Englewood buyer representation from McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Two counties, two tax bills and two price ranges under one name: we read the county record before you write the offer.
Updated November 2026 · By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty
To buy a home in Englewood, FL in 2026, first find out which county the parcel sits in, because Englewood crosses the Charlotte and Sarasota County line. Then price the home against that county's recorded sales. ZIP 34224 on the Charlotte roll had a $320,000 single-family median, and ZIP 34223 on the Sarasota roll had $490,000.
McGreevy and Comisar are the #1 Team in Southwest Florida since 2012, and this page is the buyer's version of our Englewood area guide. It walks through the part of the purchase that is specific to Englewood: two counties, two property appraisers, two tax bills and two very different price ranges under one place name. We tracked every recorded, qualified sale on both county rolls so that you can see what a budget actually buys on each side of the line before you tour a single house. To talk through your own search, book an Englewood buyer consultation or Call Marc at (239) 287-5873.
Here is how the numbers on this page are built. The Charlotte County figures come from the Charlotte County Property Appraiser roll and sales files, counting DOR-qualified sales above $1,000, with the newest qualified sale dated September 9, 2026. "12 months" on the Charlotte side therefore means September 10, 2025 to September 9, 2026. The Sarasota County figures come from the Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026, counting qualified sales above $1,000, with a window of October 15, 2025 to October 14, 2026. The two windows differ by 35 days, and the two offices code sales differently, so we never add or average a Charlotte median with a Sarasota median. Every figure prints its county, its ZIP side and its window, and every median prints the number of sales (n) beside it. Where a group has fewer than 10 sales we call it a small group and draw no percentage conclusion from it.
Price per square foot on this page is per square foot of the county's heated (living) area on the property roll. Do not compare it with the square footage on a listing sheet, because the two are measured and rounded differently.
You should work with McGreevy and Comisar when you buy in Englewood because the home you want is priced, taxed, insured and permitted by one of two counties, and we price from that county's own recorded sales. Our team is the #1 team in Southwest Florida since 2012, and our buyer service starts with the parcel, not the ZIP code.
Here are the credentials behind that work:
Contact us directly:
If you're searching for "the best buyer's agent in Englewood, Florida," McGreevy and Comisar represents homebuyers across Charlotte County and Sarasota County, from Englewood, Port Charlotte and Punta Gorda to the Southwest Florida coastal corridor. Whether you are relocating, buying a first Florida home or stepping up to Gulf access, including on Manasota Key, along Lemon Bay and in Englewood East, our team provides honest market guidance, pre-MLS access, partner-level negotiation and a clear plan to help you buy confidently. For the wider county picture, read our Charlotte County guide, and for how we compare Englewood agents on the public record, see our guide to the best real estate agents in Englewood.
A buyer's agent in Englewood tells you which county a home is in, what that county's records say about the property, what comparable homes recorded, and what the contract should protect. The agent writes and negotiates the offer, manages the inspection period and coordinates insurance quotes, title and closing with you.
In Englewood the first job is county identification. A ZIP code cannot settle it, because both Englewood ZIP codes cross the county line. The second job is the comparison set: a home in the Port Charlotte Subdivision grid on the Charlotte mainland is not comparable with a home near Dearborn Street on the Sarasota side, and a condominium on Englewood Beach is not comparable with one inland. The third job is the paper trail: flood zone, permit history, assessments on the tax bill, water and sewer provider, and any association documents. We handle those steps for you and explain what each document means before you decide. When you are ready, our buyer process page shows how a search with us begins, and you can book an Englewood buyer consultation or Call Marc at (239) 287-5873.
Before you write an offer in Englewood, we pull the county's recorded, qualified sales for the same property type, ZIP side and age band as the home you want. We compare price, heated area and year built, then check whether the parcel itself has sold before and what it sold for. That keeps the offer tied to recorded prices.
The steps are the same for every search. First we confirm the county on the property appraiser's roll. Second we pull the recorded sales for the matching slice, which is why this page prints separate tables for Charlotte ZIP 34224, the Charlotte part of ZIP 34223 and Sarasota ZIP 34223. Third we look at the price per heated square foot for the matching size band, using the bands later on this page. Fourth we look at the parcel's own sale history. In the 12 months to September 9, 2026, 183 Charlotte ZIP 34224 single-family homes were resold after a prior qualified sale at least a year earlier. Their median change from the earlier price was +33.7 percent, yet 49 of the 183 sold below what the previous owner paid. Buyers who bought in 2022 and 2023 were the group most often below purchase: 12 of 15 and 12 of 13 sold for less. In Sarasota ZIP 34223 the same 12-month look showed 252 repeat sales, a +20.0 percent median change and 82 sold below purchase (Charlotte County Property Appraiser; Sarasota County Property Appraiser). Fifth, we check the flood zone, tax district and evacuation level with the county's own tools, which later sections of this guide explain.
You will work with Jesse McGreevy and Marc Comisar, who lead McGreevy and Comisar at Domain Realty. Marc takes buyer calls at (239) 287-5873 and Jesse is reachable directly at (239) 898-6072. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and the team is brokered by Domain Realty.
You can read more about each of us on the Jesse McGreevy agent page and the Marc Comisar agent page, or about the team on our about page. If you would rather start with a message than a call, use the contact page or the buyer consultation form near the end of this page. The same team also works with owners on the other side of the transaction, which is useful if you are selling a Florida home to buy in Englewood: our Englewood seller guide covers that side, and our Englewood home valuation page is the place to start with a price opinion on the home you already own.
Englewood is in both counties. The Englewood Census-designated place counted 20,800 people in 2020: 5,414 (26.0 percent) in Charlotte County and 15,386 (74.0 percent) in Sarasota County. The parcel decides the county, not the ZIP code, because ZIP 34223 holds 3,431 Charlotte parcels and 14,536 Sarasota parcels, and ZIP 34224 holds 15,910 Charlotte parcels and 59 Sarasota parcels.
Englewood is one Census place with a part in each county, not two separate towns (U.S. Census Bureau QuickFacts). Every figure on this page uses one of three slices: Charlotte County ZIP 34224, the Charlotte County part of ZIP 34223, and Sarasota County ZIP 34223. The parcel counts above come from the Charlotte County Property Appraiser and the Sarasota County Property Appraiser rolls.
To tell which county an Englewood address is in, search the address or parcel number on the Charlotte County Property Appraiser site first, then on the Sarasota County Property Appraiser site. The parcel exists on only one roll, and that record also shows the tax district or tax code, the flood zone and the exemptions.
On the Charlotte side, a parcel record shows the tax district (district 005 for a Port Charlotte Subdivision lot on the mainland, or district 003 for Manasota Key), the zoning, the FEMA flood zone and panel, the Save Our Homes base year and the certified values (Charlotte County Property Appraiser parcel record example). On the Sarasota side, the parcel detail page shows the tax code (0100 for plain unincorporated Sarasota County, 1500 where the Englewood lighting district applies), any delineated district such as the Englewood Redevelopment Area, the FEMA panel and zone, and the sales history (Sarasota County Property Appraiser parcel record example). If a listing or a mailing address disagrees with the appraiser, the appraiser's roll wins. We run this lookup for every home you ask us about before we talk price.
ZIP 34223 splits between the counties because the postal boundary does not follow the county line. Most of its parcels are on the Sarasota roll (14,536), but 3,431 are on the Charlotte roll, mostly on the barrier island and the beach side. Charlotte's own Chadwick Park, for example, carries a 34223 address.
The Charlotte part of ZIP 34223 is the beach-and-key slice: Englewood Beach, the Charlotte part of Manasota Key, Sandpiper Key and a mainland strip around Rock Creek Park. In the 12 months to September 9, 2026 it recorded 87 single-family sales at a $385,000 median and 81 condominium sales at $419,900 (Charlotte County Property Appraiser). The Sarasota part of ZIP 34223 recorded 603 single-family sales at $490,000 and 67 condominium sales at $202,300 in the 12 months to October 14, 2026. Read the two 34223 slices as different markets. A second wrinkle: North Port city covers 39 percent of ZIP 34223's land, so an address with an Englewood ZIP can be a North Port parcel, with a city layer of government and taxes that unincorporated Englewood does not have. We exclude North Port city parcels from every Englewood figure on this page.
When an Englewood home is in Charlotte County rather than Sarasota County, nearly every public layer changes: the property appraiser, tax collector, county commission, millage stack, school district, flood map panels and permit office. Two special districts, Englewood Water District and the Englewood Area Fire Control District, cross the line.
| Layer | Charlotte County parcel | Sarasota County parcel |
|---|---|---|
| Property appraiser | Charlotte County Property Appraiser | Sarasota County Property Appraiser |
| Tax collector | Charlotte County Tax Collector | Sarasota County Tax Collector |
| 2026 ad valorem rate, sample | Tax district 005, 15.5683 mills (2026 final) | Tax code 1500, 11.3712 mills (2026 proposed, sample TRIM) |
| FEMA flood map panels in effect | Effective December 15, 2022 | Effective March 27, 2024 |
| Redevelopment agency | None | Englewood Community Redevelopment Area (established March 31, 1998) |
| Water and sewer | Englewood Water District in its sections; Charlotte County Utilities or well and septic elsewhere | Englewood Water District |
| Fire | Englewood Area Fire Control District at the Englewood end | Englewood Area Fire Control District |
| Schools | Charlotte County Public Schools | Sarasota County Schools |
The millage figures come from the 2026 Charlotte final rate chart (ccappraiser.com) and a 2026 Sarasota sample TRIM notice (sc-pa.com). They are from different stages of the 2026 cycle (final in Charlotte, proposed in Sarasota), and Sarasota adds non-ad valorem lines for fire, solid waste and stormwater, so the two rates are not a like-for-like tax comparison. The flood panel dates come from the FEMA National Flood Hazard Layer, and the Englewood Water District sections are named in its enabling act (Florida Senate, HB 1381 (2004)). Schools are the one layer where the county line can surprise a buyer: Charlotte County Public Schools' own boundary locator says that for addresses in ZIP 34223 "only a middle and high school will appear" and that "Your zoned elementary school is Englewood Elementary," which is a Sarasota County school (Charlotte County Public Schools). Sarasota County Schools runs its own attendance zone lookup. Use the district's answer for the exact address, never a ZIP code or a listing remark.
In Charlotte County, the seller customarily pays for the owner's title policy, and the contract controls. On the Sarasota County side of Englewood, the contract also controls, local custom varies, and your closing agent confirms who pays. Either way, we write the title terms into the offer rather than leave them to custom.
We do not state a Sarasota custom, because we have no verified one for the Sarasota side of Englewood. Ask for this to be decided in the contract before you submit the offer. The full list of buyer closing costs, including the lender's title policy, recording fees and the state's documentary stamp tax on the note, is covered further down the guide.
Yes. Manasota Key is split by the Sarasota-Charlotte County line, so a key address can be a Charlotte County parcel or a Sarasota County parcel. Charlotte County Code section 3-9-53 defines Manasota Key as the land south of the county line, west of Sandpiper Key, north of Stump Pass Beach State Park and east of the Gulf of Mexico.
The Tamarind Gulf and Bay condominium association, which sits on the Charlotte part, describes the northern and central parts of the key as Sarasota County and the southern part as Charlotte County (Tamarind Gulf and Bay). The Charlotte rules are in the county's Manasota Key overlay. The practical effect for a buyer is that two homes on the same key can sit in different counties, with different tax districts, flood panels and permit offices. Even a mainland neighborhood can split: Englewood Gardens has 77 parcels on the Charlotte roll and 636 on the Sarasota roll, and the two halves must be priced separately (Charlotte County Property Appraiser; Sarasota County Property Appraiser).
No. Englewood is not a city and has no city government on either side of the county line. Both parts are unincorporated, so the county commission is the local government: the Charlotte County Board of County Commissioners for a Charlotte parcel and the Sarasota County Commission for a Sarasota parcel.
