single-family sales at a $356,000 median in the latest 12 months, and that a 2020s build sold for only $35,000 more than a pre-1990 home at the median, is ready for a working session on specific addresses. Book your Deep Creek Section 20 buyer consultation, see how we represent buyers across Southwest Florida, or call Marc at (239) 287-5873. If you own a Section 20 home that has to sell first, check your Deep Creek Section 20 home value so both timelines line up, or call Jesse direct at (239) 898-6072.
The right Deep Creek Section 20 home depends on how you weigh price per foot against insurance and upkeep: pre-1990 homes sold at a $340,000 median, 2000s homes at $340,000 and homes built in 2020 or later at $375,000. A newer house costs more to buy and usually less to insure and maintain.
Data updated: October 2026 (Charlotte County Property Appraiser roll and sales file, retrieved 28 Oct 2026, our analysis; Section 20 Declaration and New Construction packet, revised July 2024).
On the October 2026 roll the plat’s 3,112 coded homes break down by decade built as 875 from the 1980s, 648 from the 1990s, 784 from the 2000s, 275 from the 2010s and 530 from 2020 or later. The median house was built in 2000 and carries 1,978 square feet of county living area, and 58 percent of homes carry a pool on the roll.
The first wave went up after Punta Gorda Isles, Inc. finished the plat in December 1981. These houses are the smallest on average, a median 1,902 square feet, and the most likely to have been re-roofed, re-plumbed or re-windowed by a prior owner, or not. Thirty-nine sold in the latest year at a $340,000 median. A 1980s house is the right buy when the big systems have already been replaced, with permits, and the wrong buy when you inherit a 20-year-old roof and original windows on a plat where removable shutters must come down from December through May.
The 1990s and 2000s are the deepest part of the stock, 1,432 homes between them. The 1990s homes sold at a $365,000 median on 29 sales; the 2000s homes at $340,000 on 47. This is the middle of the market for space, often with a pool and screen cage in place, and the price per foot runs a little lower than the oldest homes. Expect the four-point inspection on most of them, because many are past an insurer’s 20-year mark and the rest are close to it.
Only 275 Section 20 homes date to the 2010s, and 14 sold in the latest year at a $349,000 median. The decade’s high $205.82 per square foot comes from a small sample, so we read each comparable individually rather than lean on the band.
Homes built in 2020 or later are 17.0 percent of the stock, 530 houses, and 45 of them sold in the latest year at a $375,000 median and $176.94 a square foot. Twenty-four of those were, by our estimate, the first sale from a builder, at a $372,900 median. New Section 20 houses are built to the current Florida Building Code inside the wind-borne debris region, which is the main reason they quote better for wind coverage. They also sit on lots where the landscaping, pool and fence are often still to come, each of which needs an association permit and costs money a resale buyer may already have in the price.
Across the 12 months, 150 resales sold at a $352,500 median against $372,900 for builder-direct first sales, a gap of about $20,000. A resale buyer often gets a pool, cage, landscaping and window treatments that a new-home buyer pays for after closing. A new-home buyer gets a new roof, new systems and a builder warranty, and can sometimes negotiate closing-cost help or a rate buydown. We price both on the same carrying-cost sheet before you choose.
The declaration bars any new building under 2,000 square feet of living area without the association’s written consent, and the current New Construction packet repeats that minimum. Do not read it as a fact about the houses you will tour: on the county roll, 1,646 of the 3,112 homes show under 2,000 square feet, including a share of homes built since 2020. The county measures heated area differently from the declaration’s outside-dimension method, and the association can consent in writing. An existing smaller house is not a violation you buy; a rebuild or a new house is held to the rule.
The county roll has no bedroom or bath count for these parcels, no roof age and no window type. It does carry a pool flag and a waterfront flag, but the waterfront flag marks only 61 homes, far fewer than the association’s own description of “many homes” on freshwater lakes or canals. For every house on your list we read the listing, the county permit history and the survey, and on a lake or canal lot we confirm where the private lot ends and the association’s common land begins.
A Deep Creek Section 20 lot sold at a $40,000 median in the latest 12 months, but a buildable budget also carries the association’s $150 permit and $2,500 refundable deposit, about $7,804 in county impact fees on the posted schedule, and a $2,031 or $4,063 scrub-jay fee on most older blocks, before utility connections and the house itself.
Data updated: October 2026 (Charlotte County Property Appraiser sales file, 12 months to September 9, 2026, retrieved 28 Oct 2026; Charlotte County 2026 scrub-jay fee schedule and impact fee master schedule; Section 20 New Construction packet, revised July 2024).
Section 20 is one of the few places in Punta Gorda where a buyer can still buy a platted, sewered single-family lot inside an established neighborhood, which is why “Deep Creek lots for sale” is a search we answer often. On the October 2026 roll, 470 Section 20 parcels are coded vacant, 35 fewer than a month earlier, because new houses keep moving lots from vacant to improved coding.
| Recorded | Street | Block | Price |
|---|---|---|---|
| September 2025 | San Ambrosio St | 574 | $43,000 |
| December 2025 | Seasons Dr | 539 | $55,000 |
| December 2025 | Cuiaba Dr | 547 | $52,500 |
| February 2026 | Xingu Ct | 570 | $40,000 |
| February 2026 | Barranquilla Ave | 573 | $46,000 |
| April 2026 | Aysen Dr | 596 | $40,000 |
| April 2026 | Barcelos Ct | 550 | $21,000 |
| April 2026 | Franca St | 537 | $37,500 |
| April 2026 | Trinilas Dr | 557 | $50,000 |
| April 2026 | Corrientes Cir | 582 | $56,000 |
| May 2026 | San Jorge Dr | 526 | $110,000 |
| May 2026 | Barcelos Ct | 550 | $40,000 |
| May 2026 | Recife Dr | 604 | $24,000 |
| May 2026 | San Cristobal Ave | 581 | $37,000 |
| June 2026 | Deep Creek Blvd | 556 | $35,000 |
| June 2026 | Goya Ct | 537 | $35,000 |
| June 2026 | Deep Creek Blvd | 519 | $56,000 |
| July 2026 | Cuiaba Dr | 547 | $32,000 |
| July 2026 | Barbinos Dr | 571 | $30,000 |
| August 2026 | Santos Dr | 542 | $22,000 |
| September 2026 | Mamora Dr | 578 | $57,500 |
Source: Charlotte County Property Appraiser sales file, qualified vacant sales, 12 months to September 9, 2026, retrieved 28 Oct 2026. Street and block only; no lot numbers or names.
The median was $40,000 and the range $21,000 to $110,000. Over 36 months, 101 lot sales landed at a $42,500 median, with the middle half between $36,500 and $48,000. Lot prices climbed from about $12,000 in 2016 and 2017 to a $44,000 median in 2024 and have held near $40,000 since. The outliers usually explain themselves on a map: water at the rear line, an oversized or corner lot, or a scrub-jay fee already paid.
| Cost line | Amount | Who sets it |
|---|---|---|
| The lot | About $40,000 at the 12-month median | The market |
| Section 20 New Construction permit | $150 | Section 20 Property Owner’s Association |
| Clean Jobsite Deposit | $2,500, refundable when the certificate of occupancy is filed, less corrective costs | Section 20 Property Owner’s Association |
| County impact fees, single-family detached, unincorporated | $7,804 on the schedule effective October 12, 2022; confirm at permit | Charlotte County |
| Scrub-jay development fee, where the lot tests Permit Required | $2,031 for 0.00 to 0.22 acre, $4,063 for 0.23 to 0.49 acre (2026) | Charlotte County |
| Water and sewer connection | Per Charlotte County Utilities’ current rate schedule | Charlotte County Utilities |
| Deep Creek street and drainage assessment while vacant | $305.00 a year per equivalent residential unit | Charlotte County, on the tax bill |
| County building permit and plan review | Per the county building fee schedule | Charlotte County |
Sources: Section 20 New Construction permit packet; Charlotte County impact fee master schedule; Charlotte County 2026 scrub-jay fees; Deep Creek FY2026 adopted and FY2027 approved budget; Charlotte County Utilities rates.
