Punta Gorda, Florida
Buying in Deep Creek Section 23? We confirm the block and declaration, pull the recorded sales on your street, read the flood and evacuation map and the estoppel before you write. 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 and the #5 real estate team in Florida (RealTrends 2026). 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 first on this guide, and it is written for the buyer who wants the county record in hand before touring a single house south of Sandhill Boulevard. Deep Creek Section 23 is a single-family neighborhood inside Deep Creek in Punta Gorda, Florida, with a Punta Gorda 33983 mailing address and a government that is entirely Charlotte County’s, because the plat sits outside the city limits. The history, the street map and the full rulebook live in our Deep Creek Section 23 neighborhood guide. This page is the purchase file: what 128 recorded Section 23 home sales actually brought, what a new build costs against a resale, which deed restrictions change what you can own, what the flood and evacuation maps say block by block, and what you will pay every year and at the closing table. By Jesse McGreevy and Marc Comisar. Call Marc at (239) 287-5873, or call Jesse direct at (239) 898-6072.
Updated October 2026.
A Deep Creek Section 23 buyer should know that the county recorded 128 single-family home sales in the latest year at a $352,500 median, that new builds sold higher than resales, that the lot’s block decides which declaration governs, that boats get one day in the driveway, and that the southern edge maps differently from the north.
Data updated: October 2026 (Charlotte County Property Appraiser public sales file, newest record September 9, 2026, and 2026 parcel roll, retrieved 28 Oct 2026; Section 23, Property Owner’s Association, Inc. FAQ and recorded restrictions, retrieved 28 Oct 2026; FEMA CRS eligible communities list, April 1, 2026).
Every point below is our reading of a public record cited later on this page. Several of them are things a buyer usually learns only after the inspection period has closed, which is the wrong time to learn them.
This guide runs in the order a Section 23 purchase actually unfolds: who we are, what the county record says about price, which block and rules you are buying into, what you pay every year and at closing, the flood and insurance file, how we search and negotiate, and the questions Section 23 buyers ask us most.
McGreevy and Comisar are the Deep Creek Section 23 buyer’s agents who confirm the block, read the single-family declaration, pull the county sales on the same street and check the FEMA and evacuation reading for the lot before you write an offer. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Section 23 rewards a buyer who reads before touring. Two houses on the same street can be a 1986 block home with original windows and a 2025 build with a new roof, and they insure, appraise and resell as different products even when the listing photos look alike. One lot backs onto a drainage lake where the roll lets the owner irrigate from the water with a permit; the next backs onto a greenbelt mowed by the association; a third backs onto a vacant lot that a builder can start on next month. Our work is to tell you which of those you are looking at, what each one costs to own, and what the recorded sales say it is worth, inside the inspection period rather than after it.
Our side-by-side look at the best real estate agents in Punta Gorda lists the yardsticks we would use ourselves: verified production, years in the market, reviews a buyer can read directly, and whether the agent who tours is the agent who negotiates. For a Section 23 purchase, add a local test. Ask each agent to name the declaration that governs a specific address, the association’s driveway rule for a boat, and the county’s recorded median for the plat. An agent who answers from the MLS label alone is pricing a fraction of the market.
Recognition does not negotiate a roof credit, but two decades of continuous Southwest Florida production is how an agent learns what a four-point inspector, an underwriter, an association manager and a Charlotte County closing agent will each ask, and asks it first.
Marc Comisar leads buyer representation and negotiation for the team, and Jesse McGreevy works alongside him on pricing and strategy. The person who tours a Mauritania Road resale with you is the person who writes and negotiates the offer. Marc’s line is (239) 287-5873 and Jesse’s direct line is (239) 898-6072. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and we meet Section 23 buyers at the property.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS® with Domain Realty, regulated by the Florida Real Estate Commission under Chapter 475 of the Florida Statutes. Either license can be confirmed on the state’s DBPR licensee search. Brokered by Domain Realty.
McGreevy and Comisar bring over $900 million in personal sales to a Deep Creek Section 23 purchase, and the Domain Realty Group team they lead, the #5 real estate team in Florida (RealTrends 2026), has sold over $2.5 billion across 4,000+ transactions. For this guide we tracked every qualified Section 23 home sale in the county file.
Data updated: October 2026 (Charlotte County Property Appraiser public sales file and 2026 parcel roll, retrieved 28 Oct 2026; RealTrends 2026 ranking as published).
Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012. Their personal sales exceed $900 million, and the Domain Realty Group team they lead has sold over $2.5 billion in real estate across 4,000+ transactions. 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 real estate team in Bonita Springs by sales volume and by transaction sides. There are over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar, and those totals read the same on every page we publish.
We tracked every qualified Charlotte County sale on the Punta Gorda Isles Section 23 plat through the newest Section 23 home sale in the county file, August 26, 2026, and kept only single-family homes: houses on the single-family blocks plus new homes the roll had not yet recoded. That gave 128 sales and $45,980,900 of recorded volume in the 12 months to September 9, 2026. We split them into builder-direct first sales and resales, read the association’s recorded single-family restrictions, rental policy, permit fee schedule and enforcement policy, read the county’s street and drainage annual report, and carried the entity guide’s flood and evacuation test of 331 sampled home sites into the buyer questions below.
Before the first tour we pull the legal description for each address to confirm the plat, block and lot; we check that the block is a single-family block; we read the parcel’s roll record for the year built, living area, pool and lake flag; and we line up the recorded sales on the same and neighboring streets. During the inspection period we order the estoppel certificate, the county permit history, the association’s permit file, a four-point and wind mitigation report, and an insurance quote for that address. None of it is exotic. It simply has to happen before the deadline that lets you walk away.
The Deep Creek Section 23 market in 2026 is level after a correction. Charlotte County recorded 128 single-family home sales in the 12 months to September 9, 2026 at a $352,500 median, close to the 2025 calendar-year median of $355,000 and well below the 2022 peak of $425,000, with half of all sales between $301,150 and $405,600.
Data updated: October 2026 (Charlotte County Property Appraiser public sales file, newest record September 9, 2026, downloaded October 28, 2026; qualified sales of single-family homes on the Punta Gorda Isles Section 23 plat, September 10, 2025 to September 9, 2026; our analysis, retrieved 28 Oct 2026).
The county sales file counts every qualified deed on the plat, whatever the listing called the house, so it leads every figure below. The window runs from September 10, 2025 to September 9, 2026, the newest record in the county’s file, and the newest Section 23 home sale inside it closed on August 26, 2026.
| Segment, single-family homes only | Recorded sales | Median | Range or note |
|---|---|---|---|
| All qualified home sales | 128 | $352,500 | $189,000 to $665,000 |
| Builder-direct first sales of new homes (our estimate) | 15 | $385,000 | first qualified sale within a year of the year built |
| Resales | 113 | $345,000 | every other qualified home sale |
| Median price per county living-area square foot | 128 | $172.59 | all qualified home sales |
| Single-family-block vacant lots | 20 | $43,000 | 21 deeds at $44,000 before removing one mis-coded deed |
Source: Charlotte County Property Appraiser public sales file (newest record September 9, 2026), downloaded October 28, 2026; qualified sales of single-family homes on the Punta Gorda Isles Section 23 plat, September 10, 2025 to September 9, 2026; our analysis. The count is even, so the median is the mean of the middle pair, $350,000 and $355,000.
The lot line needs one note. The county file holds 21 qualified vacant-lot deeds on the single-family blocks in the window, at a $44,000 median, but one of them, a $467,100 deed recorded August 21, 2026, is almost certainly a finished home recorded before the roll caught up with it. Set it aside and the lot market is 20 sales at a $43,000 median, from $25,000 to $69,000.
A median is one number; a buyer needs the band. In the same 128 sales, the lower quartile was $301,150 and the upper quartile $405,600, so half of all Section 23 homes that sold in the year closed between those two prices. The median home that sold had 2,043.5 square feet of county living area and a median year built between 1990 and 1991, which is another way of saying the typical sale is a 1980s or early 1990s house of about 2,000 square feet. Recorded volume for the year was $45,980,900.
The ends of the range describe the extremes of the product. The year’s low, $189,000, was a 1974 house of 1,526 square feet on Nuremberg Boulevard recorded January 2, 2026, one of the oldest homes on the plat. The high, $665,000, was a 2023 pool home with a lake-flagged lot on St Helena Lane recorded August 20, 2026. Between them sit hundreds of houses that differ mostly by size, roof age, pool and what lies behind the back yard.
Longer windows smooth out a single unusual year, and they show the direction the plat has traveled. Each window below ends on September 9, 2026 and uses the identical selection.
| Window ending September 9, 2026 | Qualified home sales | Median | Builder-direct first sales | Resale median | Median per county sq ft |
|---|---|---|---|---|---|
| 12 months | 128 | $352,500 | 15 at $385,000 | $345,000 | $172.59 |
| 24 months | 263 | $360,000 | 45 at $385,000 | $349,900 | $179.44 |
| 36 months | 413 | $370,000 | 71 at $400,000 | $360,000 | $184.62 |
| 60 months | 713 | $386,000 | 134 at $400,000 | $380,000 | $190.84 |
Source: Charlotte County Property Appraiser public sales file, downloaded October 28, 2026; our analysis.