For a buyer, that means county rules govern what you can build, rent and permit, and county offices issue your permits. Sarasota County runs the Englewood Community Redevelopment Area, which covers only the Sarasota part of Englewood and centers on Dearborn Street (Sarasota County, Englewood CRA). Charlotte County has no redevelopment agency for its part. If a home sits inside the city limits of North Port instead, it is a North Port parcel with a city layer of government, which is why the county check comes first.
The three slices differ most in single-family price and in condominium price. Charlotte ZIP 34224 is the lower-priced single-family slice at a $320,000 median, Sarasota ZIP 34223 is higher at $490,000, and the Charlotte part of ZIP 34223 sits between them at $385,000 but leads on condominium price at $419,900.
| Measure (12 months) | Charlotte, ZIP 34224 | Charlotte, part of ZIP 34223 | Sarasota, ZIP 34223 |
|---|---|---|---|
| Window | Sept 10, 2025 to Sept 9, 2026 | Sept 10, 2025 to Sept 9, 2026 | Oct 15, 2025 to Oct 14, 2026 |
| Single-family sales and median | n=405 at $320,000 | n=87 at $385,000 | n=603 at $490,000 |
| Single-family median heated area | 1,580 sq ft | 1,248 sq ft | 1,845 sq ft |
| Single-family median year built | 1999 | 1969 | 2015 |
| Condominium sales and median | n=63 at $138,000 | n=81 at $419,900 | n=67 at $202,300 |
| Manufactured on owned land | n=118 at $135,000 | not in the county cut | n=86 at $156,750 |
| Builder-proxy single-family sales | n=100 at $328,500 | n=3, a small group | n=201 at $618,900 |
| Ad valorem rate, sample 2026 | 15.5683 mills (district 005, final) | District 003 on Manasota Key (rate not printed here) | 11.3712 mills (code 1500, proposed) |
| Owner's title policy custom | Seller customarily pays; contract controls | Seller customarily pays; contract controls | Contract controls; closing agent confirms |
Sources: Charlotte County Property Appraiser and Sarasota County Property Appraiser recorded sales for the windows shown, and the 2026 rate sources named above. Builder-proxy means a home sold within about a year of its year built, a stand-in for new construction. The single-family medians in this table come from the same files as the longer tables below.
In Englewood, a $300,000 budget reached a median 1,536.5 heated square feet built in 1999.5 in Charlotte ZIP 34224 (n=118) and a median 1,452 square feet built in 1986 in Sarasota ZIP 34223 (n=69). Single-family sales within 10 percent of a budget are the basis, and the sections below show every budget from $250,000 to $1,000,000.
Data updated: November 2026 (Charlotte County Property Appraiser recorded, DOR-qualified sales above $1,000, September 10, 2025 to September 9, 2026; Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026, qualified sales above $1,000, October 15, 2025 to October 14, 2026; payment lines at 7.11% from Freddie Mac PMMS, week of November 12, 2026.)
Everything in this section is a county recorded sale, not a listing. Charlotte County is shown first. "Median heated" is the county's heated (living) area, and "median year built" is from the property roll. A figure with a small n (under 10) is a small group, and we show it for reference only.
In Charlotte ZIP 34224, single-family homes are the main market: 405 sales at a $320,000 median in the 12 months to September 9, 2026. Condominiums (63 sales, $138,000) and manufactured homes on owned land (118 sales, $135,000) sold at well under half that price, while small multifamily buildings (16 sales) reached $380,000.
| Property type, Charlotte ZIP 34224 | n | Median | Low | High | Median heated (sq ft) | Median year built |
|---|---|---|---|---|---|---|
| Single-family (use code 01xx) | 405 | $320,000 | $100,000 | $2,200,000 | 1,580 | 1999 |
| Manufactured or mobile on owned land (02xx) | 118 | $135,000 | $20,000 | $320,000 | 986.5 | 1985.5 |
| Condominium (04xx) | 63 | $138,000 | $43,000 | $710,000 | 1,092 | 1990 |
| Co-op (05xx) | 4 | $206,250 | $200,000 | $225,000 | 1,168 | 1989.5 |
| Multifamily under 10 units (08xx) | 16 | $380,000 | $230,000 | $649,000 | 2,096 | 2003 |
Window: September 10, 2025 to September 9, 2026. Source: Charlotte County Property Appraiser. The co-op row is a small group (n=4).
On the Charlotte County part of ZIP 34223, condominiums outsold single-family homes in a thin market and cost more: 81 condominium sales at a $419,900 median against 87 single-family sales at $385,000, in the 12 months to September 9, 2026. Single-family homes here are older and smaller, with a median year built of 1969.
| Property type, Charlotte part of ZIP 34223 | n | Median | Low | High | Median heated (sq ft) | Median year built |
|---|---|---|---|---|---|---|
| Single-family (01xx) | 87 | $385,000 | $123,500 | $2,200,000 | 1,248 | 1969 |
| Condominium (04xx) | 81 | $419,900 | $120,000 | $1,300,000 | 1,098 | 1982 |
| Co-op (05xx) | 6 | $192,500 | $80,000 | $295,000 | 540 | 1970 |
| Multifamily under 10 units (08xx) | 11 | $800,000 | $299,900 | $1,350,000 | 2,340 | 1959 |
Window: September 10, 2025 to September 9, 2026. Source: Charlotte County Property Appraiser. The co-op row is a small group (n=6). Only 3 single-family sales in this slice were builder-proxy sales, a small group at a $1,555,000 median.
On the Sarasota County side, ZIP 34223 recorded 603 single-family sales at a $490,000 median in the 12 months to October 14, 2026, the highest single-family median of the three slices. Manufactured homes on owned land (86 sales, $156,750) and condominiums (67 sales, $202,300) are the entry points.
| Property type, Sarasota ZIP 34223 | n | Median | Low | High | Median heated (sq ft) | Median year built |
|---|---|---|---|---|---|---|
| Single-family (01xx) | 603 | $490,000 | $149,000 | $6,750,000 | 1,845 | 2015 |
| Manufactured or mobile on owned land (02xx) | 86 | $156,750 | $42,000 | $254,900 | 1,147.5 | 1983 |
| Condominium (04xx) | 67 | $202,300 | $60,000 | $423,000 | 1,243 | 1984 |
| Multifamily under 10 units (08xx) | 24 | $357,750 | $170,000 | $9,200,000 | 1,976 | 1973 |
Window: October 15, 2025 to October 14, 2026. Source: Sarasota County Property Appraiser. The $6,750,000 high is a Manasota Key Road sale, and the Sarasota side's top sales cluster on the Gulf side of the key.
A $250,000 budget in Charlotte ZIP 34224 reached homes with a median 1,420 heated square feet built in 1993.5 (n=92), while $350,000 reached a median 1,784.5 square feet built in 2009.5 (n=106). Above $500,000 the groups are small, so treat those rows as reference only.
| Budget (sales within 10% of it) | n | Median heated (sq ft) | Median year built |
|---|---|---|---|
| About $250,000 | 92 | 1,420 | 1993.5 |
| About $300,000 | 118 | 1,536.5 | 1999.5 |
| About $350,000 | 106 | 1,784.5 | 2009.5 |
| About $400,000 | 70 | 1,824 | 2008.5 |
| About $500,000 | 34 | 1,787 | 2021.5 |
| About $750,000 | 7 (small group) | 1,844 | 1972 |
| About $1,000,000 | 5 (small group) | 2,275 | 2005 |
Single-family homes only, September 10, 2025 to September 9, 2026. Source: Charlotte County Property Appraiser. Notice the year built: from $350,000 through $500,000, the median home in this slice is from the 2000s or later, which in practice means newer construction competing with older homes.
In the Charlotte part of ZIP 34223, single-family homes at every budget up to $500,000 had a median year built between 1963 and 1972, and their median heated area stayed between 1,050 and 1,427 square feet. Most budget rows here hold fewer than 16 sales, so this is a thin market.
| Budget (sales within 10% of it) | n | Median heated (sq ft) | Median year built |
|---|---|---|---|
| About $250,000 | 15 | 1,230 | 1969 |
| About $300,000 | 9 (small group) | 1,243 | 1969 |
| About $350,000 | 12 | 1,050.5 | 1969 |
| About $400,000 | 9 (small group) | 1,144 | 1972 |
| About $500,000 | 8 (small group) | 1,427 | 1963 |
| About $750,000 | 8 (small group) | 1,209 | 1957 |
| About $1,000,000 | 3 (small group) | 1,995 | 1959 |
Single-family homes only, September 10, 2025 to September 9, 2026. Source: Charlotte County Property Appraiser.
In Sarasota ZIP 34223, a $300,000 budget reached a median 2-bedroom, 1,452-square-foot home built in 1986 (n=69), and a $500,000 budget reached a median 3-bedroom, 1,845-square-foot home built in 2018 (n=93). At $750,000 and above, the median home was built in 2025 or later.
| Budget (sales within 10% of it) | n | Median heated (sq ft) | Median year built | Median bedrooms |
|---|---|---|---|---|
| About $250,000 | 40 | 1,346 | 1978.5 | 2 |
| About $300,000 | 69 | 1,452 | 1986 | 2 |
| About $350,000 | 82 | 1,569 | 2012.5 | 2 |
| About $400,000 | 109 | 1,600 | 2024 | 2 |
| About $500,000 | 93 | 1,845 | 2018 | 3 |
| About $750,000 | 77 | 2,125 | 2025 | 3 |
| About $1,000,000 | 44 | 2,797 | 2025.5 | 3 |
Single-family homes only, October 15, 2025 to October 14, 2026. Source: Sarasota County Property Appraiser. Bedroom counts are the Sarasota roll's. The year built jumps from 1986 at $300,000 to 2012.5 at $350,000 and 2024 at $400,000, which suggests newer homes make up more of the Sarasota record from about $350,000 to $400,000. The Charlotte roll cut available to us does not carry bedroom counts, so no bedroom column is shown for the Charlotte slices.
Single-family prices spread very differently by slice. In Charlotte ZIP 34224, 58.3 percent of 405 sales fell between $250,000 and $400,000. In Sarasota ZIP 34223, only 28.5 percent of 603 sales did, and 27.7 percent were between $600,000 and $1,000,000. The Sarasota side has a much longer upper tail.
| Price band, single-family | Charlotte ZIP 34224 (n=405) | Charlotte part of ZIP 34223 (n=87) | Sarasota ZIP 34223 (n=603) |
|---|---|---|---|
| $0 to $250,000 | 74 (18.3%) | 22 (25.3%) | 37 (6.1%) |
| $250,000 to $400,000 | 236 (58.3%) | 25 (28.7%) | 172 (28.5%) |
| $400,000 to $600,000 | 69 (17.0%) | 11 (12.6%) | 171 (28.4%) |
| $600,000 to $1,000,000 | 17 (4.2%) | 19 (21.8%) | 167 (27.7%) |
| $1,000,000 to $2,000,000 | 7 (1.7%) | 9 (10.3%) | 46 (7.6%) |
| $2,000,000 and up | 2 (0.5%) | 1 (1.1%) | 10 (1.7%) |
Windows: Charlotte September 10, 2025 to September 9, 2026; Sarasota October 15, 2025 to October 14, 2026. Sources: Charlotte County Property Appraiser and Sarasota County Property Appraiser. Percentages in the Charlotte part of ZIP 34223 rest on 87 sales, so treat each band as a rough guide.