Add the fixed lines to a $40,000 lot and you are near $50,000 to $52,000 before the house, utilities and the builder’s own permits: $40,000 plus $150, plus $7,804, plus a $2,031 or $4,063 scrub-jay fee, with the $2,500 deposit coming back at the end. Transportation is the largest piece of the impact fee, $6,289 of the $7,804. Charlotte County has a new impact fee study under procurement, so the schedule could change before your permit; the figure the county charges on the day of permit is the one that applies.
The Florida scrub-jay is a protected bird found only in Florida, and Charlotte County holds a federal incidental take permit under a habitat conservation plan that lets lot owners build by paying a fee instead of going through an individual federal review. On the county’s permit boundary layer, 2,452 of the 3,875 Section 20 platted lots test “Permit Required” and 1,423 “No Permit Required.” The permit area covers most of the older, lower-numbered blocks, roughly 516 through 589; most blocks from 590 to 628 sit outside it, and 23 blocks are split. On the September 2026 roll, 362 of the plat’s vacant lots tested inside the permit area.
Three rules from the county’s scrub-jay FAQ matter most to a buyer. The fee is based on the original platted lot, so combining two lots does not cut it. Once paid, the fee stays with the parcel, not the owner, so ask the seller whether it was already paid. And no clearing is allowed from March 1 through June 30, nesting season, though a parcel cleared before March 1 may be built during the season. A lot bought in February that has not been cleared can lose four months.
The New Construction permit asks for a surveyor’s site plan, construction and landscape plans, roof material and color samples, a signed owner and builder agreement, and the $150 fee with the $2,500 deposit. The permit runs 180 days, with one free 180-day extension if the house has no roof at the end of the first period. The declaration and packet set the design floor: at least 2,000 square feet under air unless the association consents, a tile roof, a five to one roof pitch, a covered front entry at least six feet deep, two architectural features on the front, a cement drive and an attached garage. Setbacks are 25 feet in front, 15 feet at the rear and 7.5 feet on each side.
Nobody publishes an average Section 20 build time. What a buyer can plan around is the paperwork: the association’s committee meets on the first and third Thursday, a county building permit follows its own review, the scrub-jay route has to be complete before the county issues a development permit, and the association’s 180-day clock starts with its permit. Ask any builder for its current permit-to-certificate-of-occupancy time on comparable Deep Creek lots, in writing.
The Deep Creek Section 20 rules that change daily life most are the boat and trailer limit (driveway only Friday noon to Sunday night), the 48-hour RV limit twice a month, the ban on sheds and carports, four-foot open fences only, and no removable hurricane shutters left up from December through May.
Data updated: October 2026 (Section 20 Compiled and Integrated Declaration of Restrictions and Compiled and Integrated Rules and Regulations, as posted by the association, read 28 Oct 2026).
These are recorded covenants and adopted rules, not suggestions, and the association can fine up to $500 per violation and $5,000 for a continuing one under the procedure in Section 720.305 of the Florida Statutes. Read them against how you actually live before you tour.
Boats on trailers, personal watercraft, kayaks and canoes may be parked in the driveway from 12:00 p.m. Friday to 11:59 p.m. Sunday. The rest of the week they go in the garage, somewhere else, or stay only with the association’s prior written consent. “Overnight” in the declaration means 5:00 p.m. to 7:00 a.m. A boater buying here should measure the garage depth and door height on the first tour; the nearest public ramp is Harbour Heights Park, about 3.5 miles and 9 minutes away.
A motor home or RV may sit in the driveway while it is being loaded for a trip, and otherwise for no more than 48 hours, no more than twice a month. Year-round RV storage at the house is not an option.
The declaration’s definition of a commercial vehicle is broad: lettering, logos, ladders, racks, tools or a phone number on a passenger car can make it one. The rules narrow the overnight ban to construction trucks and trucks with commercial signs or logos, allow two covered vehicles in a driveway, and bar tarps used to hide commercial vehicles, campers, boats or trailers. If you drive a marked work vehicle home, ask the association in writing before you buy.
Sheds are allowed only temporarily during construction, garages must be attached, and carports are not permitted. Above-ground pools and spas more than six inches above grade are barred unless they sit inside an enclosed lanai, and the rules bar new gazebos and tree houses. In-ground pools and screen cages are allowed with the association’s Pool and Cage permit.
Every fence needs a permit, must be open in design with no privacy or shadowbox style, may not exceed four feet, and may not extend past the front of the house. Pickets may be no wider than one and a half inches, with gaps at least four times that width. A buyer with a large dog should plan for a four-foot open fence, or a permitted chain-link kennel no more than four feet high, six feet wide and 18 feet long at the rear.
Removable or visible shutters may not stay up in December, January, February, March, April or May. An owner away for all of June through November can ask in writing to leave them up while the house is empty, and plywood must come down within 96 hours after a tropical watch or warning is lifted. For a seasonal buyer, impact-rated windows and doors solve the rule and the insurance question at the same time, which is why we flag them on every listing we review.
Any change of paint color needs written consent, with no more than four colors and no neon or stripes. A patio may rise no more than four inches above grade and run no more than 20 feet out; a pergola needs a permit and an open roof; one play set is allowed at the rear, no taller than 10.5 feet. The association’s permit fees run from $20 for a fence or patio to $95 for a pool and cage and $120 plus a $2,500 deposit for an addition or lanai.
The declaration’s business clause allows an owner to rent “for single-family, residential use,” and the posted declaration and rules set no minimum lease term. That silence is not a written welcome for short stays. An investor buying for seasonal or short-term rental should ask the association in writing how it treats short stays and check the state’s vacation rental licensing with the Florida Department of Business and Professional Regulation.
Dogs, cats and other household pets are allowed, leashed off the owner’s lot, and we found no breed or number limit in the documents. A For Sale sign may be no larger than six by eight inches. A home office is fine; a home business that brings customers, deliveries, signs or noise is not.
The Deep Creek Section 20 association is a mandatory Chapter 720 homeowners’ association: every lot owner becomes a member at closing, pays an annual assessment the association does not publish, and needs its permit for exterior changes. The estoppel certificate and the Section 720.401 disclosure summary put the numbers in writing before you close.
Data updated: October 2026 (Section 20 Articles, Bylaws and Declaration; Florida Division of Corporations record N03231 and 2026 annual report; Florida Statutes 720.401 and 720.30851; read 28 Oct 2026).
The Articles make every fee simple owner of a Section 20 parcel a member, and the declaration says each buyer joins “immediately upon obtaining an interest.” Each lot carries one vote. There is no approval interview for a buyer; ownership brings membership when the deed is recorded.