Read down the right-hand column and the correction is plain: the median price per square foot has eased from $190.84 over five years to $172.59 over the latest one. For a buyer that is the useful fact. You are buying after the reset, not into the peak.
| Calendar year | Qualified home sales | Median | Builder-direct first sales | Median per county sq ft |
|---|---|---|---|---|
| 2019 | 147 | $251,000 | 33 | $125.01 |
| 2020 | 154 | $270,650 | 28 | $131.28 |
| 2021 | 200 | $330,000 | 38 | $168.93 |
| 2022 | 135 | $425,000 | 17 | $214.87 |
| 2023 | 155 | $395,000 | 54 | $197.15 |
| 2024 | 142 | $390,000 | 27 | $189.39 |
| 2025 | 137 | $355,000 | 24 | $180.62 |
Source: Charlotte County Property Appraiser public sales file, downloaded October 28, 2026; qualified single-family home sales on the Punta Gorda Isles Section 23 plat by year recorded; our analysis.
The 2021 surge, 200 sales, was the busiest Section 23 year on record, and 2022 set the price peak at $425,000 and $214.87 per square foot. Every year since has come in lower, and the 12-month median now sits about $72,500 under that peak. The property appraiser’s roll shows 10 further Section 23 home sales recorded through October 13, 2026.
Of the 128 sales, 74 were homes the 2026 roll carries with a pool, at a $372,000 median, against $305,000 for homes without one. Twenty-one sales were on lots the roll flags as waterfront, which in Section 23 means frontage on one of the freshwater drainage lakes, at a $412,000 median against $342,500 for the rest. Those gaps are raw medians, not the value of a pool or a lake: pool homes and lake lots also skew larger and newer, so we price each house from comparable houses, never from a flat add-on.
Matched by address to the Section 23 plat on the Charlotte County roll, the Southwest Florida MLS export of October 29, 2026 holds 11 Section 23 closings in the 12 months to that date, at a $375,000 median, a 114-day median on market and a 96.2 percent median sale-to-list ratio, and it showed 7 active homes on October 29, 2026. That feed carries only part of the county’s sales; the county record above is complete through September 9, 2026. Two of those 11 closings were entered under a development name other than Deep Creek, so the search that finds them all runs on the address and legal description, not on a label.
Deep Creek Section 23 lots sit on either single-family blocks, governed by the single-family declaration, or multi-family blocks, governed by a separate multi-family declaration. Confirm the block from the legal description before reading any rule or comparing any price, because the two products follow different restrictions and sell at different prices.
Data updated: October 2026 (Section 23, Property Owner’s Association, Inc. recorded single-family and multi-family declarations; Charlotte County Property Appraiser 2026 parcel roll, retrieved 28 Oct 2026).
The Punta Gorda Isles Section 23 plat, recorded in Plat Book 12, Pages 2A to 2Z41, holds 3,108 parcels on the 2026 roll. Most of them are single-family lots. A band of multi-family blocks, the duplex streets along Explorer Road, Navigator Road, Oceanic Road and Bismarck Road, sits under the Multi-Family Residential declaration, and the rest under the Single Family Residential declaration. One association, Section 23, Property Owner’s Association, Inc., enforces both. This guide and every price on it cover the single-family product.
A Section 23 legal description names the plat, the block and the lot. The single-family blocks run through Blocks 630 to 634, 636 to 639, Lots 1 to 15 of Block 640, Block 641, 661 to 682, 684 to 735, 740, 742, 743, 747 to 757 and 762 to 830. The multi-family blocks are 629, 635, Lots 16 and 17 of Block 640, 642 to 660, 683, 736 to 739, 741, 744 to 746 and 758 to 761. We read the block on the property appraiser’s parcel record before the first tour, and again on the title commitment before closing.
The multi-family blocks sell a different product: new two-family buildings that trade as income property at prices far above the single-family median. Blending them in would make Section 23 houses look more expensive than they are. A handful of single-family houses do sit on multi-family blocks, such as a 2019 house on Sandhill Boulevard, and our selection keeps a single-family house as a single-family sale wherever it stands. The reverse never happens: no duplex sale enters the house figures on this page.
On a single-family block you buy into a two-story or 25-foot height cap, a 2,000 square foot minimum for any new house, an attached garage, no carports, fully screened pools and no sheds. On a multi-family block the building rules, the permit deposits and the buyer pool are different, and the comparable sales are the duplex sales, not the house sales. If you are weighing a duplex, ask us for that file separately; it is a different purchase.
Send us one Deep Creek Section 23 address and we will send back its block, the declaration that governs it, its flood and evacuation reading, and the recorded sales around it, measured against the 128 Section 23 home sales Charlotte County recorded in the latest year and the wider Deep Creek market. Book your Deep Creek Section 23 buyer consultation, read how we represent buyers, or call Marc at (239) 287-5873. Selling a Section 23 home first? Start with a Deep Creek Section 23 home valuation and call Jesse direct at (239) 898-6072.
The Deep Creek Section 23 restrictions that most often change a purchase are the one-day limit on boats and RVs in the driveway, the ban on trailers and sheds, four-foot fences behind the front corners, the one-month rental minimum, the lake rules, and the 2,000 square foot minimum for any new house on a single-family lot.
Data updated: October 2026 (Section 23 Single Family Restrictions, restated 1996 and amended to 2024; Section 23 FAQ, rental policy, enforcement policy and permit fee schedule, retrieved 28 Oct 2026).
The single-family declaration, Article XVI, allows an RV, motor home, camper, boat or conversion van in the driveway only “for the purpose of cleaning and outfitting for travel not to exceed one day,” and it prohibits trailers and trucks rated at one ton or more. Golf carts and other unlicensed vehicles belong in the garage, and nothing parks on a vacant lot or the common property (Single Family Restrictions). A boat owner who wants to keep the boat at home either fits it in the garage with the association’s written agreement or stores it off the plat. If driveway boat parking matters more than anything else, Section 20’s weekend rule may suit you better, as the comparison further down shows.
Article XIII prohibits gazebos, greenhouses, sheds, tents, lean-tos, tree houses and playhouses. Whatever you store has to fit in the house or the attached garage, and equipment and trash enclosures must attach to the house within set dimensions. Buyers coming from a lot with a workshop or a shed should plan the garage before they write the offer.
Fences are capped at four feet and may not run forward of the front corners of the house; hedges carry the same four-foot limit, and walls are capped at three feet unless they are part of the original design. A fence needs a Section 23 permit and must be finished within 90 days of it. Buyers with a large dog or a pool cage plan should read Article XII before choosing a lot.
Any new house on a single-family block needs at least 2,000 square feet of air-conditioned living area, a reinforced concrete foundation, an attached garage with a concrete driveway, sod on all sides, connection to county water and sewer, and a height no greater than two stories or 25 feet without board approval. Manufactured and modular homes are not allowed. An existing smaller house built under an earlier version of the rule is not in violation for being smaller.
Leases must run “not less than one (1) month,” daily and weekly rentals are barred, and the owner stays responsible for the tenant’s violations. The Rental Policy, amended June 11, 2026, adds that a copy of the lease goes to the association 30 days before the term begins and that an owner may not advertise a rental for less than a month. Section 23 works for annual and seasonal tenants. It does not work as a vacation rental.
The lakes are freshwater drainage lakes. Swimming is prohibited, boats are limited to 16 feet, gasoline motors are banned and larger electric motors are restricted, and no docks, piers or decks may be built on them. A lake lot buys a view and, with a Lake Water Usage Permit for homes the property appraiser classifies as waterfront, the right to irrigate from the lake. It does not buy boat access to anything.
Dogs, cats and house birds are allowed if they are not kept for a commercial purpose; pets must be leashed or in a fenced yard; and the association’s FAQ says no specific breed is banned (Section 23 FAQ). Deep Creek Park, on Sandhill Boulevard, posts “No Dogs.”
Pools must be fully screened, at least 10 feet from the rear line, and never above ground. Driveway widening needs the county’s permit first and the association’s second. A change of exterior, roof or driveway color needs a paint permit. One For Sale or For Rent sign per lot, no larger than 6 by 8 inches, is allowed. Each of these is a Section 23 permit on top of any Charlotte County permit, and an unpermitted change shows up on the estoppel certificate when a house sells.
The Deed Restriction Enforcement Policy, amended December 12, 2024, runs from a Friendly Reminder to a Second Notice, a Final Notice, an attorney letter at the owner’s cost, an offer of mediation, and finally litigation. Compliance clocks run as short as 24 hours for a boat, trailer, camper or sign. When you buy, ask for the estoppel early, because an open violation the seller has not cured becomes yours at closing.