In all three slices, bigger homes cost more in total but not always more per square foot. In Charlotte ZIP 34224, price per heated square foot ran from $236 for homes under 1,200 square feet down to $185 for 2,000 to 2,500 square feet, then rose to $251 above 2,500. Sarasota ZIP 34223 ran from $270 under 1,200 square feet, to $243 and $244 in the two middle bands, then up to $343 above 2,500.
| Heated area (single-family) | Charlotte ZIP 34224: n, median, per sq ft | Charlotte part of ZIP 34223: n, median, per sq ft | Sarasota ZIP 34223: n, median, per sq ft |
|---|---|---|---|
| Under 1,200 sq ft | 66, $235,000, $236 | 36, $345,000, $355 | 48, $249,000, $270 |
| 1,200 to 1,600 | 142, $282,300, $201 | 35, $350,000, $232 | 158, $358,200, $243 |
| 1,600 to 2,000 | 123, $344,900, $193 | 6 (small group), $533,250, $296 | 133, $420,000, $244 |
| 2,000 to 2,500 | 61, $400,000, $185 | 4 (small group), $1,462,500, $615 | 150, $674,800, $309 |
| Over 2,500 | 13, $685,000, $251 | 6 (small group), $1,650,000, $525 | 114, $954,600, $343 |
Per square foot of the county's heated area, not a listing sheet's square footage. Windows as above. Sources: Charlotte County Property Appraiser and Sarasota County Property Appraiser. The median price-per-square-foot across all 12-month single-family sales was $201 in Charlotte ZIP 34224 (n=405, quartiles $175 to $246), $275 in Sarasota ZIP 34223 (n=603, quartiles $224 to $337) and $322 in the Charlotte part of ZIP 34223 (n=87, quartiles $212 to $588).
Home age changes price differently on each side. In Charlotte ZIP 34224, resale homes built from 2000 to 2019 sold at medians of $350,000 and $376,000, against $248,500 for pre-1970 homes. In Sarasota ZIP 34223, homes built in 2020 or later had a $610,000 median against $264,000 for pre-1970 homes.
| Year built (single-family resale) | Charlotte ZIP 34224 | Charlotte part of ZIP 34223 | Sarasota ZIP 34223 |
|---|---|---|---|
| Before 1970 | n=20, $248,500, 1,069.5 sq ft | n=44, $345,000, 1,144 sq ft | n=44, $264,000, 1,033 sq ft |
| 1970 to 1979 | n=33, $282,000, 1,169 sq ft | n=31, $365,000, 1,261 sq ft | n=75, $365,000, 1,544 sq ft |
| 1980 to 1989 | n=88, $273,950, 1,331 sq ft | n=5 (small group), $525,000, 1,554 sq ft | n=63, $411,000, 1,835 sq ft |
| 1990 to 1999 | n=65, $325,000, 1,693 sq ft | not reported | n=28, $520,000, 2,111 sq ft |
| 2000 to 2009 | n=39, $350,000, 1,667 sq ft | n=3 (small group), $1,550,000, 2,504 sq ft | n=54, $540,000, 2,115.5 sq ft |
| 2010 to 2019 | n=22, $376,000, 1,632.5 sq ft | n=1, $2,200,000 (one sale) | n=70, $387,000, 1,845 sq ft |
| 2020 and later | n=38, $349,500, 1,640 sq ft | not reported | n=68, $610,000, 2,066 sq ft |
"Resale" means sold more than a year after the year built, so the 2020 and later row holds homes that are already a year or more old. Each cell shows n, median price and median heated area. Windows as above. Sources: Charlotte County Property Appraiser and Sarasota County Property Appraiser. In Sarasota 34223, the 2010 to 2019 median ($387,000) sits below the 1990 to 1999 and 2000 to 2009 medians, so newer is not automatically pricier there.
Newer single-family homes sell at a premium on both sides. In Charlotte ZIP 34224, builder-proxy sales (homes sold within about a year of being built) had a $328,500 median (n=100) against $310,000 for resales (n=305). In Sarasota ZIP 34223, builder-proxy homes sold at $618,900 (n=201) against $427,500 for resales (n=402).
For comparison, the Englewood hub reports 96 builder-direct single-family sales at $329,800 against 309 resales at $310,000 in Charlotte ZIP 34224, a slightly different cut of the same Charlotte file. The Sarasota roll carries no builder-or-resale flag, so the Sarasota "builder-proxy" figure is a proxy only. The Charlotte part of ZIP 34223 had 3 builder-proxy sales, a small group, so we draw no conclusion from it. Sources: Charlotte County Property Appraiser and Sarasota County Property Appraiser.
A single-family home is the largest and most active Englewood product, with 405 sales in Charlotte ZIP 34224, 87 in the Charlotte part of 34223 and 603 in Sarasota 34223 in the latest 12 months. It also spans the widest price range, from a $100,000 low in Charlotte 34224 to $6,750,000 in Sarasota 34223.
Single-family medians range from $320,000 to $490,000 across the three slices, and homes here run from about 1,248 to 1,845 median heated square feet (Charlotte part of 34223 and Sarasota 34223). If you want a newer home at a lower price, the Charlotte mainland grid is where the record shows it: 38 resales in Charlotte 34224 were built in 2020 or later, with a $349,500 median. If you want the largest median home and the highest share of new building, the Sarasota roll shows it, with a median year built of 2015.
A condominium is the entry-level Englewood option on the mainland and the premium option on the beach. Charlotte ZIP 34224 condominiums sold at a $138,000 median (n=63), Sarasota ZIP 34223 at $202,300 (n=67), and the Charlotte part of ZIP 34223 at $419,900 (n=81), all over the last 12 months.
Condominium prices by band show the split. In Charlotte 34224, 42 of 63 sales (66.7 percent) were under $200,000. In Sarasota 34223, 33 of 67 (49.3 percent) were under $200,000, and none sold above $500,000. In the Charlotte part of 34223, 28 of 81 (34.6 percent) were $300,000 to $500,000, 27 (33.3 percent) were $500,000 to $1,000,000 and 3 sold above $1,000,000.
| Condominium price band | Charlotte ZIP 34224 (n=63) | Charlotte part of ZIP 34223 (n=81) | Sarasota ZIP 34223 (n=67) |
|---|---|---|---|
| $0 to $200,000 | 42 (66.7%) | 7 (8.6%) | 33 (49.3%) |
| $200,000 to $300,000 | 11 (17.5%) | 16 (19.8%) | 24 (35.8%) |
| $300,000 to $500,000 | 4 (6.3%) | 28 (34.6%) | 10 (14.9%) |
| $500,000 to $1,000,000 | 6 (9.5%) | 27 (33.3%) | 0 (0.0%) |
| $1,000,000 and up | 0 (0.0%) | 3 (3.7%) | 0 (0.0%) |
Sources: Charlotte County Property Appraiser and Sarasota County Property Appraiser. Condominium sales were recorded in 2025 and 2026 at Foxwood, Marina Isles, Englewood Isles, Englewood Golf Villas IV and Manasota Beach Gardens on the Sarasota roll, which are places that recorded condo sales, not a ranking. We give no median by community. For the Charlotte condominium communities, the hub describes Tamarind Gulf and Bay, Sandpiper Key and Grande Preserve on Lemon Bay. Condominium rules, including the 7-day resale cancellation window under s. 718.503, are covered in the next parts of this guide.
A manufactured or mobile home on owned land is the lowest-priced way to own land in Englewood. Charlotte ZIP 34224 recorded 118 sales at a $135,000 median, and Sarasota ZIP 34223 recorded 86 at $156,750 in the latest 12 months. These are 02xx use codes, homes on land the buyer owns, not leased lots.
The typical home is small and older: a median 986.5 heated square feet built in 1985.5 in Charlotte 34224 and 1,147.5 square feet built in 1983 in Sarasota 34223. Prices run from $20,000 to $320,000 in Charlotte 34224 and $42,000 to $254,900 in Sarasota 34223. Manufactured homes in land-lease communities and co-ops are a different legal product and are not in these figures, and the Englewood hub explains the three legal forms (Charlotte County Property Appraiser; Sarasota County Property Appraiser).
Co-op units and small multifamily buildings are small corners of the Englewood record. Co-ops recorded 4 sales in Charlotte ZIP 34224 (median $206,250) and 6 in the Charlotte part of ZIP 34223 (median $192,500), both small groups. Multifamily buildings under 10 units recorded 16, 11 and 24 sales across the three slices.
A co-op buyer owns shares in a corporation rather than a deed to a unit, so the financing and the documents differ from a condominium or a house. Multifamily medians were $380,000 in Charlotte 34224 (n=16), $800,000 in the Charlotte part of 34223 (n=11) and $357,750 in Sarasota 34223 (n=24), and the Sarasota high of $9,200,000 shows how one sale can distort a range (Charlotte County Property Appraiser; Sarasota County Property Appraiser). Ask us to review the documents before you write an offer on either product.
Englewood buyers can tour with us knowing that a Charlotte ZIP 34224 single-family home sold at a $320,000 median over 405 sales while the Sarasota ZIP 34223 median was $490,000. Start with a buyer consultation or see how we work on our buying page, then Call Marc at (239) 287-5873.
Selling a home first? Our Englewood home valuation page gives you a county-record price opinion, and you can Call Jesse direct at (239) 898-6072.
Englewood prices are a little below where they were a year ago, and sales counts moved differently on each side. Charlotte ZIP 34224 had 405 single-family sales at $320,000 in the latest 12 months against 502 at $335,000 before. Sarasota ZIP 34223 had 603 at $490,000 against 544 at $517,600.
Data updated: November 2026 (Charlotte County Property Appraiser recorded sales through September 9, 2026 and Sarasota County Property Appraiser sales through October 14, 2026, qualified sales above $1,000; rates from Freddie Mac PMMS, week of November 12, 2026.)
A recorded sale tells you what buyers paid, not what sellers are asking today, so read this section as a record of the last few years. The measures a buyer most wants for timing (days on market, sale-to-list ratio, months of supply and active listing counts) come only from the multiple listing service: Information not available at time of publishing (checked November 14, 2026). Sources for the tables: Charlotte County Property Appraiser and Sarasota County Property Appraiser.
Yes, modestly, on the recorded numbers. Single-family medians in the latest 12 months were $15,000 lower in Charlotte ZIP 34224 and $27,600 lower in Sarasota ZIP 34223 than in the 12 months before. Resale-only medians were nearly unchanged: $310,000 against $312,000 in Charlotte, and $427,500 against $422,500 in Sarasota.
| Single-family, 12 months against the prior 12 months | Latest 12 months | Prior 12 months |
|---|---|---|
| Charlotte ZIP 34224, all | n=405, $320,000 | n=502, $335,000 |
| Charlotte ZIP 34224, resale only | n=305, $310,000 | n=265, $312,000 |
| Charlotte part of ZIP 34223, all | n=87, $385,000 | n=42, $332,500 |
| Charlotte part of ZIP 34223, resale only | n=84, $366,000 | n=42, $332,500 |
| Sarasota ZIP 34223, all | n=603, $490,000 | n=544, $517,600 |
| Sarasota ZIP 34223, resale only | n=402, $427,500 | n=318, $422,500 |
Latest windows: Charlotte September 10, 2025 to September 9, 2026; Sarasota October 15, 2025 to October 14, 2026. The prior windows are the 12 months immediately before each. The differences ($15,000 and $27,600) are our subtraction of the two medians. The all-sales median fell more than the resale median because the mix changed: in Charlotte ZIP 34224, 305 of the 405 latest sales were resales against 265 of 502 before, so the mix had fewer new-build sales. The Charlotte part of ZIP 34223 had only 42 sales in the prior 12 months, so its change from $332,500 to $385,000 is a thin comparison.
The last eight three-month blocks of the window show the direction more finely.
| Three-month block (by sale date) | Charlotte ZIP 34224 | Charlotte part of ZIP 34223 |
|---|---|---|
| Sept 12 to Dec 11, 2024 | n=102, $360,000, $212 per sq ft | n=5 (small group), $340,000 |
| Dec 12, 2024 to Mar 12, 2025 | n=104, $345,000, $207 | n=8 (small group), $384,500 |
| Mar 13 to June 11, 2025 | n=160, $305,500, $190 | n=14, $291,000, $302 |
| June 12 to Sept 10, 2025 | n=136, $319,950, $190 | n=15, $325,000, $298 |
| Sept 11 to Dec 10, 2025 | n=117, $307,700, $186 | n=12, $262,500, $267 |
| Dec 11, 2025 to Mar 11, 2026 | n=93, $349,900, $202 | n=20, $292,450, $238 |
| Mar 12 to June 10, 2026 | n=104, $300,000, $208 | n=35, $388,000, $375 |
| June 11 to Sept 9, 2026 | n=89, $330,000, $215 | n=19, $550,000, $392 |
| Three-month block (by sale date) | Sarasota ZIP 34223 |
|---|---|
| Oct 17, 2024 to Jan 15, 2025 | n=109, $606,100, $303 per sq ft |
| Jan 16 to Apr 16, 2025 | n=145, $495,000, $279 |
| Apr 17 to July 16, 2025 | n=171, $461,500, $265 |
| July 17 to Oct 15, 2025 | n=118, $558,350, $287 |
| Oct 16, 2025 to Jan 14, 2026 | n=131, $464,000, $275 |
| Jan 15 to Apr 15, 2026 | n=185, $432,800, $259 |
| Apr 16 to July 15, 2026 | n=168, $510,000, $279 |
| July 16 to Oct 14, 2026 | n=118, $557,500, $303 |
Charlotte ZIP 34224's latest block (n=89, $330,000, $215 per square foot) is above its year-earlier block (n=136, $319,950, $190). Sarasota ZIP 34223's latest block ($557,500) is nearly level with its year-earlier block ($558,350). Per square foot is all single-family sales, new homes included. These blocks are small and move with the mix of homes sold, so use them as direction, not a forecast.