The association does not post its assessment amount, budget or financials publicly; they sit behind its resident login. Its Bylaws set the cycle: a fiscal year starting October 1, an assessment made by October 30, and one annual installment due within 60 days of the fiscal year’s start. The amount appears on the adopted budget, on the disclosure summary and on the estoppel certificate the association issues at sale. Ask for it before your inspection period ends, together with any special assessment under discussion.
Section 720.401 of the Florida Statutes requires the seller to give a buyer of a parcel in a mandatory homeowners’ association a disclosure summary before the contract is signed. If it arrives late, the buyer may void the contract by written notice within three days of receiving it or before closing, whichever comes first, and that right cannot be waived. In Section 20 the summary is often the first time a buyer sees the assessment in writing.
The estoppel certificate is the association’s binding statement of the regular assessment, any special assessment, any balance owed and any open violation. Section 720.30851 caps the fee at $250 when nothing is delinquent, plus $100 for delivery within three business days and up to $150 more for a delinquent account. The statute adjusts those caps for inflation every five years, and the Department of Business and Professional Regulation currently posts maximums of $299, $119 and $179. Who pays it is a contract term.
The association’s website lists an office at 24710 Sandhill Boulevard, Unit 804, open weekdays from 8 a.m. to 4 p.m. at (941) 627-6562. Its amended 2026 annual report with the state, filed April 30, 2026, moved the principal address in care of a management company, and the 2026 board agendas show a management transition. Before you sign, we ask in writing which office issues the estoppel certificate today and use the address it gives.
The board meets on the second Thursday of each month at 6 p.m. at the association office, with remote attendance by registration, and owners get up to three minutes each in a 20-minute comment period. The declaration can be amended by 60 percent of the members voting at a noticed meeting with a quorum, so read the version current at your closing, not a copy from an earlier sale.
A Deep Creek Section 20 owner pays Charlotte County property tax, the county’s Deep Creek street and drainage assessment of $305.00 per equivalent residential unit on the same tax bill, the association’s annual assessment, homeowners insurance, and flood insurance where the lot or lender requires it. There is no community development district and no condominium layer.
Data updated: October 2026 (Charlotte County Deep Creek FY2026 adopted and FY2027 approved budget, version dated September 18, 2025; Section 20 Bylaws; retrieved 28 Oct 2026).
| Annual cost layer | Amount | Billed by |
|---|---|---|
| Section 20 owners’ assessment | Not published; on the budget, disclosure summary and estoppel | Section 20 Property Owner’s Association |
| Deep Creek street and drainage assessment | $305.00 per equivalent residential unit, occupied or vacant, FY2026 and FY2027 | Charlotte County, on the property tax bill |
| Property tax | Your taxable value times the combined millage of the authorities levying in unincorporated Charlotte County | Charlotte County Tax Collector |
| Homeowners insurance | Priced on the house: roof, openings, wind mitigation | Your insurer |
| Flood insurance | Required on a federally backed loan in Zone A or AE; optional in Zone X | NFIP or a private insurer |
| Deep Creek Golf Club | Optional membership, $2,700 single to $7,025 family with trail fee, tax included | Deep Creek Golf Club |
| Community development district | None found | n/a |
Sources: Deep Creek FY2026 adopted and FY2027 approved budget; Section 20 Bylaws; Deep Creek Golf Club memberships.
The Deep Creek Non-Urban Street and Drainage Municipal Service Benefit Unit is a county assessment charged per equivalent residential unit rather than by value, and it covers the whole Deep Creek unit, both sections. The county’s adopted budget lists $305.00 per unit for occupied and vacant property alike, the same as the current FY2025 rate, across 7,276.010 occupied and 1,377 vacant units, about $2,639,169 a year. It funds swale grading, $420,000 a year of pipe lining and sidewalks, including a 3,995-foot sidewalk on Deep Creek Boulevard from Rio de Janeiro Avenue to Seasons Drive with $1,042,089 of construction budgeted for FY2027, a Section 20 street.
The street and drainage line is a flat charge that carries over unchanged. The property tax line does not: it is based on the seller’s assessed value, which reflects the seller’s own caps and exemptions. On the roll, the median Section 20 home is assessed at $236,374 against a median just value of $277,950, and 52.4 percent of homes are assessed below just value. After a sale the cap resets, so your bill is built from the new value. The tax section below works through it.
The Bylaws describe the association’s job as keeping the common areas and lakes and carrying out the declaration. In practice that is the greenbelts behind the lots, the lakes and common drainage, the office and management, and architectural review. It does not include a pool, a clubhouse or golf, because the association owns none, and it does not cover trash, the swale in front of your lot or street repair, which are county services.
Most of Deep Creek Section 20 is FEMA Zone X: 3,440 of its 3,875 platted lots tested minimal flood hazard. The exceptions are the east end, where Paramaribo Street and Posadas Circle hold most of the 78 Zone AE lots, and scattered lake and canal edges with 55 Zone A lots. Evacuation Zone A reaches the same east-end streets.
Data updated: October 2026 (FEMA National Flood Hazard Layer, FIRM panel 12015C0070G effective December 15, 2022, and Charlotte County storm surge evacuation zone layer, tested at every platted lot; Charlotte County Know Your Zone page, retrieved 28 Oct 2026).
In the last 12 months we tested every one of the plat’s 3,875 platted lots against FEMA’s map and the county’s evacuation layer, so the counts below are a census of lots rather than a handful of sample addresses.
| FEMA zone at the lot | Platted lots | Lots with a home on the roll |
|---|---|---|
| Zone X, minimal hazard | 3,440 | 2,774 |
| Shaded Zone X, 0.2 percent annual chance | 302 | 214 |
| Zone AE, base flood elevation 10 feet | 78 | 51 |
| Zone A, no base flood elevation | 55 | 43 |
Method: an interior point of every lot on Charlotte County’s lots layer tested against FEMA’s National Flood Hazard Layer, joined to the roll by block and lot (home counts from the September 2026 roll). A lot test is not a flood determination; the lender’s determination and an elevation certificate are.
The Zone AE homes sit on Paramaribo Street, Posadas Circle, parts of Deep Creek Boulevard, Obidos Drive, Rosario Street and Pasto Drive, the end of the plat nearest the tidal water. The Zone A homes are scattered along interior lake and canal edges, with small groups on Barcelona Street, Pelotas Drive, Tocantins Court and Corrientes Circle. Together, 94 homes test in Zone A or AE. Counting any part of a parcel rather than its center, more lots touch a mapped hazard area at the back line along a lake or canal, which is why we read the survey and not just the address.
In Zone X the federal flood-insurance requirement for a federally backed mortgage does not apply, though a lender can still require coverage. In Zone A or AE it does, and the elevation certificate decides much of the price of the policy. Charlotte County holds a Class 5 rating in FEMA’s Community Rating System, a 25 percent discount on National Flood Insurance Program premiums countywide, Zone X included, per FEMA’s April 1, 2026 list. Zone X is not the same as no risk: heavy rain and blocked swales flood houses outside the map. Look up any address on the FEMA Map Service Center before you write.