A Deep Creek Section 23 owner pays the $205 association assessment, due each October 1, plus Charlotte County property tax and the county’s Deep Creek street and drainage assessment on the same bill, whose current rate the county lists at $305. Insurance is separate. No community development district and no transfer fee appears in the records we read.
Data updated: October 2026 (Section 23 FAQ; Charlotte County Deep Creek Street and Drainage MSBU FY25 Annual Report, Executive Summary; Charlotte County Property Appraiser 2026 parcel roll; all retrieved 28 Oct 2026).
The association’s FAQ states that “the annual assessment of $205 per lot is billed annually and due October 1st of each year.” It pays for the association-owned office building on Rampart Boulevard, its taxes and insurance, the paid office staff, signage, and the upkeep of the greenbelts, lakes and drainage (Section 23 FAQ). There is no pool, gym or clubhouse in Section 23, which is why the figure is small. An unpaid assessment becomes a lien on the lot under the Section 23 Bylaws, and a special assessment needs written approval from members holding more than half of the votes concerned.
The Deep Creek Non-Urban Street and Drainage unit is a Charlotte County municipal service benefit unit covering both Section 20 and Section 23. It pays for the construction, repair, paving and drainage of the platted streets through a special assessment on the tax bill (Charlotte County, Deep Creek Non-Urban unit). The county’s FY25 annual report lists the current rate at $305, names sidewalk work on Rampart Boulevard and Deep Creek Boulevard, and expects its two paving loans to be paid off in FY26. Your exact line is on the parcel’s own tax bill, which we pull for every house you shortlist.
| Layer | Amount | Who bills it | Source |
|---|---|---|---|
| Section 23 association assessment | $205 per lot per year, due October 1 | Section 23, Property Owner’s Association, Inc. | Section 23 FAQ |
| Deep Creek street and drainage assessment | $305 current rate, per the county’s FY25 annual report | Charlotte County, on the tax bill | FY25 Executive Summary |
| Charlotte County property tax | Set each year by the taxing authorities on your assessed value | Charlotte County Tax Collector | Charlotte County Property Appraiser |
| Association permit fees | $150 for a new home, $75 for a pool or addition, $25 for a fence, driveway or slab, $20 for lake water, each with a refundable deposit | Section 23 association, only when you build or change the exterior | Permit Fee Schedule |
| Deep Creek Golf Club membership | $2,700 to $7,025 a year, tax included, optional | Deep Creek Golf Club | Club memberships |
| Community development district | None found | n/a | Section 23 governing documents |
Before property tax, insurance and utilities, the two fixed Deep Creek lines come to $510 a year at the county’s stated rate, $205 to the association plus $305 to the street and drainage unit. Read the tax bill for the exact figure on any one parcel.
The association’s adopted budget, reserve balances and annual review report are not on its public pages; its financial information sits behind the owner login. A buyer reads them through the seller, who can request them under the association’s records policy, and through the estoppel certificate, which states the assessment, any balance and any open violation. We ask for both early in the inspection period.
Mowing your own lot, the front swale (Charlotte County Public Works keeps it), trash collection (a county service), golf, and anything on the county tax bill. A vacant lot pays the same $205 as a finished house.
In Deep Creek Section 23 a new build sold for a $385,000 median across 15 builder-direct sales in the latest year, a resale for $345,000 across 113 sales, and a single-family lot for $43,000 across 20 sales. The right choice depends on whether you value a new roof and code, a lower price, or control of the plan.
Data updated: October 2026 (Charlotte County Property Appraiser public sales file and 2026 parcel roll; Charlotte County GIS building permits layer, queried October 28, 2026; Section 23 permit forms and fee schedule; retrieved 28 Oct 2026).
A resale is the larger and cheaper market: 113 of the 128 home sales, at a $345,000 median. Most Section 23 resales are 1980s houses, and the roll counts 1,116 homes built in that decade out of 2,436 on the plat, so the resale buyer is usually buying an older envelope on a mature lot with a tree canopy, a finished landscape and neighbors on both sides. The cost of that price advantage arrives as the roof, the windows, the electrical panel and the plumbing, all of which an insurer will ask about. A resale that has had those replaced, with permits, is the best value on the plat.
The 15 builder-direct first sales recorded at a $385,000 median, $40,000 above the resale median. Recent new builds sold across a wide band: $304,900 on Prague Lane in December 2025, $375,300 on Madras Court and $404,400 on Navigator Road in January 2026, $449,900 on Onondaga Lane in March 2026, and $455,300 for a pool home on Rupert Road in May 2026. A new house brings a current-code roof and openings, a builder’s warranty and an easier insurance quote, and it brings the trade-offs of a scattered-lot build: a younger landscape, and construction sites on vacant lots nearby for a while.
A single-family-block lot recorded at a $43,000 median across 20 sales, from $25,000 to $69,000. The roll still shows 266 vacant lots on the single-family blocks. A lot buyer takes on the builder search, the plans and the timeline, and in exchange controls the floor plan, the orientation and the finishes. The association’s Single Family Building Permit requires a surveyor’s site plan, construction plans and a landscape plan, and sets a 12-month completion window counted from lot clearing, with one six-month extension available. The September 10, 2026 fee schedule sets a $150 application fee and a $2,500 refundable deposit for a new home.
The county’s building permit layer, which records new structures rather than every reroof or pool, shows Section 23’s single-family new-build pace falling from about 50 a year between 2019 and 2022 to 12 in 2025, with 15 recorded in 2026 through October 20. Builder-direct first sales in the sales file tell the same story, from 54 in 2023 to 24 in 2025. Fewer new homes competing with resales is part of why the resale median has steadied, and it also means fewer construction sites across the street than a buyer would have seen three years ago.
The association does not publish a builder list, and we do not name builders here. The county’s deed index, searched by grantee and grantor on recent first sales, shows which companies are active, and we run that search for any buyer weighing a new build against a resale. For the contract side of a builder purchase, see our guide to new construction in Punta Gorda.
No Deep Creek Section 23 home comes with a golf membership or park rights beyond the public’s. The golf course and Deep Creek Park both sit on Section 23 plat tracts, but only 26 single-family homes touch the course parcel, membership is sold separately and wait-listed, and the park is a public county park.
Data updated: October 2026 (Charlotte County GIS ownership layer and Property Appraiser record card for the golf course parcel; Deep Creek Golf Club memberships and course pages; Charlotte County parks pages; retrieved 28 Oct 2026).
The golf course occupies Tract E of the Section 23 plat, at 1260 San Cristobal Avenue. Intersecting the course parcel with the surrounding parcels on the county’s GIS ownership layer, only 26 single-family homes on the Section 23 plat touch it, all on Europa Lane in Block 740 and Navigator Road in Block 743. Most of the course edge is duplex parcels, vacant multi-family lots and golf-edge condominiums. A listing that calls a Section 23 house a golf home may mean a fairway view across a greenbelt, which the parcel layer does not capture, so we confirm the view on site.
Not one we can measure. Seven qualified sales of those 26 golf-touching homes in five years is far too few to separate the course from the size, age, pool and condition of each house. We price a golf-edge house from its own few sales and from comparable non-golf houses, and we tell you plainly that the record does not prove a premium either way.
Deep Creek Golf Club describes itself as semi-private and open to the public for a daily fee, with 18 holes at par 70 (Course Details). Its posted memberships, tax included, are $2,700 single, $4,660 single with trail fee, $3,945 family and $7,025 family with trail fee. The club’s page adds: “If interested in membership, please stop in and inquire to be added to our waiting list” (Memberships). Owning a lot beside the course conveys the view, not the membership.
Deep Creek Park, at 25555 Sandhill Boulevard, is Charlotte County land on the Section 23 plat’s Tracts C and D, with basketball, tennis and eight pickleball courts, a playground, picnic tables and restrooms (Charlotte County, Deep Creek Park; Pickleball Courts). It is open to everyone, carries no association fee, and posts “No Dogs” and “No Boat Ramp.” The nearest county boat ramp is at Harbour Heights Park, about seven minutes from the association office by our routing.
Every one of 331 sampled Deep Creek Section 23 home sites sits outside FEMA’s high-risk flood zones: 304 read minimal-hazard Zone X and 27 in the southeast corner read shaded Zone X. Evacuation zones vary more, with 122 sites in Zone D, 199 in Zone C and 10 on the southern edge in Zone B.
Data updated: October 2026 (FEMA National Flood Hazard Layer and Charlotte County storm surge evacuation layer, queried at 331 geocoded Section 23 home sites on September 29, 2026; FEMA CRS eligible communities, April 1, 2026; USGS elevation service; retrieved 28 Oct 2026).