Calendar-year sales counts are higher in 2025 than in 2019 on both main slices. Charlotte ZIP 34224 recorded 414 single-family sales in 2019 and 524 in 2025. Sarasota ZIP 34223 recorded 359 in 2019 and 567 in 2025. The Charlotte part of ZIP 34223 fell from 78 to 54 over the same years.
| Single-family sales by calendar year | 2019 | 2020 | 2021 | 2022 | 2023 | 2024 | 2025 |
|---|---|---|---|---|---|---|---|
| Charlotte ZIP 34224 | 414 | 417 | 488 | 347 | 299 | 484 | 524 |
| Charlotte part of ZIP 34223 | 78 | 82 | 119 | 48 | 68 | 30 | 54 |
| Sarasota ZIP 34223 | 359 | 423 | 512 | 433 | 506 | 546 | 567 |
Prices followed a different path from counts. The calendar-year median peaked in 2023 in both main slices and has eased since.
| Calendar-year median (n), single-family | Charlotte ZIP 34224 | Sarasota ZIP 34223 |
|---|---|---|
| 2019 | $214,900 (n=414) | $289,000 (n=359) |
| 2020 | $230,000 (n=417) | $320,000 (n=423) |
| 2021 | $289,500 (n=488) | $398,950 (n=512) |
| 2022 | $360,000 (n=347) | $500,000 (n=433) |
| 2023 | $369,000 (n=299) | $601,200 (n=506) |
| 2024 | $360,000 (n=484) | $600,000 (n=546) |
| 2025 | $320,000 (n=524) | $494,000 (n=567) |
| 2026 so far | $325,000 (n=263, to Sept 4) | $490,000 (n=487, to Oct 13) |
The Charlotte 34224 median in 2025 was $49,000 below its 2023 peak, and the Sarasota 34223 median was $107,200 below its 2023 peak (our subtraction of the two medians). Price per heated square foot tells the same story: $253 in 2022 and $192 in 2025 in Charlotte 34224, and $326 in 2023 and $275 in 2025 in Sarasota 34223. The Charlotte part of ZIP 34223 had a $303,500 median in 2025 on 54 sales and $456,500 in 2026 so far on 69 sales, a thin market where a few Gulf-side sales move the median. Sources: Charlotte County Property Appraiser and Sarasota County Property Appraiser.
Recent Englewood buyers have mostly gained if they bought before 2021 and have often sold below purchase price if they bought in 2022 or 2023. Of 183 Charlotte ZIP 34224 resales in the last 12 months, 49 sold below the previous price, and in Sarasota ZIP 34223, 82 of 252 did.
| Year of the earlier purchase | Charlotte ZIP 34224: n, median change, sold below purchase | Sarasota ZIP 34223: n, median change, sold below purchase |
|---|---|---|
| 2009 to 2012 | 19, +178.7%, 0 | 20, +130.0%, 0 |
| 2013 to 2016 | 31, +95.3%, 0 | 47, +54.0%, 0 |
| 2017 to 2019 | 40, +42.8%, 1 | 47, +35.2%, 1 |
| 2020 | 19, +38.5%, 1 | 17, +24.7%, 0 |
| 2021 | 17, +1.8%, 7 | 26, +8.4%, 10 |
| 2022 | 15, -10.3%, 12 | 34, -11.0%, 26 |
| 2023 | 13, -11.9%, 12 | 24, -11.5%, 20 |
| 2024 to 2025 | 29, -4.3%, 16 | 37, -6.2%, 25 |
| All | 183, +33.7%, 49 | 252, +20.0%, 82 |
The table covers single-family homes resold in the 12 months to September 9, 2026 (Charlotte) and October 14, 2026 (Sarasota), whose prior qualified sale on the same parcel was at least a year earlier. For the Charlotte part of ZIP 34223 the same look was 55 repeat sales with a +41.3 percent median change and 8 below purchase; the groups by purchase year there are mostly small. Source: Charlotte County Property Appraiser and Sarasota County Property Appraiser. The takeaway for you as a buyer is to price with the recent record in mind, and to expect that a home bought at the 2022 and 2023 peak is the group most likely to sell at a loss today.
Most Englewood sales close in spring. Over the last 60 months, March was the biggest month in both main slices: 220 of 2,060 Charlotte ZIP 34224 single-family sales (10.7 percent) and 297 of 2,647 Sarasota ZIP 34223 sales (11.2 percent). September and October were the quietest months in Sarasota and January and October in Charlotte.
| Month of sale, 60 months, single-family | Charlotte ZIP 34224 (n=2,060) | Charlotte part of ZIP 34223 (n=307) | Sarasota ZIP 34223 (n=2,647) |
|---|---|---|---|
| January | 126 (6.1%) | 19 (6.2%) | 166 (6.3%) |
| February | 157 (7.6%) | 22 (7.2%) | 212 (8.0%) |
| March | 220 (10.7%) | 26 (8.5%) | 297 (11.2%) |
| April | 199 (9.7%) | 30 (9.8%) | 293 (11.1%) |
| May | 207 (10.0%) | 40 (13.0%) | 285 (10.8%) |
| June | 211 (10.2%) | 24 (7.8%) | 259 (9.8%) |
| July | 183 (8.9%) | 38 (12.4%) | 241 (9.1%) |
| August | 176 (8.5%) | 23 (7.5%) | 196 (7.4%) |
| September | 146 (7.1%) | 19 (6.2%) | 144 (5.4%) |
| October | 135 (6.6%) | 19 (6.2%) | 160 (6.0%) |
| November | 156 (7.6%) | 21 (6.8%) | 183 (6.9%) |
| December | 144 (7.0%) | 26 (8.5%) | 211 (8.0%) |
Sales are counted by recorded sale date, so a March sale was contracted weeks earlier. The Charlotte part of ZIP 34223 shows only 19 to 40 sales in any month, so read its percentages as a rough pattern. Sources: Charlotte County Property Appraiser and Sarasota County Property Appraiser. For a buyer, the quieter months (September and October in Sarasota, January and October in Charlotte 34224) are the months with fewer recorded closings, which is a pattern in the record and not a promise about price or negotiating room.
At 7.11% for a 30-year fixed loan, principal and interest on a median-priced Englewood single-family home with 20 percent down is $1,722 a month in Charlotte ZIP 34224 ($320,000), $2,072 in the Charlotte part of ZIP 34223 ($385,000) and $2,637 in Sarasota ZIP 34223 ($490,000).
Freddie Mac's Primary Mortgage Market Survey reported the 30-year fixed-rate average at 7.11 percent and the 15-year fixed at 6.45 percent for the week of November 12, 2026. It is a national weekly average from lenders, not a quote, so your own rate depends on your loan, credit and points (Freddie Mac PMMS). The payments below are principal and interest only, at 7.11 percent for a 30-year fixed loan, at the median price in each slice. They do not include property taxes, homeowner and flood insurance, association dues, assessments or any mortgage insurance, which we cover in later sections of this guide.
| Down payment | Charlotte ZIP 34224, $320,000 median | Charlotte part of ZIP 34223, $385,000 median | Sarasota ZIP 34223, $490,000 median |
|---|---|---|---|
| 3.5% down | loan $308,800, $2,077 a month | loan $371,525, $2,499 a month | loan $472,850, $3,181 a month |
| 5% down | loan $304,000, $2,045 a month | loan $365,750, $2,460 a month | loan $465,500, $3,131 a month |
| 10% down | loan $288,000, $1,937 a month | loan $346,500, $2,331 a month | loan $441,000, $2,967 a month |
| 20% down | loan $256,000, $1,722 a month | loan $308,000, $2,072 a month | loan $392,000, $2,637 a month |
Between 3.5 percent and 20 percent down, the principal-and-interest difference is $355 a month in Charlotte 34224, $427 in the Charlotte part of 34223 and $544 in Sarasota 34223 (our subtraction of the table's figures). The medians come from the Charlotte County Property Appraiser and Sarasota County Property Appraiser recorded sales in the windows above. Talk to a lender about what you qualify for, then bring us the number and Call Marc at (239) 287-5873 or book a consultation so we can build a search around it.
It depends on your budget, the county and your time horizon, and the record supports a careful yes for buyers who price from recorded sales. Single-family prices in both main slices are below their 2023 peaks, resale prices are roughly steady year over year, and the latest three-month blocks are level to higher.
What the record cannot tell you is the asking price, the time a home sits or how much a seller will negotiate, because those are MLS measures: Information not available at time of publishing (checked November 14, 2026). We bring those for the specific segment you are shopping when you call. If you are weighing Englewood against its neighbors, see our guides for Port Charlotte buyers and Punta Gorda buyers, and if you are selling to buy, our Englewood seller guide shows the other side of this market. For the area itself, return to the Englewood guide.
Englewood's Charlotte County side prices slightly above Port Charlotte: ZIP 34224 single-family homes sold at a $320,000 median on 405 sales, against $302,550 on 2,698 sales across Port Charlotte's six ZIP codes, both in the 12 months to September 9, 2026. The four Punta Gorda postal ZIPs recorded 3,593 home sales at $350,000.
Data updated: November 2026 (Charlotte County Property Appraiser recorded, DOR-qualified sales above $1,000, newest qualified sale September 9, 2026, window September 10, 2025 to September 9, 2026; Sarasota County Property Appraiser bulk parcel and sales file dated October 21, 2026, window October 15, 2025 to October 14, 2026)
We tracked all three markets on the Charlotte County roll, so the Charlotte columns below share one window, one qualification rule and one definition of a builder's first sale (Charlotte County Property Appraiser). The Sarasota County side of Englewood sits on a different roll and window, so it appears in its own column and is never blended with a Charlotte figure (Sarasota County Property Appraiser). Port Charlotte here means parcels with a Port Charlotte postal address in ZIPs 33948, 33952, 33953, 33954, 33980 and 33981. Per square foot always means per square foot of the county's heated (living) area, which is not the same figure as a listing sheet's. If you are weighing the three places before you pick a county, start with our Englewood guide and then use the tables below to test each one against your budget.
Across the same Charlotte County window, Englewood's ZIP 34224 single-family median is $320,000 and Port Charlotte's is $302,550, a gap of $17,450. Port Charlotte leads on volume with 2,698 single-family sales against 405, and Englewood's barrier-island slice in ZIP 34223 prices far above both.
Charlotte County roll, same window: September 10, 2025 to September 9, 2026. Source: Charlotte County Property Appraiser recorded sales (ccappraiser.com).
| Measure | Englewood, ZIP 34224 | Englewood, ZIP 34223 Charlotte parcels | Port Charlotte, six ZIPs |
|---|---|---|---|
| Single-family sales | 405 | 87 | 2,698 |
| Single-family median | $320,000 | $385,000 | $302,550 |
| Single-family builder-direct | 96 at $329,800 | 3 at $1,555,000 (a small group) | 526 at $315,500 |
| Single-family resale | 309 at $310,000 | 84 at $366,000 | 2,172 at $295,000 |
| Single-family per sq ft of county heated area | $201.22 | $322.27 | $188.80 |
| Condominium sales and median | 63 at $138,000 | 81 at $419,900 | 235 at $125,000 |
| Mobile home (Englewood) and manufactured plus co-op (Port Charlotte) | 118 at $135,000 | not separated | 173 at $135,000 |
| All improved sales, every use code | 728 at $270,500 | 193 at $390,000 | 3,379 at $289,000 |
The manufactured row is not identical: the Englewood figure counts mobile-home use codes only, while the Port Charlotte figure combines manufactured homes on owned lots with cooperative sites. The "builder-direct" column is the first qualified sale of an improved parcel within one year of its year built, which is how the county record shows a builder's first sale of a new home.