Charlotte County applies FEMA’s substantial improvement rule in the high-risk zones: if a remodel or a storm repair costs more than half the building’s value, the house must come up to current code, elevation included. The county states that the rule does not apply to structures in Zone X. For most Section 20 houses a big remodel is therefore a budget question; for the 94 homes in Zone A or AE it can become an elevation question.
| County evacuation zone at the lot | Platted lots |
|---|---|
| Zone A | 42 |
| Zone B | 488 |
| Zone C | 1,074 |
| Zone D | 2,271 |
Source: Charlotte County GIS storm surge evacuation zones, tested at every Section 20 lot, our analysis.
The Zone A parcels sit mostly on Paramaribo Street and Posadas Circle, with a few on Deep Creek Boulevard and Santos Drive; Zone B covers much of the east and south of the plat. On September 27, 2022, ahead of Hurricane Ian, Charlotte County ordered all of Zones A and B to evacuate, which by our join covered 35 Section 20 parcels in Zone A and 427 in Zone B. The county notes that evacuation zones are not based solely on the elevation of a house. An evacuation zone tells you when you may be ordered out, not how a policy is rated.
Florida’s flood disclosure statute, Section 689.302, requires a seller of residential property to tell a buyer, on or before the contract, whether the seller has filed a flood insurance claim or received federal flood assistance on the property and whether the seller knows of flood damage. Read it next to the FEMA result and the insurance claim history for the house.
An insurer pricing a Deep Creek Section 20 home asks for the roof age and covering, the window and door protection, a wind mitigation report and, on most homes past 20 years old, a four-point inspection. On a Zone X lot the wind side drives the premium. No public source publishes an average Section 20 premium.
Data updated: October 2026 (Florida Statutes 627.711 and 627.351; Citizens Property Insurance inspection and flood coverage pages; My Safe Florida Home eligibility page; read 28 Oct 2026).
Almost half the Section 20 stock, 1,523 homes, was built before 2000, and 875 houses date to the 1980s. Citizens Property Insurance requires a four-point inspection on homes more than 20 years old and documentation of remaining roof life on older shingle and tile roofs. A 2023 house and a 1986 house on the same block can sit at opposite ends of a rating sheet, so we put the insurance quote inside the inspection period, not after it.
Section 627.711 of the Florida Statutes requires insurers to offer credits for documented wind mitigation: roof-to-wall connections, roof deck attachment, a secondary water barrier and opening protection. A current wind mitigation report is often the single most valuable page in a Section 20 purchase file. In a plat where removable shutters cannot stay up from December through May, rated impact glass is also the most practical form of opening protection.
Florida law now requires Citizens personal residential policyholders to carry flood coverage, phased in by replacement cost and reaching all remaining policies on January 1, 2027. A Zone X house insured through Citizens will need a flood policy by then. If Citizens is your likely carrier, price both policies before you commit.
The My Safe Florida Home program offers inspections and hardening grants when funded, but it requires a homestead exemption already in place, an insured value of $700,000 or less and a house built before January 1, 2008. A buyer cannot use it at closing; it becomes useful once your homestead is filed. Any roof, window or door project in Section 20 also needs the association’s exterior change permit first.
Everything in this section and the next two is general information, not legal, tax or insurance advice; confirm it with your insurance agent, closing agent or attorney for the specific house.
Property taxes on a Deep Creek Section 20 home reset after you buy: the seller’s capped assessment does not transfer, so your first full bill is based on just value, the county’s January 1 estimate of market value. On the roll, the median Section 20 home is assessed at $236,374 against a $277,950 just value.
Data updated: October 2026 (Charlotte County Property Appraiser roll, prior-year values in the October 2026 file, retrieved 28 Oct 2026; Florida Statutes 193.155, 196.031 and 689.261; Property Appraiser exemption and Amendment 3 pages).
On the roll, 52.4 percent of Section 20 homes are assessed below just value, by a median $17,440, which is the Save Our Homes cap and the non-homestead cap at work. When you buy, that gap disappears in the year after the sale. Section 689.261 requires your contract to carry a warning not to rely on the seller’s current tax bill, and we budget from your purchase price and the parcel’s own millage instead. Just value is not market value: the 12-month median sale, $356,000, ran about 1.28 times the median home just value.
To claim homestead you must own the home, be a permanent Florida resident and live in it on January 1, then file with the Charlotte County Property Appraiser by March 1, with your deed recorded. The exemption removes $25,000 from all levies and an additional amount, indexed to inflation each year under Section 196.031, from non-school levies. From then on, Save Our Homes limits how fast your assessed value can rise.
If you are leaving another Florida homestead, portability under Section 193.155 lets you carry up to $500,000 of its Save Our Homes difference to the new home, if you establish the new homestead within the statutory window and file Form DR-501T with your exemption application by March 1. If you are selling that home to buy here, the timing of both closings matters, and our section on selling to buy covers it.
Amendment 3 passed on November 3, 2026 with 61.99 percent yes on the Florida Division of Elections' unofficial count (60 percent was needed; Florida Election Watch, Amendments). The Charlotte County Property Appraiser says the homestead exemption on non-school taxes rises to $150,000 from January 1, 2027 and $250,000 from January 1, 2028, and the non-homestead cap falls from 10 percent to 5 percent; a buyer who was not a Florida resident on December 31, 2026 gets the larger exemption only from the fifth year of the exemption. The Property Appraiser states it does not apply to non-ad valorem assessments, so the $305 street and drainage line does not change, and association dues are not taxes.
A Deep Creek Section 20 buyer who finances pays Florida’s documentary stamp tax of 35 cents per $100 on the mortgage, the 2-mill intangible tax on the loan and Charlotte County recording fees, plus lender, title, inspection and prorated charges. On a $284,800 loan, 80 percent of the $356,000 median, the two state taxes total $1,566.40.
Data updated: October 2026 (Florida Statutes 201.08, 201.02 and 199.133; Charlotte County Clerk recording fees; Florida Realtors and Florida Bar AS IS contract; read 28 Oct 2026).
| $356,000 purchase, 20 percent down | Amount | Basis |
|---|---|---|
| Down payment | $71,200 | 20 percent of the 12-month median |
| Loan amount | $284,800 | 80 percent of $356,000 |
| Documentary stamp tax on the mortgage | $996.80 | $0.35 per $100, Section 201.08 |
| Intangible tax on the mortgage | $569.60 | 2 mills, Section 199.133 |
| State taxes on the loan, together | $1,566.40 | Sum of the two lines |
| Recording | $10.00 for the first page, $8.50 for each page after | Charlotte County Clerk |
Our arithmetic from the statutory rates, not a closing estimate. Your lender’s Loan Estimate is the document that binds.
A cash buyer pays neither of the two loan taxes. The deed stamp of $0.70 per $100 under Section 201.02 is customarily a seller cost in Florida, though the contract decides.
In Charlotte County the seller customarily pays for the owner’s title insurance policy and the buyer pays for the lender’s policy and its endorsements. The AS IS contract has a box for it, and the box, not the custom, controls. We confirm the choice before you sign.
Expect the estoppel certificate charge, on whichever side the contract puts it, and a proration of the Section 20 assessment. Because the assessment is billed once a year and due by about the end of November, a closing in the spring often credits the seller for the months already paid; the estoppel shows exactly what has been paid and what is owed.
Florida property taxes are paid in arrears, so the seller credits the buyer for the days the seller owned the home in the current year, and the $305 street and drainage line on the same bill prorates with it. On a new build, the prorations can run on a land-only value from the prior January 1, and the next year’s bill will be larger; we show you both years.