The test sampled two homes on each of the 166 blocks carrying Section 23 single-family homes, geocoded 331 of them, and read FEMA’s National Flood Hazard Layer at each point on maps effective December 15, 2022. No sampled site sits in a Special Flood Hazard Area, where a federally backed mortgage requires flood insurance. The 27 shaded Zone X sites, the 0.2 percent annual chance area, cluster in Blocks 763 and 797 to 811, along parts of Mauritania Road, Sofia Lane, Prague Lane, Madagascar Road, Hamburg Lane and the south end of Rio de Janeiro Avenue. A sample is not a determination for any parcel; the FEMA Flood Map Service Center search for the exact address is.
| Charlotte County evacuation zone | Sampled Section 23 home sites | Where |
|---|---|---|
| Zone D | 122 | the northern and western blocks |
| Zone C | 199 | the central and southern blocks |
| Zone B | 10 | parts of Blocks 763, 803, 807, 823, 828 and 830, on the southern edge |
| Zone A | 0 | none sampled |
Source: Charlotte County storm surge evacuation zones layer, queried at the same 331 points on September 29, 2026; our test.
An evacuation zone sets when the county may order you to leave in a storm; it does not rate your flood policy. A buyer on Mauritania Road, Constantine Road, Montpelier Road, Celebes Court or Madras Court should know which group they are in before hurricane season, using the county’s Know Your Zone lookup.
The USGS elevation service reads about 23.4 feet near the northwest corner of the plat and 11.6 to 13.8 feet along the southern edge (USGS Elevation Point Query Service). That slope toward the Peace River explains the pattern: the north reads Zone X minimal and Evacuation Zone D, the south edge reads shaded X and Zone B. An elevation certificate, not a ground model, states a specific house’s lowest floor, and a seller who has one should hand it over.
Charlotte County’s substantial improvement rule, which forces work costing more than half a building’s value to meet current flood code, applies in FEMA high-risk zones and, by the county’s own statement, not in Zone X (Charlotte County, 50% FEMA Rule). Under Florida Statutes 689.302, the seller must give you a flood disclosure at or before the time the contract is signed. Read it before you sign, not after.
FEMA’s Community Rating System list effective April 1, 2026 keeps Charlotte County, community 120061, at Class 5, worth a 25 percent discount on National Flood Insurance Program premiums, which FEMA now applies to every policy in the county, Zone X included. Section 23 is unincorporated Charlotte County, so the county’s class is the one that applies to it, not the City of Punta Gorda’s.
An insurer will ask a Deep Creek Section 23 buyer for the roof’s age and covering, a four-point inspection on an older house, a wind mitigation report and, for a Citizens policy, flood coverage by January 1, 2027. With a 1990 median year built across 2,436 homes, those questions decide more of the carrying cost than the kitchen does.
Data updated: October 2026 (Charlotte County Property Appraiser 2026 parcel roll; Citizens Property Insurance inspection and flood coverage pages; Florida Statutes 627.711; Section 23 Natural Disaster Policy; retrieved 28 Oct 2026).
The 2026 roll dates 1,116 of Section 23’s 2,436 homes to the 1980s and only 260 to 2020 or later. The median house is a 1990 build with 2,042.5 square feet of county living area. An older house is not a worse house, but it is one whose roof, panel, plumbing and water heater an underwriter will want documented, and the documentation belongs in the inspection period. Ask the seller for the reroof permit first; it answers the most expensive question.
Citizens Property Insurance requires a four-point inspection, covering roof, electrical, plumbing and heating and air conditioning, on homes more than 20 years old, and asks for proof of remaining roof life on older roofs. Almost every Section 23 resale is past 20 years. Order the four-point with your general inspection, so a failed panel or an old water heater becomes a negotiating point instead of a post-closing surprise.
Florida Statutes 627.711 requires insurers to offer discounts for documented wind-resistant features: roof-to-wall connections, roof deck attachment, a secondary water barrier and opening protection. A current wind mitigation report is usually the cheapest premium reduction available to a Section 23 buyer. The association’s architectural policy allows hurricane protection products that meet the law, though roof and opening work still needs its approval first.
Florida law ties Citizens personal residential coverage to flood coverage in stages, with all remaining personal residential policies required to carry flood insurance by January 1, 2027 (Citizens, flood coverage rules). A Zone X house insured with Citizens will need a flood policy by then at the latest. Outside Citizens, flood coverage in Zone X is a choice, and a shaded-X lot on the southern edge usually quotes differently from a minimal-hazard lot in the north, so get the quote for the address.
The association’s Natural Disaster Policy lets an owner, with approval, keep a travel trailer or RV under 40 feet on the property, place a portable storage unit, and fence a pool temporarily for up to 12 months after a disaster. The declaration expects storm damage to be repaired within six months, which the policy can extend. Hurricane Charley crossed Charlotte Harbor in 2004 and Ian followed in 2022 (National Hurricane Center, Ian report); for any one house, the county permit history and the seller’s claims history tell you what happened.
A Deep Creek Section 23 buyer who finances pays Florida’s documentary stamp tax on the mortgage at 35 cents per $100, the 2-mill intangible tax on the loan and county recording fees, plus lender, title, inspection and prorated charges. On a loan of 80 percent of the $352,500 median, the two state taxes total $1,551.
Data updated: October 2026 (Florida Statutes 201.08, 199.133, 201.02 and 720.30851; Florida Department of Revenue; Charlotte County Property Appraiser public sales file for the median; retrieved 28 Oct 2026).
Florida Statutes 201.08 sets the documentary stamp tax on a recorded mortgage at 35 cents per $100 of the amount secured, with no cap, and Florida Statutes 199.133 adds a one-time intangible tax of 2 mills on the loan. Both are buyer costs when you finance. The deed stamp under Florida Statutes 201.02, 70 cents per $100 of the price, is customarily the seller’s in Southwest Florida, though the contract decides.
| Line, $352,500 purchase with 20 percent down | Amount | Basis |
|---|---|---|
| Loan amount | $282,000 | 80 percent of the $352,500 Section 23 median |
| Documentary stamp tax on the mortgage | $987 | 35 cents per $100 of $282,000 |
| Intangible tax on the mortgage | $564 | 2 mills on $282,000 |
| The two state taxes together | $1,551 | sum of the two lines above |
This is arithmetic from the statutory rates, not a closing estimate. The lender’s Loan Estimate and the title company’s settlement statement are the documents that bind, and we read both with you before the closing date.
In Charlotte County, as in Lee County, the seller customarily pays for the owner’s title insurance policy and chooses the closing agent; in Collier and Sarasota counties the custom runs the other way (a Southwest Florida law firm’s county title-custom chart sets out the county customs). Custom is not law. The Florida Realtors and Florida Bar AS IS contract asks the parties to choose, and the box they check controls. Your lender’s title policy is a buyer cost when you finance.
The closing agent orders an estoppel certificate from Section 23, Property Owner’s Association, Inc., which must issue it within 10 business days of the request under Florida Statutes 720.30851. It states the assessment, any unpaid balance and any open violation, and the buyer can rely on it. Its fee, capped at $299 for an account in good standing, plus $119 if expedited and up to $179 more if the account is delinquent, under section 720.30851(6) and (9) as adjusted by the Florida Department of Business and Professional Regulation, is customarily a seller cost, but read your contract. Because the $205 assessment is billed on October 1 for the year ahead, a closing at any other time of year usually prorates it between the parties on the settlement statement.
Florida property tax is paid in arrears, so the seller credits you for the months they owned the house, and the Deep Creek street and drainage line rides on the same bill and prorates with it. Budget separately for a general inspection, a four-point and wind mitigation report on an older house, a wood-destroying organism report, and a survey. On a lot that backs onto a greenbelt or a lake, the survey is how you learn where your lot ends and the common property, owned in undivided shares by every lot owner, begins, which matters before you plan a fence or a pool cage.
Property taxes on a Deep Creek Section 23 home reset after a sale. The seller’s capped assessed value does not transfer, so your first full bill is based on the market value the property appraiser sets the January after you buy, and homestead, filed by March 1, then limits future increases on a home you live in.
Data updated: October 2026 (Charlotte County Property Appraiser 2026 parcel roll, 2026 Certified Tax Roll as of January 1, 2026; Florida Statutes 193.155 and 196.031; Florida Department of Revenue; retrieved 28 Oct 2026).
The 2026 roll shows the gap. Across Section 23’s 2,436 homes, the median just value is $288,263.50 and the median assessed value is $237,663, and 1,334 homes, 54.8 percent, are assessed below their just value because Save Our Homes or the 10 percent non-homestead cap has held them down. That cap resets when the house changes hands. The just value itself is set as of January 1 and lags the market by design, which is why the latest 12-month sale median of $352,500 sits above the median just value of the stock. Budget your taxes from your price, not from the seller’s last bill.