Wider benchmarks. Sources: Charlotte County Property Appraiser (Charlotte window above) and Sarasota County Property Appraiser (Sarasota window above).
| Benchmark | Sales | Median | What it counts |
|---|---|---|---|
| Charlotte County as a whole | 8,408 | $320,000 | home sales, Charlotte window |
| Four Punta Gorda postal ZIPs | 3,593 | $350,000 | home sales, Charlotte window, not split by property type |
| Englewood, ZIP 34223 Sarasota parcels | 790 | $410,000 | qualified improved sales, Sarasota window |
| Englewood, ZIP 34223 Sarasota parcels, single-family | 603 | $490,000 | Sarasota window |
The Punta Gorda row counts every home sale in four postal ZIPs and the Englewood rows split by property type, so read the Punta Gorda figure as a regional marker, not a like-for-like single-family comparison. Our Punta Gorda buyer guide carries the full Punta Gorda measures, and our Port Charlotte buyer guide carries Port Charlotte's.
Beyond price, the biggest differences are the county that taxes and permits the parcel, the water edge and the government layer. Englewood is unincorporated in both counties and crosses a county line; Port Charlotte is entirely Charlotte County; Punta Gorda is an incorporated city with its own canal districts.
| Question | Englewood, Charlotte parcel | Englewood, Sarasota parcel | Port Charlotte |
|---|---|---|---|
| Local government | Charlotte County commission; no city government (U.S. Census Bureau) | Sarasota County commission and the Englewood Community Redevelopment Area (Sarasota County) | Charlotte County commission |
| FEMA flood maps in effect | Effective December 15, 2022 | Effective March 27, 2024 | Effective December 15, 2022 (Charlotte County) |
| 2026 ad valorem rate, sample | Tax district 005, 15.5683 mills (final) | Tax code 1500, 11.3712 mills (proposed, sample TRIM) | Not compared on this page |
| Water and sewer | Englewood Water District in its sections, Charlotte County Utilities or well and septic elsewhere | Englewood Water District | Not compared on this page |
The two Englewood millage figures come from different stages of the 2026 cycle and Sarasota adds non-ad valorem lines for fire, solid waste and stormwater, so they are not a like-for-like tax comparison (Charlotte County Property Appraiser 2026 rate chart; Sarasota County Property Appraiser sample TRIM; FEMA National Flood Hazard Layer).
Choose by the water and the product. Englewood fits a purchase built around the Gulf beach, Lemon Bay and Manasota Key; Port Charlotte fits a purchase built around the largest pool of resale and new homes, canal grids and the lowest condominium and lot prices on this part of the Charlotte County roll.
The record supports the split. ZIP 34224 condominiums recorded a $138,000 median on 63 sales against $125,000 on 235 in Port Charlotte, and Englewood's Charlotte-side key condominiums recorded 48 sales at $530,000 (Charlotte County Property Appraiser). Port Charlotte recorded 526 single-family builder-direct sales to Englewood's 96 at the ZIP 34224 level, and Englewood's Coco Bay group alone recorded 109. For a lot, ZIP 34224 recorded 138 qualified vacant-lot sales at a $25,000 median, with 2,869 of the ZIP's 3,265 vacant residential parcels in the Englewood East grid. On the canal side, six Charlotte County waterway unit pages say a Port Charlotte unit's purpose "shall not include the maintenance of seawalls," so the wall is the lot owner's there; Englewood canal and bay lots have their own checks, covered in the boating section below.
Punta Gorda is the harbor-side alternative. Its four postal ZIPs recorded 3,593 home sales at $350,000 against Englewood ZIP 34224's 728 improved sales at $270,500 and 405 single-family sales at $320,000, so the median sits higher in Punta Gorda on the Charlotte County record, with the two counted on different bases.
Those bases matter: the Punta Gorda figure counts every home sale, so it blends houses, condominiums and manufactured homes, while the Englewood figures are split by type (Charlotte County Property Appraiser). Per our Punta Gorda buyer guide, the City of Punta Gorda maintains and assesses seawalls on its Punta Gorda Isles canals, a different arrangement from the lot-owner seawall in Port Charlotte (Punta Gorda buyer guide). Englewood adds a feature neither has in the same form: a county line through the middle of the market, which decides the tax bill, the school district, the flood map and the permit office.
Point your search by home type, water and budget, not by label. A canal grid and lower-priced resale or new single-family home point to Port Charlotte; a Lemon Bay or Gulf setting on Manasota Key, Englewood Beach or the Dearborn Street side points to Englewood; a harbor-side city setting points to Punta Gorda.
| If your priority is | Where the record points | Why |
|---|---|---|
| Lowest single-family entry | Port Charlotte | $302,550 median on 2,698 sales against $320,000 on 405 in Englewood ZIP 34224 |
| A lower-priced condominium | Port Charlotte, then Englewood ZIP 34224 | $125,000 on 235 sales against $138,000 on 63 |
| A Gulf-side condominium | Englewood, Charlotte part of Manasota Key | 48 sales at $530,000, $250,000 to $1,300,000 |
| A new single-family home from a production builder | Port Charlotte, Englewood's Coco Bay or Sarasota-side Beachwalk | 526 builder-direct in Port Charlotte; 109 builder-direct at Coco Bay at $315,600; 168 Pulte-seller sales at Beachwalk |
| A bay or creek setting on Lemon Bay | Englewood | Lemon Bay runs 15 miles behind the barrier island per NOAA (NOAA Coast Pilot 5) |
| A harbor-side city | Punta Gorda | Its own city government and canal districts per our guide |
If the answers point to Englewood, the sections below are the checklist for the parcel. If they point elsewhere, our Port Charlotte guide and Punta Gorda guide carry the matching checklists. #1 Team in Southwest Florida since 2012, and every comparison we run starts from the county record, not the listing sheet.
Englewood is a set of separate markets: the Gulf barrier island of Manasota Key, the mainland grids east of Lemon Bay, old Englewood on Dearborn Street, golf and master-planned communities along State Road 776, and owned-site manufactured communities. Prices run from $125,000 condominium medians to a $2,200,000 Sarasota-side Manasota Key median, so the area decides the product.
Data updated: November 2026 (Charlotte County Property Appraiser, 12 months to September 9, 2026; Sarasota County Property Appraiser, 12 months to October 14, 2026, unless a row states another window)
We tracked each area below on its own county record, and we print the county, window and sale count beside every figure. A median on fewer than 10 sales is called a small group and is not used for a conclusion. For the parcel-by-parcel layout of the town, see our Englewood guide.
Manasota Key is the Gulf barrier island west of Lemon Bay, split by the county line, with a different market on each side. The Charlotte side recorded 67 sales in the Charlotte window, 48 of them condominiums at $530,000 and 11 single-family at $950,000. The Sarasota side recorded 25 sales at $2,200,000.
| Manasota Key side | Parcels | Sales | Median | Range | Per sq ft | Window |
|---|---|---|---|---|---|---|
| Charlotte, single-family | within 1,259 | 11 | $950,000 | $680,000 to $1,850,000 | $642 | Sep 10, 2025 to Sep 9, 2026 |
| Charlotte, condominium | within 1,259 | 48 | $530,000 | $250,000 to $1,300,000 | $443 | Sep 10, 2025 to Sep 9, 2026 |
| Sarasota, all property types together | 484 | 25 | $2,200,000 | $525,000 to $9,200,000 | $775 | Oct 15, 2025 to Oct 14, 2026 |
The Sarasota figure covers all property types together, so do not set it against the Charlotte single-family figure (Charlotte County Property Appraiser; Sarasota County Property Appraiser). The Sarasota side's median living area is 2,881 square feet. Gulf-front lots on both sides need a state Coastal Construction Control Line permit for new structures, seawalls and dune walkovers (Florida DEP). FEMA's flood layer returned Zone AE with a base flood elevation of 8 feet at 1245 Gulf Blvd and 2100 N Beach Rd on the Charlotte side, Zone AE at 8285 and 7430 Manasota Key Rd at 9 feet, and Zone VE at 740 Manasota Key Rd at 10 feet on the Sarasota side, which are point samples, not lot determinations (FEMA NFHL). Two bascule bridges carry the roads to the key, each with 26 feet of closed vertical clearance at mean high water (NOAA Coast Pilot 5).
Englewood Beach sits on the Charlotte part of the key at Chadwick Park, a 12.67-acre county beach park at 2100 N Beach Road built in 2001. Nearby Chadwicks recorded 13 resales at an $800,000 median in the Charlotte window, from $456,500 to $1,500,000, at $633.40 per square foot of county heated area.
The Charlotte parcels in ZIP 34223 as a group recorded 87 single-family sales at a $385,000 median, with a median heated area of 1,248 square feet and a median year built of 1969 (Charlotte County Property Appraiser). Tamarind Gulf and Bay, a condominium on the same stretch, recorded 11 sales at a $520,000 median over 24 months (September 10, 2024 to September 9, 2026), and its 2026 dues are $3,775 per quarter (Tamarind Gulf and Bay). The beach itself is still in recovery: Charlotte County's recovery page shows the parking lot, playground and buildings complete, with pavilions, boardwalks, piers and dock carrying completion estimates into 2030 (Charlotte County).
Old Englewood and Dearborn Street sit on the Sarasota County mainland shore and are the heart of the Englewood Community Redevelopment Area, which the county's 2024 plan states runs "until Year 2029." Sarasota ZIP 34223 recorded 603 single-family sales at a $490,000 median, and the county's older-built homes sold well below it.
In the Sarasota window, resales of single-family homes built before 1970 recorded 44 sales at a $264,000 median with a median heated area of 1,033 square feet, while homes built from 1970 to 1979 recorded 75 at $365,000 and 1,544 square feet. The Sarasota County Commission unanimously approved the second phase of Buchan's Bayside on Dearborn Street on July 8, 2026, which still needs development review and permitting before construction (WWSB). FEMA's flood layer returned Zone X (0.2 percent annual chance) at 401 W Dearborn St, inland of the bayfront AE and VE zones (FEMA NFHL). The neighborhoods around it each recorded their own sales in the Sarasota window (Sarasota County Property Appraiser):
| Sarasota-side neighborhood | Sales | Median |
|---|---|---|
| Overbrook Gardens | 31 | $357,500 |
| Tangerine Woods | 29 | $180,000 |
| Alameda Isles | 20 | $170,000 |
| Polynesian Village | 19 | $125,000 |
| Englewood Golf Course plat | 13 | $720,000 |
| Bay Vista Blvd of Englewood | 13 | $335,000 |
| Oak Forest | 13 | $295,000 |
| Quails Run | 10 | $95,500 |
The Lemon Bay shore holds the canal and bayfront neighborhoods. Englewood Isles on Forked Creek recorded 28 Sarasota-window sales at a $475,000 median, $502,500 for single-family. Oyster Creek on the Charlotte side recorded 27 resales at $335,000. Both depend on the route to Lemon Bay, which must be checked lot by lot.