Budget for a general inspection, a four-point and wind mitigation report on any home past 20 years, a wood-destroying organism report, a pool inspection where there is a pool, and a survey. On a Section 20 lot the survey also shows the six-foot side and ten-foot rear easements and where the association’s greenbelt begins, which matters before you plan a fence or a pool cage.
On a Deep Creek Section 20 purchase, you sign a written buyer agreement before your first tour, and it states a specific compensation figure that is fully negotiable. That has been the national rule since August 17, 2024. A seller or a builder may still agree to pay part or all of it, as a negotiated term of your offer.
Data updated: October 2026 (National Association of Realtors settlement materials; Florida Realtors forms and settlement guidance; Florida Statutes 475.278; read 28 Oct 2026).
Under the practice changes that took effect August 17, 2024, an agent working with a buyer must have a written agreement before touring a home with them. The agreement must state compensation that is objectively ascertainable, not open-ended, must bar the agent from collecting more than that amount from any source, and must say plainly that broker fees are not set by law and are negotiable. Offers of compensation no longer appear on the MLS.
Florida Realtors released updated forms effective January 5, 2026, with four versions of the exclusive buyer brokerage agreement, one for each relationship a buyer can choose. In the single agent version, compensation the broker receives from a seller or a seller’s broker reduces what the buyer owes.
Section 475.278 of the Florida Statutes presumes that every licensee works as a transaction broker unless a single agent relationship is set up in writing. A transaction broker gives limited representation and owes no duty of loyalty. If you want an agent whose loyalty runs only to you in the negotiation, ask for the single agent agreement.
We put the agreement on the table before the first showing, explain the versions in plain English, write one fixed figure, and show where a seller or builder contribution would offset it. With a builder selling a new house on a scattered Section 20 lot, we get its buyer-agent terms in writing before you walk in.
We find the right Deep Creek Section 20 home by setting your monthly number first, then screening by decade built, living area band and lot setting, then by the three map tests, and only then by listing photos. Many Section 20 homes are listed under Port Charlotte or without the Deep Creek label, so we search the plat itself.
Data updated: October 2026 (Charlotte County Property Appraiser roll and sales file, retrieved 28 Oct 2026, our analysis).
Price is half the decision. The other half is the carrying cost: principal and interest, property tax at your own value, the $305 street and drainage line, the association assessment once the estoppel states it, wind insurance and, on a Zone A or AE lot, flood insurance. We build that number for you before the first tour.
From the sales tables, a buyer who wants a newer roof and systems starts with the 530 homes built since 2020 and the 2000s stock; a buyer who wants the lowest price per finished home starts with the 1980s and 1990s homes and budgets for updates. Living area band narrows the list faster than any other filter. Lot setting comes next: greenbelt, lake, canal or corner, with or without a pool.
Before we schedule a showing, we test the address for flood zone, evacuation zone and, for a vacant lot or a teardown, scrub-jay status. We pull the county permit history to see the roof and window dates, and ask the listing side for the association permits.
Section 20 sellers often call a local team before they list, and builders finishing a house on a scattered lot sometimes sell it before it is marketed. Our team’s network across Punta Gorda and Port Charlotte surfaces some of those homes before they reach the portals, and we bring them to buyers whose criteria already match.
We negotiate a Deep Creek Section 20 purchase from the recorded comparables for the same decade and living area band, then from what the inspection, the four-point, the wind mitigation report, the estoppel and the permit file turn up. The price comes first; the terms and credits protect it.
Data updated: October 2026 (Charlotte County Property Appraiser sales file, 12 months to September 9, 2026, retrieved 28 Oct 2026, our analysis).
A seller’s agent will often show you the three or four MLS-labeled sales that support the list price. We bring the county file: every qualified sale on the plat in the same decade and size band over the last 12 and 36 months. With 174 single-family sales a year on this plat, there are almost always enough comparables to argue from.
Inspection period long enough to get the four-point, the wind mitigation report and an insurance quote. Financing and appraisal terms that match your loan. A request for the association permits and the estoppel early in the contract. And on a house whose roof or windows will not insure well, a credit or a repair negotiated before the inspection period closes, not after.
An unpermitted pool cage, an open violation on the estoppel, a roof near the end of its insurable life or a Zone AE flood policy quote are all negotiating points if they surface in time. We write the offer so they surface in time.
Your escrow deposit is protected by the contract’s deadlines, not by goodwill. We keep the calendar: the inspection period, the financing contingency, the disclosure summary delivery and the closing date. Missed dates cost deposits.
Financing a Deep Creek Section 20 home in 2026 fits comfortably inside standard loan limits: the 2026 conforming limit is $832,750 and the Charlotte County FHA limit is $541,287, and the plat’s highest sale in the latest year was $600,000. Freddie Mac’s survey put the 30-year fixed at 7.24 percent on October 29, 2026.
Data updated: October 2026 (FHFA 2026 conforming loan limit; HUD 2026 FHA limits; Freddie Mac Primary Mortgage Market Survey, October 29, 2026; read 1 Nov 2026).
At 7.24 percent, principal and interest on a $284,800 loan, 80 percent of the $356,000 Section 20 median, is about $1,941 a month before property tax, insurance, the street and drainage line and the association assessment. That is our arithmetic, not a loan quote; check Freddie Mac’s weekly survey for the current average and your lender for your own rate.
Every single-family sale on the plat in the latest year fell under the conforming limit, and all but three of the 174 closed at prices under the FHA limit. A detached house with no condominium layer avoids the condominium project approvals that complicate FHA and VA loans elsewhere, so the loan program question in Section 20 usually comes down to down payment, credit and the condition of the house. An FHA or VA appraiser will look hard at a roof near the end of its life.
A builder’s rate buydown and a price cut are not the same. Compare them on the total cost over the years you expect to keep the loan, and remember that a price cut also lowers your taxable value and your appraisal target.
The share of Section 20 closings paid in cash is not recorded in the county file or in the Southwest Florida MLS export we hold. Information not available at time of publishing (checked 2026-11-10). Either way, a financed offer with a strong pre-approval and a clean inspection plan competes well against cash in a market where the median has eased from its peak.
Deep Creek Section 20 inventory at any moment is mostly resale single-family homes from the 1980s through the 2010s, a smaller flow of new homes on scattered lots, and vacant lots. With 174 home sales and 21 lot sales recorded in a year, new choices appear every week; listings change too quickly to print here.
Data updated: October 2026 (Charlotte County Property Appraiser roll and sales file, retrieved 28 Oct 2026, our analysis).
If the next year looks like the last, about one in four Section 20 sales will be a house built in 2020 or later, about one in five a house built before 1990, and about one in seven a builder’s first sale. Two thirds will sit between $300,000 and $450,000.
On October 29, 2026, the Southwest Florida MLS export of October 29, 2026, matched by address to the Section 20 plat, showed 6 active homes at a $457,000 median list price and 1 pending; none of the 6 was built in 2025 or 2026. The same export showed 4 active vacant lots on the plat, asking $26,900 to $47,500. The county record above is complete through September 9, 2026.
To browse every active Section 20 home and lot, use our team’s search site at DomainRealtyGroup.com, searching Punta Gorda and Port Charlotte, because Section 20 homes appear under both names. Send us any address and we come back with its decade, flood and evacuation result, scrub-jay status if relevant, and the comparables.