The roll shows 1,768 Section 23 homes, 72.6 percent, carrying the homestead exemption, and 608 carrying no exemption at all, the share owned by seasonal residents, landlords, investors and recent buyers who have not yet filed. If you will live in the house as your permanent residence on January 1, file for homestead with the Charlotte County Property Appraiser by March 1 using the state’s Form DR-501. The exemption and its indexed additional amount are set by Florida Statutes 196.031, and once in place, Save Our Homes under Florida Statutes 193.155 limits the yearly rise in your assessed value.
A buyer leaving another Florida homestead can carry part of its Save Our Homes difference to a Section 23 home if the new homestead is established within the statute’s window, by filing the transfer form with the homestead application. If you are selling a Florida home to buy here, line up the portability filing with your closing dates; it can be worth more over ten years than a few thousand dollars of price.
Section 23 lies in unincorporated Charlotte County, so its millage is set by Charlotte County, the school board and the other countywide authorities, not by the City of Punta Gorda. We read the millage for the specific parcel from its own record and do not estimate a typical Section 23 tax bill, because a buyer’s bill depends on the price, the exemptions and the year.
Every Deep Creek Section 23 address tested on the school district’s boundary locator returned Deep Creek Elementary, Punta Gorda Middle and Charlotte High School. Deep Creek Elementary is about 3 to 5 minutes from the plat, downtown Punta Gorda about 11 to 13 minutes, and Southwest Florida International Airport about 50 minutes.
Data updated: October 2026 (Charlotte County Public Schools Boundary Locator, seven Section 23 addresses tested September 29, 2026; OSRM free-flow routing computed September 29, 2026; retrieved 28 Oct 2026).
Seven Section 23 addresses tested on the Charlotte County Public Schools Boundary Locator, from the northwest corner on Palisade Road to the southern edge on Mauritania Road and Constantine Road, all returned the same three schools. The district notes that the locator is a guide and that families should call the school to confirm. It also runs Controlled Open Enrollment for families who want a different school.
| Destination | From the association office on Rampart Boulevard | From the southern edge on Mauritania Road |
|---|---|---|
| Deep Creek Golf Club | 0.8 mi, 3 min | 1.8 mi, 6 min |
| Deep Creek Elementary | 2.3 mi, 5 min | 1.4 mi, 3 min |
| Harbour Heights Park boat ramp | 2.7 mi, 7 min | 1.8 mi, 5 min |
| Section 20 association office | 2.8 mi, 6 min | 4.7 mi, 8 min |
| HCA Florida Fawcett Hospital | 5.7 mi, 13 min | 7.0 mi, 14 min |
| Downtown Punta Gorda | 7.2 mi, 13 min | 6.2 mi, 11 min |
| Punta Gorda Airport | 7.9 mi, 15 min | 7.0 mi, 13 min |
| Southwest Florida International Airport | 42.9 mi, 52 min | 42.0 mi, 49 min |
Method: OSRM routing on OpenStreetMap roads, fastest free-flow route with no traffic, computed September 29, 2026. Add time for signals, traffic and the county’s road projects on Kings Highway and Sandhill Boulevard.
Section 23 is a car neighborhood with short drives to the things most buyers use weekly: the elementary school, the golf course, a boat ramp, a hospital and the airport at Punta Gorda. The longer trips are across the river to the middle and high school and downtown, and south to the international airport. A buyer commuting to Fort Myers or Port Charlotte should test the drive at rush hour before writing an offer.
Since August 17, 2024, a Deep Creek Section 23 buyer signs a written agreement with their agent before touring any home, and that agreement states a specific, objectively ascertainable compensation figure that is fully negotiable. Offers of compensation no longer appear on the MLS, although a seller or builder may still agree to pay some or all of it.
Data updated: October 2026 (National Association of Realtors practice-change materials; Florida Realtors settlement guidance and forms; Florida Statutes 475.278; retrieved 28 Oct 2026).
The National Association of Realtors’ 2024 MLS changes require an agent working with a buyer to sign a written agreement before touring a home. The agreement must state compensation that is objectively ascertainable rather than open-ended, must stop the agent from receiving more than the agreed amount from any source, and must say plainly that broker fees are not set by law and are negotiable (NAR settlement questions).
Florida Realtors publishes buyer brokerage agreements in versions that match the relationship a buyer chooses, including the single agent version, EBBA-8sa. Compensation a seller or builder pays toward your agent’s fee reduces what you owe under it.
Florida Statutes 475.278 presumes every licensee is a transaction broker unless a single agent or no-brokerage relationship is set up in writing. A transaction broker owes limited confidentiality and no duty of loyalty. If you want an agent who represents only you in the negotiation over a Section 23 house, ask for the single agent version and sign it.
We put the agreement in front of you before the first tour, explain each version in plain words, write a fixed figure, and show where a seller or builder contribution would offset it. On a new build, we ask the builder for its buyer-agent terms in writing before your first visit to the model or the lot.
We find the right Deep Creek Section 23 home by screening every address for the costs and limits a listing does not show: the block and declaration, the year built and roof, the pool and what lies behind the lot, the flood and evacuation reading, and the recorded sales on the same streets. Then we tour only the houses that survive.
Data updated: October 2026 (Charlotte County Property Appraiser public sales file and 2026 parcel roll; Section 23 recorded restrictions; retrieved 28 Oct 2026).
The first step is the full monthly carrying cost you are comfortable with: principal and interest at the day’s rate, property tax at your post-sale value, the $205 assessment and the street and drainage line, homeowners insurance and, if you choose or need it, flood. In Section 23 the insurance line moves the most between two houses at the same price, so we price it before we tour.
A boat owner reads Article XVI before falling for a lake lot. A golfer looks first at Europa Lane and Navigator Road, then at greenbelt views across the course. A family looks at the northern blocks near Deep Creek Elementary. An investor looks at the one-month rental rule. A buyer who wants a newer envelope at a resale price looks at the 2000s builds, which the roll counts at 503 homes on the plat.
Many Section 23 homes are listed on the MLS under Port Charlotte, Punta Gorda Isles or with no development name, so a search on “Deep Creek” alone misses part of the market. We search on the plat and the legal description, and we cross-check each result against the county parcel record. Some sellers also prefer a quiet sale, and as the #1 team in Southwest Florida since 2012 we sometimes hear of a home before it reaches the MLS; it goes through the same screen.
A Section 23 tour covers the roof, the panel, the windows and shutters, the water heater, the pool cage, the garage depth if you own a boat or a golf cart, the swale in front, and what lies behind the back yard. We tell you whether that view is association greenbelt, a lake, the golf course or a vacant lot a builder can start on, and we bring the address file so you are not guessing.
We negotiate a Deep Creek Section 23 purchase from the recorded comparables: a resale median of $345,000 against $385,000 for new builds, a middle half between $301,150 and $405,600, and the roof, pool, lot and condition of the specific house. Terms, deadlines and the inspection findings carry as much weight as the price.
Data updated: October 2026 (Charlotte County Property Appraiser public sales file, September 10, 2025 to September 9, 2026; Florida Realtors and Florida Bar AS IS contract; retrieved 28 Oct 2026).
We price a Section 23 house from recorded sales of similar size, era and lot on the same plat, not from an automated estimate and not from a Deep Creek-wide average that mixes in Section 20 and the condominiums. The new-build median sets a ceiling for most resales: a buyer can usually get a new 2,000 square foot house near $385,000, so a 1980s resale of the same size has to earn any price above the resale median with its roof, pool, lot and updates.
On the Florida AS IS contract the inspection period, left blank, runs 15 days, and it is your main walk-away right. The initial deposit is due within 3 days and any additional deposit within 10 days if those blanks are left empty, and the loan approval period defaults to 30 days. We set each date deliberately so the inspections, insurance quote, permit file and estoppel all arrive inside the window.
A roof the insurer will not accept, a four-point that flags the panel, a pool cage or fence with no Section 23 permit, an open enforcement notice, or a flood quote far above the seller’s figure are each a negotiating point. Inside the inspection period they are leverage. After it, they are your problem.
For Section 23 homes, matched by address, the 12 months to October 29, 2026 brought a 114-day median on market and a 96.2 percent median sale-to-list ratio across 11 Southwest Florida MLS closings. Beyond those medians, we read each listing’s own history, price changes and time on market for the specific house you want.
Most Deep Creek Section 23 buyers finance with a conventional loan, and every Section 23 home sale in the latest year, up to the $665,000 high, sat below the 2026 conforming loan limit the Federal Housing Finance Agency publishes. FHA, VA and Florida Housing programs also work on a single-family house that meets their property standards.
Data updated: October 2026 (Charlotte County Property Appraiser public sales file; Federal Housing Finance Agency conforming loan limits; Freddie Mac Primary Mortgage Market Survey; Florida Housing Finance Corporation; retrieved 28 Oct 2026).