Englewood Isles has 628 Sarasota parcels. Its Parkway Association records dues of $59 per parcel, and Sarasota County scheduled a public meeting for November 18, 2026 at the Elsie Quirk Library on replacing or rebuilding the Englewood Isles Parkway bridges (Englewood Isles Parkway Association; Englewood Isles Property Owners Association). Oyster Creek is a deed-restricted single-family neighborhood of 432 parcels in ZIP 34224, with a narrow $255,000 to $443,000 range and an owners association that publishes its declaration and architectural guidelines (Oyster Creek Owners Association portal). Oyster Creek is separate from Oyster Creek MHP, a manufactured-home community of 101 parcels. Grande Preserve on Lemon Bay is a 48-unit condominium on the Charlotte mainland that needed a 36-month window to reach ten sales: 11 at $650,000, from $565,000 to $800,000, at $324.10 per square foot of county heated area (Charlotte County Property Appraiser). Lemon Bay itself is a 7,227-acre state aquatic preserve, so dock and seawall work follows preserve standards (Florida Aquatic Preserves).
Englewood East is the Charlotte mainland grid of Port Charlotte Subdivision sections with Englewood 34224 addresses, mostly single-family homes on platted lots. It recorded 227 sales at a $315,000 median, with 46 builder-direct at $357,500 and 181 resales at $305,000, in the Charlotte window.
| Measure, Englewood East | Sales | Median | Low | High |
|---|---|---|---|---|
| All improved sales | 227 | $315,000 | $100,000 | $1,175,000 |
| Builder-direct | 46 | $357,500 | $265,000 | $505,000 |
| Resale | 181 | $305,000 | $100,000 | $1,175,000 |
By section, PCH 064 led with 53 sales at $300,000, followed by PCH 074 (42 at $312,450), PCH 065 (36 at $352,000), PCH 062 (32 at $301,000), PCH 063 (24 at $305,450), PCH 084 (21 at $330,000) and PCH 069 (17 at $310,000). ZIP 34224 as a whole recorded single-family homes with a median heated area of 1,580 square feet and a median year built of 1999. The cost to know is the county's street and drainage assessment: $292.00 per equivalent residential unit in FY2026 and FY2027, up from $190.00 in FY2025, charged on vacant and occupied units alike (Charlotte County, Englewood East budget). The county's flood record for 6175 Sturgis St in section 63 reads Zone X on panel 0184G, but bayfront parcels nearby return AE and VE (Charlotte County Property Appraiser parcel record).
Grove City is a Charlotte County neighborhood of 955 parcels that recorded 43 sales at a $282,000 median in the Charlotte window, all resales, from $33,000 to $1,160,000. Its plats mix 547 single-family homes with 124 mobile homes, which explains the wide spread between plats.
By plat, GCT 003 sold 15 times at $280,000 and GVC 000 sold 12 times at $151,000, while GCS 003 sold twice at $842,500, a small group (Charlotte County Property Appraiser). No mandatory association covers the Grove City plats as a whole, and the county's Grove City Street and Drainage Maintenance Unit maintains the platted streets (Charlotte County, Grove City MSBU). Grove City is also a separate Census-designated place with a 2020 population of 2,174.
At the south end, Englewood's 34224 addresses reach toward Cape Haze along Placida Road, mostly condominiums and attached homes. Cape Haze Marina Village recorded 42 sales at a $343,500 median across all recorded history to September 9, 2026, and The Hammocks Preserve recorded 11 resales at $259,000 in the Charlotte window.
Cape Haze Marina Village has 94 parcels but only 32 with a year built; The Hammocks Preserve has 134 condominium units and one common parcel (Charlotte County Property Appraiser). The commercial Cape Haze Marina at 6950 Placida Road, with 38 wet slips and dry storage, is a separate business (Cape Haze Marina). Fiddlers Green recorded 24 sales at $125,000 and Wildflower 14 at $125,000 in the Charlotte window, and Gulf Wind 11 at $345,000 over 24 months. Rotonda West, Placida and Cape Haze proper belong to the Rotonda West market, which has its own identity and is not in the Englewood figures on this page.
Boca Royale is a gated golf community at 1601 Englewood Road on the Sarasota side. It recorded 86 single-family sales at a $576,500 median in the Sarasota window, from $325,000 to $1,575,000, at $266 per square foot, down from 99 sales at $685,500 in the prior 12 months.
That drop is mostly a change in which homes sold: Unit 16 alone sold 22 times at $394,500, while Unit 14 Phase 2 sold 10 times at $843,400. Over 36 months the median was $677,850 on 276 sales (Sarasota County Property Appraiser). The subdivision units hold 1,267 parcels with a median living area of 2,236 square feet. Neal Communities, which bought the club in 2012, celebrated its transition to a private, non-equity club on July 1, 2026 (Neal Communities). Boca Royale membership fees: Information not available at time of publishing (checked November 14, 2026). FEMA's flood layer returns Zone AE with a base flood elevation of 12.1 feet at 1 Golf View Dr and Zone X at 37 Grand Palms Blvd, so exposure varies inside the gates (FEMA NFHL). Boca Royale at Wellen Park is Neal's name for Boca Royale East, the newest section of the same community; it had no completed homes on the county roll in October 2026, so none of the figures here come from it.
Beachwalk by Manasota Key is a gated DiVosta Homes community on the Sarasota mainland, not on the key; the builder puts the beach 2.3 to 2.5 miles away. It recorded 206 sales at a $672,300 median in the Sarasota window, and Pulte was the seller of record on 170 of them.
The range ran from $350,000 to $1,371,400 at a median $327 per square foot, with a median living area of 2,074 square feet (DiVosta Homes; Sarasota County Property Appraiser). Phases carry different products:
| Beachwalk phase (Sarasota roll) | Sales, Oct 15, 2025 to Oct 14, 2026 | Median |
|---|---|---|
| 3A and 3B | 84 | $873,300 |
| 2A and 2B replat | 54 | $515,350 |
| 2C | 46 | $395,000 |
| 1C and 1D | 17 | $715,000 |
| 1A, 1B and 1E | 3 (small group) | $390,000 |
| 1F | 2 (small group) | $385,000 |
Governance is a homeowners association, not a community development district: no district named Beachwalk appears on the state's official special district list (Florida Department of Commerce). A 2026 TRIM notice for a Phase 1A-1B lot shows non-ad valorem charges of $695.37 (fire $290.78, solid waste $263.96, stormwater $140.63) (Sarasota County Property Appraiser TRIM). The 2026 DiVosta fee summary lists Beachwalk HOA dues from $367.29 to $400.71 a month, depending on home series, collected quarterly (DiVosta Beachwalk Community Book, 2026 Fee Summary). Ask for the current budget and an estoppel certificate before contract.
Three Englewood manufactured-home communities describe themselves as 55+ communities in their own words: Lemon Bay Isles, Sandalhaven Estates and Gulf to Bay Cooperative. Their recorded medians in the Charlotte window ran from $149,500 at Lemon Bay Isles to $182,450 at Sandalhaven, with Gulf to Bay at $167,500 over 36 months.
Lemon Bay Isles (527 parcels, 22 sales at $149,500, from $20,000 to $320,000) describes itself as an association of 356 properties where "owners own their land," and its site title calls it a "55+ Deed Restricted Manufactured Home Community" (Lemon Bay Isles). Sandalhaven (133 parcels, 12 sales at $182,450, from $133,000 to $252,000) includes Sandalhaven Estates, which has 84 residential sites where residents "own the land their manufactured home sits on," a 2026 annual assessment of $200 and its own description as a 55+ deed-restricted community (Sandalhaven Estates). Gulf To Bay Cooperative Inc. at 2295 N Beach Road spreads over 7.5 acres between Lemon Bay and the Gulf and calls itself a "55+ resident-owned community" (Gulf To Bay Cooperative). It is a cooperative, so a buyer acquires shares, not a fee-simple lot, and it needed a 36-month window to reach ten sales: 10 at $167,500, from $40,000 to $295,000. Ask the cooperative for its share transfer and approval rules before you make an offer.
If one of these areas matches your search, book your Englewood buyer consultation, read how we work on our buying page, or Call Marc at (239) 287-5873.
Englewood sells four main property types, and the county record prices them very differently. In ZIP 34224 over the 12 months to September 9, 2026, single-family homes had a $320,000 median, condominiums $138,000 and mobile homes on owned land $135,000. On the Sarasota side, the medians were $490,000, $202,300 and $156,750.
Data updated: November 2026 (Charlotte County Property Appraiser, September 10, 2025 to September 9, 2026; Sarasota County Property Appraiser, October 15, 2025 to October 14, 2026; Florida Statutes 2026 text, checked November 14, 2026)
The use code on the county roll tells you what you are buying: 01xx single-family, 02xx manufactured or mobile home on owned land, 04xx condominium, 05xx cooperative and 08xx multifamily under 10 units. The table gives every type on every side we tracked (Charlotte County Property Appraiser; Sarasota County Property Appraiser).
| Side and type | Sales | Median | Low to high | Median heated sq ft | Median year built |
|---|---|---|---|---|---|
| Charlotte 34224, single-family | 405 | $320,000 | $100,000 to $2,200,000 | 1,580 | 1999 |
| Charlotte 34224, manufactured on owned land | 118 | $135,000 | $20,000 to $320,000 | 986.5 | 1985.5 |
| Charlotte 34224, condominium | 63 | $138,000 | $43,000 to $710,000 | 1,092 | 1990 |
| Charlotte 34224, co-op | 4 (small group) | $206,250 | $200,000 to $225,000 | 1,168 | 1989.5 |
| Charlotte 34224, multifamily under 10 units | 16 | $380,000 | $230,000 to $649,000 | 2,096 | 2003 |
| Charlotte 34223, single-family | 87 | $385,000 | $123,500 to $2,200,000 | 1,248 | 1969 |
| Charlotte 34223, condominium | 81 | $419,900 | $120,000 to $1,300,000 | 1,098 | 1982 |
| Charlotte 34223, co-op | 6 (small group) | $192,500 | $80,000 to $295,000 | 540 | 1970 |
| Charlotte 34223, multifamily under 10 units | 11 | $800,000 | $299,900 to $1,350,000 | 2,340 | 1959 |
| Sarasota 34223, single-family | 603 | $490,000 | $149,000 to $6,750,000 | 1,845 | 2015 |
| Sarasota 34223, manufactured on owned land | 86 | $156,750 | $42,000 to $254,900 | 1,147.5 | 1983 |
| Sarasota 34223, condominium | 67 | $202,300 | $60,000 to $423,000 | 1,243 | 1984 |
| Sarasota 34223, multifamily under 10 units | 24 | $357,750 | $170,000 to $9,200,000 | 1,976 | 1973 |
Never read one side's row against the other side's: the counties code sales differently and the windows differ by 35 days. Medians for the co-op rows rest on four and six sales, so they are a small group and not a price level.
Single-family homes are the largest group on every side. ZIP 34224 recorded 405 sales at $320,000, Charlotte parcels in ZIP 34223 recorded 87 at $385,000 and Sarasota parcels in ZIP 34223 recorded 603 at $490,000, which is why the county decides the budget before the street does.
The Sarasota median is pulled up by newer homes: its median year built is 2015 against 1999 on the ZIP 34224 side and 1969 on the Charlotte parcels in ZIP 34223. Price bands show the same split. In ZIP 34224, 236 of 405 single-family sales (58.3 percent) fell between $250,000 and $400,000; in Sarasota ZIP 34223, 172 of 603 (28.5 percent) did, with 171 (28.4 percent) between $400,000 and $600,000 and 167 (27.7 percent) between $600,000 and $1,000,000 (Charlotte County Property Appraiser; Sarasota County Property Appraiser).
Englewood condominium prices depend on water and side. ZIP 34224 mainland condominiums recorded 63 sales at a $138,000 median, Charlotte parcels in ZIP 34223, mostly on or beside the Gulf, recorded 81 at $419,900, and Sarasota ZIP 34223 recorded 67 at $202,300. The complex matters more than the ZIP.