Choose Deep Creek Section 20 for a younger single-family-only plat, more new homes, cheaper lots and a slightly higher price per foot; choose Deep Creek Section 23 for a published $205 assessment, the golf course and Deep Creek Park on its own tracts, larger and older homes for a little less per foot, and duplex parcels.
Data updated: October 2026 (Charlotte County Property Appraiser roll and sales files, 12 months to September 9, 2026, our analysis, retrieved 28 Oct 2026; Section 20 and Section 23 association documents).
The two plats share a developer, a ZIP code, a school zone, a county government and almost the same median price. Sandhill Boulevard divides them, and the paper behind each lot is where they part. Our Deep Creek Section 23 neighborhood guide covers the south side in depth, and our guide to buying a home in Deep Creek Section 23 is the buyer’s version.
| Decision factor | Deep Creek Section 20 | Deep Creek Section 23 | Edge |
|---|---|---|---|
| Single-family sales, 12 months to September 9, 2026 | 174 at a $356,000 median | 128 at a $352,500 median | Section 20 for choice |
| Median price per heated sq ft, 12 months | $180.75 | $172.59 | Section 23 for space per dollar |
| New-home first sales, 12 months (estimate) | 24 at $372,900 | 15 at $385,000 | Section 20 for new builds |
| Resales, 12 months | 150 at $352,500 | 113 at $345,000 | Section 23 for a lower resale median |
| 36-month single-family sales | 582 at $370,000 | 413 at $370,000 | Even |
| Median year built | 2000 | 1990 | Section 20 for newer stock |
| Homes built 2020 or later | 530 | 260 | Section 20 |
| Median living area | 1,978 sq ft | 2,043 sq ft | Section 23 |
| Product | Single-family only | Single-family plus two-family parcels and multi-family blocks | Section 23 for investors |
| Vacant single-family lot sales, 12 months | 21 at $40,000 | 21 at $44,000 | Section 20 for lot price |
| Published association assessment | Not published; on the estoppel | $205 per lot per year, due October 1 | Section 23 for transparency |
| Rental minimum in posted documents | None stated; ask in writing | One month; no daily or weekly rentals | Section 20 for flexibility |
| Boats and trailers in the driveway | Friday noon to Sunday 11:59 p.m. | Ask the association in writing | Depends on the answer |
| Hurricane shutters | Removable shutters down December through May | No such rule on the public FAQ | Section 23 for seasonal owners |
| Golf course and county park | Across Sandhill Boulevard | On Section 23 tracts | Section 23 |
| Association permit for a new house | 180 days, one free 180-day extension | 12 months from clearing, one 6-month extension | Section 23 for build time |
Sources: Charlotte County Property Appraiser public roll and sales files, our analysis; Section 20 Declaration; Section 20 New Construction packet; Section 23 FAQ; Section 23 single-family building permit. Builder-direct counts are our estimate. Section 23 lot sales are single-family-block lots only.
Age and paper. Section 20 has twice as many homes built since 2020 and a younger median house, which shows up in insurance quotes. Section 23 publishes its $205 assessment and keeps the golf course and the county park inside its plat. The price difference at the median is $3,500, small enough that it rarely decides anything by itself.
If both sides are on your list, send us your shortlist and we will price the same carrying cost for each address. If Deep Creek as a whole is new to you, our guide to buying in Deep Creek covers the community-wide picture, including the condominiums; for the rest of the city, see our guide to buying a home in Punta Gorda.
Daily life in Deep Creek Section 20 is quiet, residential and car-based: one-story homes backing onto association greenbelts and freshwater lakes, county water and sewer, a golf course and county park just across Sandhill Boulevard, and downtown Punta Gorda about 15 minutes away. Groceries and hospitals are a drive.
Data updated: October 2026 (Section 20 association pages; Charlotte County park, school, utility and project pages; OSRM free-flow drive times computed for our Deep Creek guide; read 28 Oct 2026).
The association describes the design in one sentence: all lots border open space called greenbelts, which the association maintains, and many homes are on freshwater lakes or canals. The greenbelt is a private park for owners, closed to cars and all-terrain vehicles, and owners may not build on it or cut its trees. For most buyers it is the reason to choose Section 20 over a newer subdivision with back-to-back lots.
The association’s own FAQ addresses fishing in the canals and lakes of Section 20. The water is scenery and drainage, not a boat route, and no record we read shows a navigable connection from a Section 20 lot to the Peace River. Boaters launch at Harbour Heights Park on Voyageur Drive.
Deep Creek Golf Club, on the Section 23 side of Sandhill Boulevard, is a semi-private 18-hole course that sells daily tee times. Membership is optional and separate from any Section 20 deed, with posted annual prices from $2,700 for a single to $7,025 for a family with trail fee, tax included, and the club says interested golfers join a waiting list. Deep Creek Park, also on Section 23 land, is a county park with pickleball, tennis and basketball courts and a playground; it posts no dogs and no boat ramp.
The Deep Creek Civic Association is a voluntary, volunteer-run nonprofit, separate from both property owners’ associations, that runs the community’s social calendar. Membership is optional.
Charlotte County Public Schools’ boundary locator assigns the Deep Creek addresses tested to Deep Creek Elementary School on Harborview Road, Punta Gorda Middle School and Charlotte High School. The district calls the locator “only a guide,” so a family should confirm the assignment for the specific address with the school, and the district runs a controlled open enrollment program for other choices.
ShorePoint Health Punta Gorda closed after Hurricane Helene flooding in 2024 and will not reopen. The nearest operating hospitals are AdventHealth Port Charlotte on Harbor Boulevard and HCA Florida Fawcett Hospital on Olean Boulevard, each about 15 minutes by free-flow routing.
| Destination | Miles | Minutes, free-flow |
|---|---|---|
| Harbour Heights Park boat ramp | 3.5 | 9 |
| HCA Florida Fawcett Hospital | 7.4 | 14 |
| Downtown Punta Gorda | 8.0 | 15 |
| AdventHealth Port Charlotte | 7.3 | 15 |
| Punta Gorda Airport | 8.8 | 17 |
| Port Charlotte Town Center | 10.1 | 17 |
| Fort Myers, downtown | 30.1 | 42 |
| Englewood Beach | 27.7 | 44 |
| Southwest Florida International Airport | 43.7 | 53 |
| Sarasota | 48.6 | 60 |
Method: OSRM routing on OpenStreetMap roads, fastest free-flow route from 1009 Rio de Janeiro Avenue near the center of Deep Creek, computed September 26, 2026 for our Deep Creek guide. Add time for traffic, signals and road work.
Charlotte County Utilities supplies water and sewer, and the Section 20 declaration requires every home to connect and prohibits septic tanks; a well needs both the association’s and the government’s approval. Florida Power and Light provides electricity. Trash and recycling are a county program, and bins go back out of sight by the end of collection day. Internet options vary by address; check the FCC National Broadband Map for the specific house.
Charlotte County is designing a four-lane Sandhill Boulevard from Kings Highway to Deep Creek Boulevard, with roundabouts at Capricorn Boulevard and Deep Creek Boulevard, design forecast to finish May 21, 2027 on a $17,328,000 budget. Kings Highway from Sandhill Boulevard to the DeSoto County line is under construction to four lanes, forecast to finish October 19, 2027. A house near Sandhill Boulevard or Deep Creek Boulevard is worth reading against the design drawings.