A detached Section 23 house on its own lot with a $205 association fee is the simplest property type a lender sees: no condominium questionnaire and no project approval. Conventional, FHA and VA loans all work, subject to the appraisal and the property standards each program applies. The Federal Housing Finance Agency publishes the conforming limit each year, and the whole recorded Section 23 range sits under it.
Freddie Mac’s Primary Mortgage Market Survey publishes the national average 30-year fixed rate every Thursday. We build the monthly number for each shortlisted house at the day’s actual quote from your lender, not at a national average, and we add property tax at your price, insurance for that house and the two Deep Creek lines.
The Florida Housing Finance Corporation runs first mortgage and down payment assistance programs for eligible buyers through participating lenders, with income and price limits that change each year. A buyer interested in them should start with a participating lender before shopping, because the program decides the price ceiling.
On a new Section 23 build, compare any builder rate buydown with an equal price reduction over the years you expect to keep the loan, not on the first-year payment alone. A lower price lowers your taxable value and your loan balance for good; a temporary buydown does neither.
Deep Creek Section 23 inventory at any moment is mostly 1980s and 1990s resale houses, a smaller flow of new homes on scattered lots, and vacant single-family lots. We do not print named listings here because they change daily; the latest year’s recorded sales are the best guide to what comes up and at what price.
Data updated: October 2026 (Charlotte County Property Appraiser public sales file and 2026 parcel roll, retrieved 28 Oct 2026).
In the 12 months to September 9, 2026 the county recorded 113 Section 23 resales, 15 first sales of new homes and 20 single-family lot sales. The roll counts 2,436 homes on the plat, 63.5 percent of them with a pool and 14.9 percent on a lake-flagged lot, and 266 vacant single-family-block lots. Turnover across the plat runs at about one home in twenty a year.
On October 29, 2026, the Southwest Florida MLS export of October 29, 2026, matched by address to the Section 23 plat, showed 7 active homes at a $425,000 median list price, 2 of them built in 2026, and 3 more under contract. The same export showed 3 vacant lots for sale on the plat, two at $59,900 and $60,000 and a 2.13-acre parcel at $549,500. The county record above is complete through September 9, 2026. For every home on the market today, browse our team’s search at DomainRealtyGroup.com, search under both Punta Gorda and Port Charlotte, and send us the addresses that interest you.
A table of named listings goes stale within days, and a stale listing is a worse answer than none. A saved search on the right filters updates the day a Section 23 house appears, and we read each one against the county record before you spend an afternoon on it.
Choose Deep Creek Section 23 for a published $205 fee, the golf course and county park on its own plat, slightly larger and older houses, and a one-month rental minimum. Choose Deep Creek Section 20 for younger houses, weekend boat parking in the driveway and the north side’s flood and evacuation reading. Their medians sit $3,500 apart.
Data updated: October 2026 (Charlotte County Property Appraiser public sales file, September 10, 2025 to September 9, 2026, and 2026 parcel roll, our analysis with the same method for both plats; Section 23 recorded restrictions and rental policy; Section 20 compiled declaration; retrieved 28 Oct 2026).
The two plats share a developer, a ZIP code, a school zone, a county and the street and drainage unit, and a buyer drives between their association offices in about six minutes. Sandhill Boulevard divides them: Deep Creek Section 20 lies north of it and Section 23 south. The real difference is two separate associations with two separate rulebooks, and that is where the decision gets made.
| Yardstick | Deep Creek Section 23 | Deep Creek Section 20 |
|---|---|---|
| Side of Sandhill Boulevard | South | North |
| Recorded plat | Plat Book 12, Pages 2A to 2Z41 | Plat Book 11, Pages 2A to 2Z42 |
| Homes on the 2026 roll | 2,436 | 3,117 |
| Vacant lots on the 2026 roll | 266 single-family-block lots | 470 |
| Median year built of the housing stock | 1990 | 2000 |
| Median county living area of the stock | 2,042.5 sq ft | 1,978 sq ft |
| Share of homes with a pool | 63.5 percent | 58.0 percent |
| Qualified home sales, 12 months | 128 | 174 |
| Median home sale, 12 months | $352,500 | $356,000 |
| Median per county sq ft, 12 months | $172.59 | $180.75 |
| New-home first sales, 12 months (estimate) | 15 at $385,000 | 24 at $372,900 |
| Resales, 12 months | 113 at $345,000 | 150 at $352,500 |
| Vacant-lot sales, 12 months | 20 at $43,000 (21 deeds at $44,000 with one mis-coded deed) | 21 at $40,000 |
| Published annual assessment | $205 per lot | Not published |
| Rental minimum | One month | None found in the declaration |
| Boats and RVs in the driveway | One day for cleaning and outfitting; trailers prohibited | Weekend boat parking, noon Friday to 11:59 p.m. Sunday; RVs 48 hours twice a month |
| Golf course and county park | Both on the plat | Neither |
| Flood and evacuation, sampled | Zone X throughout; shaded X and Evacuation Zone B on the south and southeast edge | Zone X minimal hazard and Evacuation Zone D at sampled points |
Sources: Charlotte County Property Appraiser public sales file (newest record September 9, 2026) and 2026 parcel roll, downloaded October 28, 2026, 12 months September 10, 2025 to September 9, 2026, our analysis, same method for both plats; Section 23 Single Family Restrictions; Section 23 Rental Policy; Section 20 Compiled and Integrated Declaration of Restrictions.
The headline medians are nearly identical, so price is not the deciding factor. Per square foot, Section 23 sold about $8 cheaper, because its houses are a decade older at the median and a little larger. Section 23’s new builds, by contrast, sold higher than Section 20’s, $385,000 against $372,900, and its lots slightly higher too. A buyer who wants space and is willing to update an older house gets more square footage per dollar south of Sandhill Boulevard. A buyer who wants a newer house without paying new-build prices will find more 2000s stock north of it.
The rulebooks matter more than the medians. Section 23 publishes its $205 assessment and its full set of policies, and it holds boats and RVs to one day in the driveway. Section 20 lets a boat sit in the driveway every weekend and an RV for 48 hours twice a month, but it does not publish its assessment on its public pages. Section 23 bars rentals shorter than a month; no minimum term was found in the Section 20 declaration.
Daily life in Deep Creek Section 23 is detached houses on greenbelt, lake and street lots, with the golf club, a county park with pickleball courts and an elementary school minutes away, Thursday trash pickup, county water and sewer, the Charlotte County Sheriff’s Office on patrol, and downtown Punta Gorda about 13 minutes across the river.
Data updated: October 2026 (Section 23 FAQ and announcements; Charlotte County parks, public works and utilities pages; OSRM routing; retrieved 28 Oct 2026).
Behind many Section 23 lots runs common property that every lot owner holds in an undivided share: greenbelts, drainage lakes and swales. The association mows the greenbelts on a set schedule, more often in the summer rainy season, and the FAQ explains that it does not cut down healthy trees. Owners may not plant, build or park on the common property, and vehicles and golf carts may not drive across it. For a buyer, the greenbelt is the quiet backdrop most Section 23 houses enjoy, and the main reason to check which lots back onto a vacant building lot instead.
Charlotte County Utilities supplies water and sewer, and the declaration bars septic systems. Waste Management collects trash on Thursday, with bulk pickup by appointment through the number the association posts. Charlotte County Public Works keeps the front swales, which the FAQ notes can hold water for up to 72 hours after heavy rain. The Charlotte County Sheriff’s Office patrols Section 23, not the Punta Gorda Police Department, and Charlotte County Fire and EMS answers calls.
The association reported that fiber installation across Deep Creek is being managed by Tillman as the primary contractor (Section 23 Announcements); confirm service for a specific address on the FCC National Broadband Map. Charlotte County’s Sandhill Boulevard widening is in design with a roundabout planned at Capricorn Boulevard, and the Kings Highway widening is under construction, so expect work zones on the drive in for a while.
Pickleball and tennis players use Deep Creek Park on Sandhill Boulevard, golfers play Deep Creek Golf Club on a daily fee or a membership, and boaters launch at Harbour Heights Park. Small boats under 16 feet without gasoline motors can use the Section 23 lakes. The Deep Creek Civic Association, a voluntary social group separate from both property owners’ associations, holds social gatherings, and the Deep Creek Garden Club meets at the Section 23 association office.
Deep Creek Section 23 offers detached houses with garages at a $352,500 median, a $205 published fee, greenbelt and lake lots, and the golf course and a county park on its own plat. Its costs are an older housing stock, strict boat, RV and shed rules, new-build competition on nearby lots, and a lower southern edge.
Data updated: October 2026 (Charlotte County Property Appraiser public sales file and 2026 parcel roll; Section 23 recorded restrictions; FEMA and Charlotte County layers as sampled; retrieved 28 Oct 2026).
Many Deep Creek Section 23 buyers are also selling a Florida home, and the two sales need one plan: the sale funds the purchase, the closing dates must line up, and a Florida homestead may carry portable Save Our Homes savings into the new house if you file on time. We run both sides together, with Jesse on the sale.