Condominium price bands, 12 months. Cells under 10 sales are counts only.
| Band | Charlotte 34224 | Charlotte 34223 | Sarasota 34223 |
|---|---|---|---|
| $0 to $200,000 | 42 (66.7%) | 7 | 33 (49.3%) |
| $200,000 to $300,000 | 11 (17.5%) | 16 (19.8%) | 24 (35.8%) |
| $300,000 to $500,000 | 4 | 28 (34.6%) | 10 (14.9%) |
| $500,000 to $1,000,000 | 6 | 27 (33.3%) | 0 |
| $1,000,000 and up | 0 | 3 | 0 |
The ZIP 34224 condominiums are mainland complexes along Placida Road and the Cape Haze edge; the 34223 Charlotte condominiums are on or beside the Gulf (Charlotte County Property Appraiser). The Charlotte 34224 market is thin: 63 sales in a year across 943 condominium parcels, so a handful of sales in one complex can move the median by tens of thousands of dollars, and its 36-month median was $200,000 on 136 sales. On the Sarasota side, the places that recorded condominium sales in the window include Foxwood, Marina Isles, Englewood Isles, Englewood Golf Villas IV and Manasota Beach Gardens; we print no per-name median because the per-name groups are small (Sarasota County Property Appraiser). On the Charlotte side, the hub's complex records show Sandpiper Key at 15 resales at $310,000, The Hammocks Preserve 11 at $259,000, Fiddlers Green 24 at $125,000 and Wildflower 14 at $125,000, each in the 12-month Charlotte window.
Before closing on an Englewood condominium, read the association's structural integrity reserve study, milestone inspection report, current budget, recent minutes and the unit's estoppel certificate. Florida law now requires the contract itself to disclose the milestone inspection, turnover inspection report and reserve study for contracts entered after December 31, 2024.
Section 718.503 says a nonconforming contract "is voidable at the option of the purchaser before closing," and if the reports are not yet completed the contract must say so; if they are, it must carry the buyer's acknowledgment of receiving current copies (Florida Statutes 718.503). Each complex is its own association, so the reports for a Placida Road building and a Manasota Key building differ.
Milestone inspections apply to condominium or cooperative buildings of three or more habitable stories: the first is due by December 31 of the year the building reaches 30 years old, then every 10 years, with a local option for 25 years. Structural integrity reserve studies are required at least every 10 years for buildings of three or more stories.
The reserve study must be prepared by a Florida-licensed engineer or architect, or a certified reserve specialist or professional reserve analyst, and the statute says it may not be completed after December 31, 2026 for associations in existence on or before July 1, 2022 (Florida Statutes 553.899; Florida Statutes 718.112). For budgets adopted on or after December 31, 2024, an owner-controlled association that must obtain a reserve study may not vote to waive or reduce reserves for the structural items, and through December 31, 2028 a board with majority owner approval may pause reserve contributions for up to two consecutive budgets to fund milestone-inspection repairs. Ask whether the building has three or more habitable stories, then ask for the dated report.
On a resale condominium, Florida gives the buyer 7 days, excluding Saturdays, Sundays and legal holidays, to cancel by written notice after signing, and the statute says waivers have no effect. On a sale by the developer, the window is 15 days. There is no 3-day period in the condominium statute.
The 3-day right belongs to homeowners' association disclosure instead: if the buyer of a parcel in a mandatory homeowners' association did not get the disclosure summary before signing, the buyer may cancel within 3 days after receipt or before closing, whichever occurs first, and the right ends at closing (Florida Statutes 718.503; Florida Statutes 720.401). It does not apply to associations regulated as condominiums or cooperatives.
Florida caps the estoppel certificate at $299 on a current account, plus $119 if rushed within 3 business days and up to $179 more if the account is delinquent. A condominium association that must approve a transfer may charge up to $184 per applicant, which is the adjusted figure of the statute's $150 base.
Cooperatives are capped separately at $100 per applicant. An association's own posted fee is a fact about that association, not the cap, so ask for the written fee schedule (Florida DBPR, Estoppel Certificate Fees; Florida Statutes 718.112). The next DBPR adjustment of the estoppel amounts is due by July 1, 2027.
Most Englewood manufactured-home communities are owned-site communities, where each site is its own parcel on the county roll. ZIP 34224 recorded 118 mobile-home sales at a $135,000 median and Sarasota ZIP 34223 recorded 86 at $156,750, while one Manasota Key community is a resident-owned cooperative.
Three ownership models appear, and they change what you own. In an owned-lot community, you take title to the land and home together, the parcel carries its own tax bill and a property owners association enforces deed restrictions. In a cooperative, you acquire shares in a corporation that owns the land and the right to occupy a site; the county roll codes those parcels as cooperative (use code 0502). In a land-lease park, the land stays with the park owner and you pay lot rent, so ask each park how its land is held (Charlotte County Property Appraiser).
Manufactured-home and cooperative communities, Charlotte County side. Window: September 10, 2025 to September 9, 2026 unless stated.
| Community | Parcels (built) | Sales | Median | Range | Resale median |
|---|---|---|---|---|---|
| Holiday Mobile Estates | 804 (667) | 52 | $120,000 | $16,000 to $250,000 | 41 at $130,000 |
| Lemon Bay Isles | 527 (494) | 22 | $149,500 | $20,000 to $320,000 | 19 at $150,000 |
| Holiday Travel Park of Englewood | 390 (308) | 24 | $68,250 | $39,000 to $175,000 | 21 at $69,000 |
| Mobile Gardens | 301 (262) | 19 | $59,000 | $20,000 to $280,000 | 15 at $82,500 |
| Sandalhaven | 133 (125) | 12 | $182,450 | $133,000 to $252,000 | 12 at $182,450 |
| Oyster Creek MHP | 101 (88) | 11 | $120,000 | $70,000 to $185,000 | 10 at $125,000 |
| Pine Lake (36 months to Sep 9, 2026) | 156 (122) | 14 | $96,250 | $30,000 to $600,000 | 12 at $122,500 |
| Gulf to Bay co-op (36 months to Sep 9, 2026) | 108 (102) | 10 | $167,500 | $40,000 to $295,000 | 9 at $185,000 |
A few of these communities also show a low "first sale within a year of year built" count; in a manufactured-home community that is a replacement home placed on an existing site or a site sale, not a new-home price, so we do not print it as one. Association documents, rules on home age and replacement, and amenity fees are confirmed community by community (Charlotte County Property Appraiser). Holiday Mobile Estates is the largest by parcel count, with 635 mobile-home parcels among its 804, and shares the Edgewater Club (established 1980, 720 homes served with Lemon Bay Isles and Holiday Estates III, dues separate from the POA) (Edgewater Club).
A co-op purchase in Englewood is a share purchase, not a deed to a lot. ZIP 34224 recorded 4 co-op sales at a $206,250 median and the Charlotte parcels in ZIP 34223 recorded 6 at $192,500, both small groups, so price evidence is thin and the cooperative's own documents carry more weight.
Gulf To Bay Cooperative Inc. is the Manasota Key example: its 100 cooperative-coded parcels are shares, and it reached ten sales only over 36 months, at a $167,500 median (Charlotte County Property Appraiser; Gulf To Bay Cooperative). Ask for the share transfer and approval rules, the bylaws, the budget and the reserve position before you offer. The transfer-approval fee for a cooperative is capped at $100 per applicant, and the estoppel cap is the same $299 that applies to condominiums and associations (Florida DBPR, Estoppel Certificate Fees). Ask the cooperative, too, whether it has any approved lending arrangements, because you are buying shares, not a deeded parcel.
Small multifamily buildings (under 10 units) are a real but small Englewood segment. ZIP 34224 recorded 16 sales at a $380,000 median, the Charlotte parcels in ZIP 34223 recorded 11 at $800,000 and Sarasota ZIP 34223 recorded 24 at $357,750, with a high of $9,200,000.
Median heated area was 2,096, 2,340 and 1,976 square feet, and median year built was 2003, 1959 and 1973 (Charlotte County Property Appraiser; Sarasota County Property Appraiser). The Sarasota range from $170,000 to $9,200,000 shows how mixed the group is, so a median alone tells you little. Englewood Shores, a Charlotte-side neighborhood in ZIP 34223 that mixes single-family homes with small multi-unit buildings across 97 parcels, recorded 12 sales at a $590,000 median over 24 months. Short-term rental rules for a multifamily or any other Englewood home come from the condominium or association documents, because Florida law preempts most local vacation-rental regulation (Florida Statutes 509.032).
From Englewood, boats reach the Gulf by running Lemon Bay, a shallow lagoon that carries the Intracoastal Waterway, south to Stump Pass at the tip of Manasota Key in Charlotte County. NOAA says the pass shifts often and should be run only with local knowledge, and two Lemon Bay drawbridges have 26 feet of closed clearance.
Data updated: November 2026 (NOAA U.S. Coast Pilot 5, Chapters 4 and 12, edition dated November 8, 2026; Charlotte County project pages updated November 2, 2026; Florida DEP and FWC pages checked November 2026)
NOAA describes Lemon Bay as "a shallow lagoon that extends 15 miles northwest behind the barrier beach from the head of Placida Harbor to Alligator Creek," and places Stump Pass "near the south end of Lemon Bay southwest of Mile 41.0" (NOAA Coast Pilot 5, Chapter 12). The run time from any one canal system to the pass was not measured in the public records we checked, so walk the route on a chart, or run it with the seller or a local captain, before you write an offer on a home you are buying for the boating. Our Englewood guide carries the full navigation record.
On an Englewood canal or bay lot, verify three things: which bridges sit between the dock and Lemon Bay, what each clears, and whether the lot's permit path matches your plans. Measure your boat's air draft with the T-top, antennas and outriggers up, and do not rely on a listing's "Gulf access" wording.
| Structure (NOAA Coast Pilot name) | Water | Horizontal clearance (ft) | Vertical clearance closed, at MHW (ft) |
|---|---|---|---|
| State Route 776 (bascule) | Lemon Bay | 86 | 26 |
| Manasota Beach Highway Bridge (bascule) | Lemon Bay | 90 | 26 |
| Overhead power cable at ICW Mile 49.9 | Lemon Bay | not applicable | 88 |
| Fixed highway bridge, Ainger Creek | Ainger Creek | 27-foot span | 9 |
Source: NOAA U.S. Coast Pilot 5, Chapter 12. Clearance is measured at mean high water, so a falling tide gives a little more room and a storm surge less. Ainger Creek is the tighter constraint for many Charlotte County Englewood addresses east of the bay, because any boat kept above that 9-foot bridge has to clear it to reach Lemon Bay. Canal-by-canal clearances inside Englewood Isles, Oyster Creek and Englewood East were not published in any record we checked, so ask which bridges and what clearance for the specific canal. Most of Lemon Bay is a year-round Slow Speed manatee zone under Florida rule 68C-22, the marked Intracoastal channel allows 25 MPH, and Forked Creek on the Sarasota side is Idle Speed (Florida Fish and Wildlife Conservation Commission). Charlotte County's Ainger Creek ramp is scheduled for full replacement with construction estimated January 1, 2027 to July 31, 2027, with all park amenities closed during the work (Charlotte County).
Dock, seawall and dredge work on Englewood's Lemon Bay frontage is permitted against state aquatic preserve standards, because Lemon Bay is a 7,227-acre Aquatic Preserve and an Outstanding Florida Waterbody. The preserve warns that damage to seagrass can bring a fine of up to $1,000.
The preserve page describes waters that "rarely exceed 6 feet in depth," and tells boaters to "avoid shallow waters and raise motor if over seagrass" (Florida Aquatic Preserves, Lemon Bay). The sovereign submerged land permit thresholds for a given dock are information not available at time of publishing; the Charlotte Harbor Aquatic Preserves office at 941-389-5200 and each county's permitting desk handle those questions. On the Charlotte County side, Chapter 3-5 regulates dune walkovers, shoreline stabilization structures and dune restoration, and Natural Resources staff at 941.613.3220 do plan review and inspections (Charlotte County, Coastal and Shoreline Protection). The public records we checked do not publish seawall condition or ownership lot by lot, so before the inspection period ends, ask for the survey, any seawall inspection report and the permit history for the dock and wall. If you plan a new dock or lift, confirm permit feasibility with Florida DEP and the county before closing.
Stump Pass is maintained through a separate Charlotte County taxing unit levied as millage: 0.1978 mills in both FY2026 and FY2027, with the next major maintenance dredge in the county's adopted capital plan in FY2029 at $4,436 thousand that year. Which Englewood parcels pay it is information not available at time of publishing.