The pros of buying in Deep Creek Section 20 are a deep, steady resale market at a $356,000 median, a younger housing stock than Section 23, greenbelts behind every lot, sewered lots near $40,000 and mostly Zone X flood maps. The cons are an unpublished assessment, tight rules on boats, sheds, fences and shutters, and a drive to everything.
Data updated: October 2026 (Charlotte County Property Appraiser sales file and roll, retrieved 28 Oct 2026; FEMA lot test; Section 20 documents).
If you are selling a Florida home to buy in Deep Creek Section 20, price the sale first, line up both closings, and carry your homestead benefit with Form DR-501T. A buyer who sells first writes a cleaner offer than one whose purchase depends on another sale.
Data updated: October 2026 (Florida Statutes 193.155; Charlotte County Property Appraiser portability form; read 28 Oct 2026).
If the home you are selling is already in Section 20, our guide to selling your Deep Creek Section 20 home covers pricing it against new construction, and our Deep Creek Section 20 home valuation gives you a number to plan around. If it is elsewhere in Punta Gorda, start with our Punta Gorda home valuation guide. Call Jesse direct at (239) 898-6072 to talk through timing.
A sale-contingent offer is weaker, and sellers on this plat know they will see another buyer soon. The cleaner routes are to sell first and rent back for a few weeks, or to close the sale and purchase on the same day with both contracts written to match. We model both before you sign either contract.
Portability moves up to $500,000 of your current Save Our Homes difference to the new homestead if you file in time. File the new homestead and Form DR-501T by March 1 of the year after you move in.
A useful Deep Creek Section 20 listing alert filters on the plat, the decade built, living area and lot setting, and searches both Punta Gorda and Port Charlotte, because Section 20 homes are listed under both names. That way you see the right house on the day it lists instead of the day after a competing buyer tours it.
Data updated: October 2026 (Charlotte County Property Appraiser sales file, retrieved 28 Oct 2026).
Bedrooms and price are the least useful filters on this plat. The useful ones are the decade built, because it decides the four-point and roof questions; the living area band, because it decides the price; the lot setting, because a lake or canal lot can change both the view and the flood reading; and pool or no pool. For a lot buyer, add scrub-jay status and the block number.
Create an account on our property search and save a search, or send us your criteria and we will build it and send you the link. Saved searches route to Jesse and Marc too, so when something matches you hear from someone who has already read the comparables. Call Marc at (239) 287-5873, or use the Deep Creek Section 20 buyer consultation form.
Book a Deep Creek Section 20 buyer consultation through the form on this page or by calling Marc at (239) 287-5873. It is a working session at no charge: we build your monthly number, screen the plat by decade, size and lot setting, run the map tests on any address you name, and give you the document list.
Data updated: October 2026 (Charlotte County Property Appraiser sales file and roll, retrieved 28 Oct 2026, our analysis).
A carrying-cost model with the street and drainage line and the association assessment shown apart from property tax; the recorded comparables for the decade and size band you want; the flood, evacuation and scrub-jay results for any address; a first read on how the roof and openings will insure; and an estimate of cash to close from the statutory rates in this guide.
Your timing, how you will pay, whether you will homestead, whether you have a Florida homestead to port, whether you own a boat, RV or work vehicle, whether you plan to rent the house, and whether you want to buy a finished home or a lot to build on.
Request your Deep Creek Section 20 buyer consultation, read how we represent buyers, or call Marc at (239) 287-5873. Or call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008, with no obligation.
Marc Comisar is a top-reviewed Deep Creek Section 20 realtor, and the three quotes below are five-star Google reviews from buyers he represented, reproduced word for word. We publish no aggregate rating figure.
★★★★★ “He met us within 20 minutes to see it and we loved it. We worked with him on the offer and the transaction was seamless!” Verified Google review
★★★★★ “Marc knows the market, works for his buyer and is attentive to his goals.” Verified Google review
★★★★★ “He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money.” Verified Google review
Some Deep Creek Section 20 facts live only in a document for one house or one lot: the current assessment, the exact flood determination, the scrub-jay fee status, the roof age and the permit file. We close each of these for our buyers during the inspection period, from the document that settles it.
Data updated: October 2026 (Section 20 association documents; Charlotte County and FEMA record systems; read 28 Oct 2026).
These are the questions Deep Creek Section 20 buyers search for and ask us, answered from the county record and the documents cited in this guide.
Sign a buyer agreement, get pre-approved, set your monthly number, then screen the plat by decade built, living area and lot setting. Test each address for flood, evacuation and scrub-jay status, write the offer from the county comparables, and use the inspection period for the four-point, wind mitigation, estoppel and permit file. Call Marc at (239) 287-5873.
It is the recorded subdivision Punta Gorda Isles Section 20, Blocks 516 through 628, the single-family half of Deep Creek north of Sandhill Boulevard. On the October 2026 roll it holds 3,595 parcels: 3,117 single-family, 470 vacant and 8 tracts and other parcels.
Neither city governs it. Section 20 is in unincorporated Charlotte County with a Punta Gorda 33983 mailing address, and some listings file it under Port Charlotte. Charlotte County taxes it, maps its flood zones and supplies its water and sewer.
Sandhill Boulevard. Section 20 lies north of it and Section 23 south of it, each with its own recorded restrictions and property owners’ association.
The Charlotte County record shows a $356,000 median on 174 qualified single-family sales in the 12 months to September 9, 2026, and $180.75 per heated square foot. Over 36 months the median was $370,000 on 582 sales.
The median has eased from a 2022 peak of $409,600 to $360,000 in calendar 2025 and $357,000 in 2026 through September 9. It has been close to flat for two years, with the summer of 2026 the softest stretch at $340,500 on 30 sales.
By our builder-direct estimate, new homes sold at a $372,900 median against $352,500 for resales in the latest 12 months, about $20,000 apart. Homes built since 2020 sold at $375,000 and homes built before 1990 at $340,000.
Yes, at a slower pace. Builder first sales on the plat fell from 104 in 2023 to 61 in 2024, 39 in 2025 and 9 in 2026 through September 9. The roll dates 137 homes to 2023, 67 to 2024, 48 to 2025 and 35 so far to 2026.
Several builders work scattered lots here. We do not name them on this page; we get the current builder on any new house from the permit record and its warranty terms in writing.
Yes. The October 2026 roll codes 470 Section 20 parcels as vacant, and 21 lots sold in the latest 12 months at a $40,000 median, from $21,000 to $110,000. Active lot listings change weekly; we check them for you.
Yes, with the association’s New Construction permit ($150 plus a $2,500 refundable deposit), a county building permit, county impact fees and, on lots in the scrub-jay permit area, the county’s habitat fee and clearing window.
In 2026 the county charges $2,031 for an original platted lot of 0.00 to 0.22 acre and $4,063 for 0.23 to 0.49 acre, on lots inside the permit area. Of 3,875 Section 20 lots, 2,452 test Permit Required.
Not from March 1 through June 30 on a lot inside the scrub-jay permit area, unless it was cleared before March 1.
The declaration requires at least 2,000 square feet of living area unless the association consents in writing, measured on the outside dimensions and excluding the garage and screened porches.
Yes. Section 20 Property Owner’s Association, Inc. is a mandatory Chapter 720 association; every owner is a member from the day the deed records.
The association does not publish its assessment. It is billed once a year per lot, and the adopted budget, the disclosure summary and the estoppel certificate state it in writing before you close.