Data updated: October 2026 (Charlotte County Property Appraiser public sales file; Florida Statutes 193.155; retrieved 28 Oct 2026).
Moving within the plat, from a 1980s house to a newer build, is common. Start with a Deep Creek Section 23 home valuation built from the same recorded sales this page uses, and when you are ready, read how we sell a Deep Creek Section 23 home against the new builds on the next street. Call Jesse direct at (239) 898-6072.
If you are moving south across Sandhill Boulevard from Section 20 or from a Deep Creek condominium, our guide to buying in Deep Creek sets the community-wide picture, and the Punta Gorda buyer guide covers the city across the river. For a condominium buyer, our Deep Creek Gardens buyer guide covers that condominium community on Sandhill Boulevard.
A sale-contingent offer is weaker than a clean one, so the stronger plan is often to list first, or to negotiate a short occupancy after your sale closes. We model both timelines, and the homestead portability filing, before you sign either contract.
A Deep Creek Section 23 listing alert tells you about the right house the day it reaches the market, filtered on the things that matter here: the single-family blocks, the build era, a pool, a lake or greenbelt lot, and the price band. Because Section 23 listings carry several names, the alert has to search more than one label.
Data updated: October 2026 (Charlotte County Property Appraiser 2026 parcel roll, retrieved 28 Oct 2026).
Bedrooms and price are the least useful filters on this plat. The ones that matter are the legal description, so the alert finds houses listed under Port Charlotte or Punta Gorda Isles; the year built, which decides the four-point and roof questions; the pool, which 63.5 percent of Section 23 homes carry; and the lot setting. A buyer who must have a lake view should say so, because only 14.9 percent of homes sit on a lake-flagged lot.
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. Saved searches route to Jesse and Marc too, so when a match appears you hear from someone who has read the parcel record. Call Marc at (239) 287-5873, or use the Deep Creek Section 23 buyer consultation form.
Book a Deep Creek Section 23 buyer consultation through the form on this page or by calling Marc. It is a working session, not a sales pitch: we build your monthly carrying number, screen the plat’s blocks against it, flag houses likely to struggle with an insurer, and hand you the document list for a purchase here. There is no charge.
A carrying-cost model with the $205 assessment and the street and drainage line set apart from the tax line; the recorded comparables for any house you name; the block, the declaration, and the flood and evacuation reading for each address; a first read on insurability from the roof and build year; and an estimate of your cash to close from the state rates on this page.
Your timing; whether you are paying cash or financing, and with what loan; whether you will homestead; whether you are selling a Florida home and carrying portability; whether you own a boat, RV, trailer or golf cart; whether you plan to rent the house; and which Section 23 streets you have already driven.
Request your Deep Creek Section 23 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.
Jesse McGreevy is a top-reviewed Deep Creek Section 23 realtor, and so is Marc Comisar; both are reviewed on our Google Business Profile. The quotes below are genuine five-star Google reviews from buyers, reproduced word for word. None of them names Section 23, and we have not trimmed or tailored them. We publish no aggregate rating figure.
★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Verified Google review
★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Verified Google review
★★★★★ “Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process.” Verified Google review
These are the Deep Creek Section 23 buyer questions that no public record we could read on October 28, 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 inside the inspection period.
These are the questions Deep Creek Section 23 buyers type into search engines and ask us on tours, drawn from real search suggestions and community threads, and each answer comes from a record cited on this page.
Deep Creek Section 23 listings are mostly resale houses from the 1980s and 1990s, plus some new builds on scattered lots and vacant single-family lots. Active counts change daily; the October 29, 2026 export showed 7 active homes and 3 lots, and the county record shows 113 resales, 15 new-home first sales and 20 lot sales in the year to September 9, 2026.
Deep Creek Section 23 single-family homes recorded a $352,500 median across 128 qualified sales from September 10, 2025 to September 9, 2026, ranging from $189,000 to $665,000. Half of those sales closed between $301,150 and $405,600, and the median price per square foot of county living area was $172.59.
Deep Creek Section 23 prices have eased from the peak and look level now. The calendar-year median peaked at $425,000 in 2022, fell to $355,000 in 2025, and the latest 12-month median is $352,500. Price per square foot has come down from $214.87 in 2022 to $172.59 in the latest year.
The Deep Creek Section 23 rules are the recorded Single Family Residential declaration and the association’s policies. The ones buyers notice most: boats and RVs one day in the driveway, no trailers, no sheds, four-foot fences behind the front corners, fully screened pools, 2,000 square feet minimum for a new house, and leases of a month or longer.
The Deep Creek Section 23 association assessment is $205 per lot per year, billed once and due October 1, according to the association’s FAQ. It funds the office building and staff and the greenbelts, lakes, drainage and signs. The county’s separate Deep Creek street and drainage assessment appears on the tax bill, with a current rate of $305.
Deep Creek Section 23 is governed by a property owners’ association, Section 23, Property Owner’s Association, Inc., a Florida not-for-profit corporation operating under Chapter 720 of the Florida Statutes, the same chapter that governs homeowners’ associations. Membership is mandatory for every lot owner, and each lot carries one vote.
Sandhill Boulevard is the line. Deep Creek Section 23 lies south of Sandhill Boulevard on the Punta Gorda Isles Section 23 plat, and Deep Creek Section 20 lies north of it on the Section 20 plat. Each section has its own association, its own declaration and its own rules, so the side of the road decides which rulebook applies.
Deep Creek Section 23 has a Punta Gorda 33983 mailing address but sits in unincorporated Charlotte County, outside the City of Punta Gorda. Many MLS listings file the same streets under Port Charlotte. Charlotte County taxes the homes, issues permits, supplies water and sewer, maps flood zones and sends the sheriff.
No community development district was found for Deep Creek Section 23 in the records we read. The owner’s fixed Deep Creek costs are the $205 association assessment and the county’s Deep Creek street and drainage assessment on the tax bill. Neighboring Heritage Lake Park, a separate community, has its own district.
Only briefly. The Deep Creek Section 23 declaration lets a boat or RV sit in the driveway for cleaning and outfitting for no more than one day, and it prohibits trailers. A boat owner either stores the boat off the plat or gets the association’s written answer on keeping it inside the garage before buying.
Yes, for a month or longer. Deep Creek Section 23 bars daily and weekly rentals, requires a copy of the lease at the association office 30 days before the term starts, and keeps the owner responsible for a tenant’s violations. Annual and seasonal leases work; vacation rentals do not.
The Deep Creek Section 23 association’s FAQ says no specific breed is banned. The declaration allows dogs, cats and house birds that are not kept for a commercial purpose, requires them to be leashed or in a fenced yard, and expects owners to pick up after them. Deep Creek Park on Sandhill Boulevard does not allow dogs.
No age restriction appears in the Deep Creek Section 23 single-family declaration, which limits each lot to one family and its household. Every Section 23 address tested on the school district’s boundary locator is zoned to Deep Creek Elementary. Buyers looking specifically for a 55-plus community are looking at a different kind of neighborhood.
Every sampled Deep Creek Section 23 home site reads FEMA Zone X: 304 of 331 minimal hazard and 27 in the southeast corner shaded Zone X, the 0.2 percent annual chance area. None fell in a Special Flood Hazard Area. Confirm the zone for an exact address on FEMA’s Flood Map Service Center before you buy.
Most sampled Deep Creek Section 23 home sites sit in Charlotte County Evacuation Zone C or D: 199 in C and 122 in D. Ten sites along the southern edge, on parts of Mauritania Road, Constantine Road, Montpelier Road, Celebes Court and Madras Court, sit in Zone B. None sampled sits in Zone A.
A federally backed mortgage does not require flood insurance on a Deep Creek Section 23 house in Zone X, and no sampled site fell outside Zone X. Citizens policyholders must carry flood coverage by January 1, 2027. Many owners buy it anyway, and Charlotte County’s Class 5 rating cuts NFIP premiums by 25 percent, Zone X policies included.
Hurricane Charley crossed Charlotte Harbor in 2004, and Ian followed in 2022. No public count of Deep Creek Section 23 homes damaged in either storm exists. For a specific house, the Charlotte County permit history shows reroofs and repairs, and the seller’s insurance claims history shows what was paid.
Deep Creek Section 23 addresses are zoned to Deep Creek Elementary, Punta Gorda Middle and Charlotte High School. Seven addresses across the plat, tested on Charlotte County Public Schools’ boundary locator, all returned those three schools. The district asks families to confirm with the school before relying on the locator.
The Deep Creek Section 23 association does not publish a builder list, and we do not name builders here. Recent first sales in the county deed index show which companies are active, and we run that search for any buyer weighing a new build. Every builder needs a Section 23 building permit and must finish within 12 months of clearing.
Single-family-block lots in Deep Creek Section 23 recorded a $43,000 median across 20 sales in the 12 months to September 9, 2026, from $25,000 to $69,000. The county file shows 21 deeds at $44,000 before setting aside one deed coded vacant that almost certainly carried a finished home. The roll shows 266 vacant single-family-block lots.
In Deep Creek Section 23, a resale is cheaper up front: resales recorded a $345,000 median against $385,000 for new homes sold by builders. Building on your own lot adds a lot price, near $43,000 at the median, to a builder’s contract, and it takes up to 12 months under the association’s permit. A new house usually insures more easily.
Yes, the golf course sits on Tract E of the Deep Creek Section 23 plat, and Deep Creek Park sits on Tracts C and D. Owning a Section 23 lot conveys no golf membership. Only 26 single-family homes on the plat touch the course parcel, all on Europa Lane and Navigator Road.
Deep Creek Golf Club posts four memberships, tax included: $2,700 single, $4,660 single with trail fee, $3,945 family and $7,025 family with trail fee. The club asks interested golfers to stop in and be added to its waiting list. The course is semi-private and open to the public for a daily fee.
The record cannot say. Only seven qualified sales of the 26 Deep Creek Section 23 homes that touch the golf course recorded in five years, too few to separate the course from each house’s size, age, pool and condition. We price a golf-edge house from its own sales and comparable houses, without assuming a premium.
In the latest year, 74 Deep Creek Section 23 pool homes sold at a $372,000 median and the homes without a pool at $305,000. That raw gap mixes the pool with size and age, because pool homes skew larger and newer. The roll counts a pool on 63.5 percent of Section 23 homes, so a pool is common here.
Swimming in the Deep Creek Section 23 lakes is prohibited. Boats up to 16 feet are allowed, gasoline motors are banned, larger electric motors are restricted, and no docks, piers or decks may be built. Homes the property appraiser classifies as waterfront may irrigate from a lake with the association’s permit.
Sheds are prohibited in Deep Creek Section 23, along with gazebos, greenhouses and playhouses. Fences are allowed up to four feet, behind the front corners of the house, with an association permit, and must be finished within 90 days of it. Hedges carry the same four-foot limit.
The Deep Creek Section 23 estoppel certificate states the assessment, any unpaid balance, any special assessment and any open violation on the lot. Under Florida Statutes 720.30851 the association must issue it within 10 business days of a request. Order it early so an open violation can be cured or credited before closing.
Property taxes on a Deep Creek Section 23 home reset after a purchase, because the seller’s capped assessed value does not transfer. The 2026 roll shows a $237,663 median assessed value against a $288,263.50 median just value, so the seller’s bill usually understates yours. File for homestead by March 1 if you live there.
A financed Deep Creek Section 23 purchase usually runs on the Florida AS IS contract’s timeline: a 15-day inspection period if left blank, a 30-day loan approval period by default, and a closing date the parties set. Cash purchases can close faster once title, the estoppel and the inspection are done.
The Charlotte County Sheriff’s Office patrols Deep Creek Section 23, not the Punta Gorda Police Department. We do not publish neighborhood crime claims; the Sheriff’s Office is the agency to ask about a specific street, and a buyer can drive the area at different times of day before writing an offer.
Waste Management collects trash in Deep Creek Section 23 on Thursday, with bulk pickup by appointment. Charlotte County Utilities supplies water and sewer, and the declaration requires every house to connect to both and bars septic systems. Front swales belong to Charlotte County Public Works.
Fiber is being installed across Deep Creek, with Tillman managing the work as primary contractor according to the Section 23 association. Retail service for a specific Deep Creek Section 23 address should be confirmed on the FCC National Broadband Map and with the provider before you rely on it.
Deep Creek Section 23 suits a buyer who wants a published $205 fee, the golf course and park nearby and a slightly larger, older house; Section 20 suits a buyer who parks a boat at home on weekends or wants a 2000s house. The two medians, $352,500 and $356,000, sit only $3,500 apart.
Yes. A detached Deep Creek Section 23 house on its own lot is a straightforward property for FHA, VA and conventional lenders, with no condominium project approval needed. Each program’s appraisal and property standards apply, which is one more reason to know the roof and the four-point results early.
Yes. Since August 17, 2024, an agent who works with you must have a written agreement in place before touring any Deep Creek Section 23 home. It must state a specific, negotiable compensation figure. Florida’s single agent version is the one to sign if you want an agent who represents only you.
In Charlotte County the seller customarily pays for the owner’s title insurance policy on a Deep Creek Section 23 resale and chooses the closing agent, but the contract controls and the parties can agree otherwise. A financing buyer pays for the lender’s title policy and the state taxes on the mortgage.
On a 1980s Deep Creek Section 23 house, inspect the roof and its permit date, the electrical panel, the plumbing supply lines, the water heater, the air conditioning, the windows and shutters, and the pool cage. Order a four-point and a wind mitigation report with the general inspection, inside the inspection period.
To buy a Deep Creek Section 23 house, confirm your cash or loan, sign a buyer agreement, confirm each address is on a single-family block, and read its roof, flood and evacuation reading before touring. Write on the Florida AS IS contract, order the estoppel and insurance quote inside the inspection period, and close with a title company.
The best Deep Creek Section 23 buyer’s agent prices from Charlotte County’s recorded sales, reads the single-family declaration before you tour, and gets the estoppel, permit file and insurance quote 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 Marc Comisar at (239) 287-5873, call Jesse McGreevy direct at (239) 898-6072, or use the buyer consultation form on this page. The first conversation builds your monthly number and a shortlist of Deep Creek Section 23 streets from the recorded sales, and there is no charge.
Each document below opens on the issuing body’s own site, so it stays current the moment the issuer updates it. A Deep Creek Section 23 buyer is handed several of these during a purchase, and reading them before the offer costs nothing.
| Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
| Declaration of Restrictions, Single Family Residential | Section 23, Property Owner’s Association, Inc. | restated 1996, amended to 2024 | every rule for a Section 23 house lot | Single family restrictions (PDF) |
| Rental Policy | Section 23, Property Owner’s Association, Inc. | amended June 11, 2026 | one-month minimum and the lease copy rule | Section 23 rental policy (PDF) |
| Permit Application Fee Schedule | Section 23, Property Owner’s Association, Inc. | revised September 10, 2026 | application fees and refundable deposits | Section 23 permit fees (PDF) |
| Single Family Building Permit | Section 23, Property Owner’s Association, Inc. | current form | plans, landscape plan and the 12-month build window | Section 23 building permit (PDF) |
| Deep Creek Street and Drainage MSBU FY25 Annual Report, Executive Summary | Charlotte County | October 1, 2024 to September 30, 2025 | the current rate and the unit’s work program | Street and drainage annual report (PDF) |
| 50% FEMA Rule information packet | Charlotte County Community Development | current | substantial improvement and the Zone X exemption | Charlotte County 50 percent rule packet (PDF) |
| Original Application for Homestead and Related Tax Exemptions, DR-501 | Florida Department of Revenue | current form | the homestead filing a new owner makes by March 1 | Homestead application DR-501 (PDF) |
| CRS Eligible Communities | Federal Emergency Management Agency | April 1, 2026 | Charlotte County’s Class 5 flood insurance discount | FEMA CRS list (PDF) |
| AS IS Residential Contract for Sale and Purchase | Florida Realtors and The Florida Bar | current form, redline | the deadlines and title choice in a Florida purchase | Florida AS IS contract (PDF) |
| Exclusive Buyer Brokerage Agreement, Single Agent | Florida Realtors | current form, redline | the written agreement signed before touring | Single agent buyer agreement (PDF) |
Every source below was read or checked on or before October 28, 2026. Where a figure on this page is our own tabulation of a public file, the text beside it says so. No brokerage, aggregator or listing portal appears in this list, by policy.
McGreevy and Comisar are the Southwest Florida team Deep Creek Section 23 buyers call when a purchase 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, lead the #1 team in Southwest Florida since 2012, and read Section 23 block by block.
By Jesse McGreevy and Marc Comisar. For this guide we tracked 128 qualified Section 23 home sales in the Charlotte County Property Appraiser’s sales file, read the association’s recorded restrictions and policies, the county’s street and drainage report and the FEMA flood layer, 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 Section 23 neighborhood guide, or explore the Punta Gorda area guide.
If you are searching for the best buyer’s agent in Deep Creek Section 23, 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, buying a seasonal home, investing, buying your first home or moving up to a newer house on a greenbelt or lake 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 Section 23 address and we will send back its block, the declaration that governs it, its flood and evacuation reading and the recorded comparables, with the source behind every figure. Call Jesse direct at (239) 898-6072, book a Deep Creek Section 23 buyer consultation, or read how we represent buyers.
Updated October 2026. Market data from the Charlotte County Property Appraiser public sales file and parcel roll and from Charlotte County GIS, checked October 2026. This guide is general information about buying a home in Deep Creek Section 23, 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.