It is Charlotte County’s Deep Creek street and drainage assessment, $305.00 per equivalent residential unit for occupied and vacant property in FY2026 and FY2027, funding swales, pipe lining and sidewalks across Deep Creek.
No community development district was found for Section 20. The recurring layers are county property tax, the street and drainage assessment and the association assessment.
In the driveway from Friday at noon to Sunday at 11:59 p.m. Otherwise it goes in the garage, elsewhere, or stays only with the association’s prior written consent.
While loading for a trip, and otherwise for no more than 48 hours, no more than twice a month.
No. Sheds are allowed only temporarily during construction, and carports and detached garages are not permitted.
Four feet, open style, with a permit, and not past the front of the house. Privacy and shadowbox fences are not allowed.
Not removable or visible shutters from December through May. Owners away all of June through November can ask in writing to leave them up while the house is empty.
The declaration allows renting for single-family residential use, and the posted documents set no minimum term. Ask the association in writing how it treats short stays before buying for that purpose.
Yes. Dogs, cats and other household pets are allowed, leashed off your lot, with no breed or number limit found in the documents. A kennel or dog run needs a permit.
No. The declaration limits each lot to a single family and household with no age qualifier, and the school district assigns Section 20 addresses to public schools.
Mostly Zone X. Of 3,875 lots, 3,440 tested Zone X, 302 shaded Zone X, 78 Zone AE and 55 Zone A on FIRM panel 12015C0070G, effective December 15, 2022.
On a federally backed loan, only if the house is in Zone A or AE, though a lender may require it anyway. Citizens policyholders need flood coverage by January 1, 2027 in any zone.
Mostly Zones C and D. Forty-two lots test Zone A, mainly on Paramaribo Street and Posadas Circle, and 488 test Zone B.
Charlotte County ordered Zones A and B to evacuate on September 27, 2022. By our join, 35 Section 20 parcels sat in Zone A and 427 in Zone B.
Yes. Charlotte County Utilities serves the plat, and the declaration prohibits septic tanks.
The district locator assigns tested Deep Creek addresses to Deep Creek Elementary, Punta Gorda Middle and Charlotte High. Confirm the specific address with the school.
No. Deep Creek Golf Club is a separate semi-private club on the Section 23 side of Sandhill Boulevard, with optional memberships from $2,700 a year and a waiting list.
From the center of Deep Creek, downtown Punta Gorda is about 8.0 miles and 15 minutes free-flow, and Punta Gorda Airport about 8.8 miles and 17 minutes.
Section 20 for a younger house, more new builds and cheaper lots; Section 23 for a published $205 assessment, the golf course and park inside the plat and a little more space per dollar. The decision table above lays it out.
Usually not. The seller’s capped assessment resets after the sale, and the median Section 20 home is assessed at $236,374 against a $277,950 just value on the roll.
Live in the home as your permanent residence on January 1 and file with the Charlotte County Property Appraiser by March 1, with your deed recorded.
In Charlotte County the seller customarily pays for the owner’s policy and the buyer for the lender’s policy. The contract box controls.
The statute caps it at $250 with nothing delinquent, plus $100 for expedited delivery and up to $150 more if an account is delinquent, adjusted for inflation; the state’s posted maximums are $299, $119 and $179. The contract says who pays.
Yes. Since August 17, 2024, a written agreement with a specific, negotiable compensation figure comes before the first showing.
Deep Creek-wide, Southwest Florida MLS shows a median 71.5 days on market for single-family homes in the 12 months to October 29, 2026. Section 20 alone, matched by address, shows a 53-day median across 20 closings with a days-on-market entry in the same window.
Sometimes. Sellers and builders often call a local team before listing, and we bring those homes to buyers whose criteria match. Book a consultation or call Marc at (239) 287-5873.
Choose an agent who prices from the county file rather than a handful of MLS-labeled sales and reads the declaration before you write. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072.
Each document links to the body that issues it, so it stays current when the issuer updates it. A Section 20 buyer will be 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 declaration (PDF) |
| Compiled and Integrated Rules and Regulations, Section 20 | Section 20 Property Owner’s Association, Inc. | Section 20 rules and regulations (PDF) |
| New Construction permit and Clean Job Site Program, revised July 2024 | Section 20 Property Owner’s Association, Inc. | Section 20 new construction packet (PDF) |
| Fence permit packet | Section 20 Property Owner’s Association, Inc. | Section 20 fence permit (PDF) |
| Pool and cage permit packet | Section 20 Property Owner’s Association, Inc. | Section 20 pool and cage permit (PDF) |
| Bylaws, Section 20 | Section 20 Property Owner’s Association, Inc. | Section 20 bylaws (PDF) |
| 2026 Habitat Conservation Plan development fees | Charlotte County | Scrub-jay fee schedule (PDF) |
| Scrub-jay plan frequently asked questions | Charlotte County | Scrub-jay FAQ (PDF) |
| Impact fee master schedule, effective October 12, 2022 | Charlotte County | Impact fee schedule (PDF) |
| Deep Creek street and drainage budget, FY2026 adopted and FY2027 approved | Charlotte County | Deep Creek street and drainage budget (PDF) |
| Hurricane Ian evacuation order for Zones A and B, September 27, 2022 | Charlotte County | Ian evacuation order (PDF) |
| 50 percent FEMA rule information packet | Charlotte County Community Development | 50 percent rule packet (PDF) |
| Form DR-501T, transfer of homestead assessment difference | Charlotte County Property Appraiser | Portability form (PDF) |
| Estoppel certificate fees, current adjusted amounts | Florida Department of Business and Professional Regulation | Estoppel fee schedule (PDF) |
| AS IS Residential Contract for Sale and Purchase, ASIS-7, redline | Florida Realtors and The Florida Bar | Florida AS IS contract (PDF) |
| Exclusive Buyer Brokerage Agreement, single agent, EBBA-8sa, redline | Florida Realtors | Single agent buyer agreement (PDF) |
Every source below was read or checked on or before October 28, 2026. Where a figure is our own tabulation of a public file, the text says so beside it. 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 here.
McGreevy and Comisar are the Southwest Florida team Deep Creek Section 20 buyers call when an offer has to be priced from the county record and closed without surprises. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012.
By Jesse McGreevy and Marc Comisar. For this guide we tracked 174 qualified single-family sales and 21 lot sales on the Section 20 plat in the Charlotte County Property Appraiser’s file, tested all 3,875 platted lots against the flood, evacuation and scrub-jay maps, and read the Section 20 declaration, rules and permit packets. Meet the team on our about McGreevy and Comisar page, return to the Deep Creek Section 20 neighborhood guide, or explore the Deep Creek community guide.
If you are searching for the best buyer’s agent in Deep Creek Section 20, 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 building on your own 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 any Deep Creek Section 20 address and we will send back its decade built, flood and evacuation result, scrub-jay status and recorded comparables, with the source behind each figure. Call Jesse direct at (239) 898-6072, call Marc at (239) 287-5873, or book a Deep Creek Section 20 buyer consultation.
Updated October 2026. Market data from the Charlotte County Property Appraiser’s public roll and sales files and Charlotte County GIS, checked October 2026; Southwest Florida MLS figures are Deep Creek-wide where shown. This guide is general information about buying a home in Deep Creek Section 20, Punta Gorda, Florida. It is not legal, tax or insurance advice and is not an offer of representation. Brokered by Domain Realty.