The unit's budget estimates appraised value at $11,287,364,994 for FY2026, far wider than the inlet neighborhood, so check your parcel's tax bill for the line (Charlotte County, Stump Pass MSTU budget). A 2022 maintenance dredge dredged the channel to a navigable depth of 5 feet, and a permeable 400-foot rock groin built in 2017 extended the cycle from three-year to four-year or longer (DredgeWire). After Hurricane Idalia, a January 4, 2024 survey showed an outer-channel minimum restricted depth of 7.7 feet NAVD88 (6.4 feet MLW), a snapshot and not a promise of today's depth (Charlotte County, Coastal Engineering Consultants presentation). The NOAA Coast Pilot says Stump Pass "is subject to frequent change and should not be attempted without local knowledge" (NOAA Coast Pilot 5, Chapter 4). Milton Pass, the inlet Hurricane Milton cut through the south end of the key in October 2024, has "mainly remained closed" through 2026 per a November 2026 trade report, and Florida DEP's August 2026 plan says that by May 2026 the breach had closed by natural infilling (DredgeWire; Florida DEP, SBMP 2026).
On the Charlotte side, a builder's first sale and a resale price close together in ZIP 34224: 96 single-family builder-direct sales at $329,800 against 309 resales at $310,000 in the 12 months to September 9, 2026. On the Sarasota side, the gap is wide: 201 new-home proxy sales at $618,900 against 402 resales at $427,500. Our Englewood new construction guide goes builder by builder, with impact fees, water and sewer hookups, contracts and inspections on each side of the county line.
Data updated: November 2026 (Charlotte County Property Appraiser, September 10, 2025 to September 9, 2026; Sarasota County Property Appraiser, October 15, 2025 to October 14, 2026; Englewood Water District rate schedule effective October 1, 2025; builder pages read November 13, 2026)
A "builder-direct" sale is the Charlotte record's first qualified sale of an improved parcel within one year of its year built. The Sarasota file carries no improved-or-vacant flag at the time of sale, so we use a proxy: homes sold within about a year of being built. Each side's figures are labelled that way, and we never blend the two (Charlotte County Property Appraiser; Sarasota County Property Appraiser).
| Single-family, 12 months | New-home signal | Resale |
|---|---|---|
| Charlotte 34224 | 96 builder-direct at $329,800 | 309 at $310,000 |
| Charlotte 34223 | 3 builder-direct at $1,555,000 (a small group) | 84 at $366,000 |
| Sarasota 34223 | 201 builder-proxy at $618,900 ($350,000 to $1,371,400) | 402 at $427,500 ($149,000 to $6,750,000) |
Year built sorts Englewood resale prices on each side. In ZIP 34224, resales of homes built before 1970 recorded a $248,500 median, rising to $376,000 for homes built 2010 to 2019. In Sarasota ZIP 34223, pre-1970 homes recorded $264,000 and homes built since 2020 recorded $610,000.
Single-family resales (sold more than a year after built), 12 months. Cohorts under 10 sales are counts only.
| Year built | Charlotte 34224 | Charlotte 34223 | Sarasota 34223 |
|---|---|---|---|
| Before 1970 | 20 at $248,500 (1,069.5 sq ft) | 44 at $345,000 (1,144 sq ft) | 44 at $264,000 (1,033 sq ft) |
| 1970 to 1979 | 33 at $282,000 (1,169 sq ft) | 31 at $365,000 (1,261 sq ft) | 75 at $365,000 (1,544 sq ft) |
| 1980 to 1989 | 88 at $273,950 (1,331 sq ft) | 5 | 63 at $411,000 (1,835 sq ft) |
| 1990 to 1999 | 65 at $325,000 (1,693 sq ft) | none recorded | 28 at $520,000 (2,111 sq ft) |
| 2000 to 2009 | 39 at $350,000 (1,667 sq ft) | 3 | 54 at $540,000 (2,115.5 sq ft) |
| 2010 to 2019 | 22 at $376,000 (1,632.5 sq ft) | 1 | 70 at $387,000 (1,845 sq ft) |
| 2020 and later | 38 at $349,500 (1,640 sq ft) | none recorded | 68 at $610,000 (2,066 sq ft) |
Heated area in parentheses is the cohort's median county heated area. The older cohorts are smaller homes: ZIP 34224 homes built before 1970 had a median heated area of 1,069.5 square feet against 1,693 for the 1990s cohort. Condition, roof age, windows and flood elevation matter more than the year, so an older home should get a full inspection and an insurance quote before the inspection period ends.
New construction concentrates in two places: Lennar's Coco Bay on the Charlotte side, where 109 of 129 sales to September 9, 2026 were a builder's first sale, and Beachwalk by Manasota Key on the Sarasota side, where Pulte was the seller of record on 170 of 206 sales to October 14, 2026.
Coco Bay's 601 parcels recorded their first qualified sale on November 30, 2023; in the Charlotte window it recorded 129 sales at $315,000, with 109 builder-direct at $315,600 and 20 resales at $280,000. Englewood East recorded 46 builder-direct sales at $357,500. On the Sarasota side, Shores at Stillwater, Pulte's section beside the established Stillwater neighborhood, recorded 16 sales at $523,250, all on homes built within a year of sale (Charlotte County Property Appraiser; Sarasota County Property Appraiser). Builder prices are dated marketing figures, not market figures: on November 13, 2026 Lennar listed Island Lakes at Coco Bay at $292,999 to $464,999 and Palm Lake at Coco Bay as sold out, and DiVosta listed Beachwalk plans from 1,405 to 3,970 square feet (Lennar, Island Lakes at Coco Bay; DiVosta Homes). Shores at Stillwater plans, prices and fees: Information not available at time of publishing (checked November 14, 2026).
New Englewood homes can carry costs a resale does not: a community development district assessment, builder-listed association fees, and utility connection charges. Shores at Stillwater is the one new community verified to carry a CDD, and Englewood Water District charges $15,454.50 per equivalent residential connection for water and sewer capacity.
The Shores at Stillwater CDD, a "local unit of special-purpose government," sought court validation of special assessment bonds "not to exceed $14,000,000" in 2026, so ask for the lot's current CDD assessment in writing before contract (Business Observer legal notice). Lennar's Coco Bay pages list approximate HOA fees of $241.33 (Island Lakes villas) and $282.33 (Palm Lake) and "special assessment fees" of $1,465 and about $1,827, without stating the billing period or what the assessment funds, so ask the builder in writing (Lennar, Palm Lake at Coco Bay). The Englewood Water District schedule effective October 1, 2025 totals $15,454.50 per equivalent residential connection, and the district's FY27 customer rules require connection within 365 days of written notice once service is available (Englewood Water District rate adjustments; Englewood Water District FY27 rules). The Englewood Area Fire Control District lists a single-family impact fee of $404.35 on its FY2025-2026 schedule (Englewood Area Fire Control District). Beachwalk is a homeowners association community with no district named Beachwalk on the state's special district list (Florida Department of Commerce).
On a new build, inspect the finished product against the permit file; on an older home, inspect the systems and the permit history. For either, get the flood zone and base flood elevation from the county parcel record, the survey, and the written HOA or CDD figures before the inspection period ends.
On a new build, ask for the permit and final inspection record, the elevation certificate, the builder's written warranty terms, and the lot's association and district assessments. On an older home, ask for the permit history, the roof and window dates, and any storm-repair permits, because after Hurricanes Helene and Milton the county permit file is the record of what was done. Charlotte County's Storm and Recovery page lists a pop-up storm permitting site at the Mac V. Horton West County Annex, 6868 San Casa Drive in Englewood, and warns that unlicensed contracting during an emergency is a felony (Charlotte County Storm and Recovery). We pair the county record with an inspector's report before you commit; book your Englewood buyer consultation or Call Marc at (239) 287-5873.
Parts of Englewood are in FEMA flood zones, and the zone depends on the address. FEMA's flood layer returned Zone VE at some Gulf-front and bayfront points, Zone AE with base flood elevations of 8 to 10 feet across much of Manasota Key and the Lemon Bay shore, and Zone X a few blocks inland.
Data updated: November 2026 (FEMA National Flood Hazard Layer point queries, October 21, 2026; FEMA CRS Eligible Communities list, April 1, 2026; Florida Statutes 2026 text, checked November 14, 2026)
The zone drives flood insurance and building elevation, and a sample is not a lot determination (FEMA NFHL). FEMA defines Zone VE as "Coastal areas with a 1% or greater chance of flooding and an additional hazard associated with storm waves" and Zone AE as "The base floodplain where base flood elevations are provided" (FEMA, Zone VE; FEMA, Zone AE). Our Englewood guide carries the longer flood record.
The Charlotte County side of Englewood uses FEMA flood maps effective December 15, 2022, and the Sarasota County side uses maps effective March 27, 2024. FEMA's preliminary and pending map services returned a count of 0 for both counties on October 21, 2026, so these are the current maps.
Five Letters of Map Revision are effective in the Englewood area and change the map for the lots they cover: Sarasota cases 24-04-4492P (effective 2025-12-31) and 25-04-3559P (2026-02-04), and Charlotte cases 22-04-5489P (2023-09-06), 23-04-3784P (2024-03-25) and 25-04-4672P (2026-05-13). Which lots each revision changes was not mapped, so check the lot on the FEMA viewer (FEMA NFHL; FEMA Preliminary NFHL).
Sample Englewood points. Source: FEMA NFHL point queries, October 21, 2026.
| Address (area) | County | Zone | Base flood elevation (ft) |
|---|---|---|---|
| 2100 N Beach Rd (Englewood Beach) | Charlotte | AE | 8 |
| 1245 Gulf Blvd (Manasota Key) | Charlotte | AE | 8 |
| 2000 Placida Rd (Lemon Bay shore) | Charlotte | VE | 10 |
| 6175 Sturgis St (Englewood East) | Charlotte | X (minimal) | none |
| 8285 Manasota Key Rd | Sarasota | AE | 9 |
| 740 Manasota Key Rd | Sarasota | VE | 10 |
| 840 Van Gogh Rd (Artist Acres) | Sarasota | AE and X on one lot | 10.1 |
| 401 W Dearborn St (Old Englewood) | Sarasota | X (0.2 percent) | none |
| 9824 Bright Water Dr (Beachwalk) | Sarasota | X (0.2 percent) | none |
| 37 Grand Palms Blvd (Boca Royale) | Sarasota | X (minimal) | none |
The Van Gogh Rd parcel shows that one lot can straddle two zones.
Start with the county property appraiser record, which prints the flood zone, FIRM panel and community number, then confirm on FEMA's National Flood Hazard Layer. Ask the seller for an elevation certificate, which shows the lowest floor against the base flood elevation, and order one if none exists.
A Charlotte County record also shows the FIRM date: the record for 6175 Sturgis St reads Zone X, panel 0184G, FIRM effective 12/15/2022, community 120061 (Charlotte County Property Appraiser, parcel 412001178019). The Sarasota record for 840 Van Gogh Rd reads FEMA panel 0451G, community 125144 (Sarasota County Property Appraiser, parcel 0495130044). Sarasota County publishes permit-linked elevation certificates in a public folder, with file names that carry permit numbers, though a search interface was not verified (Sarasota County elevation certificate folder). A Charlotte County elevation certificate lookup was not verified, so ask the seller and the county floodplain office. The checklist: confirm the county from the parcel, read the zone and base flood elevation, check for a Letter of Map Revision on the lot, get the elevation certificate, and check the evacuation zone.
Yes. Florida law requires a seller of residential property to give the buyer a flood disclosure at or before the time the sales contract is signed. The form states that "Homeowners' insurance policies do not include coverage for damage resulting from floods" and asks three questions about past flood damage, flood insurance claims and flood-damage assistance.
The three checkbox questions cover knowledge of flooding that damaged the property during the seller's ownership, a flood insurance claim including the National Flood Insurance Program, and flood damage assistance including FEMA (Florida Statutes 689.302). Read the form against the parcel's own record: the elevation certificate, the permit history and the county's storm-repair file. Sarasota County's 2024 plan tells agents, brokers and sellers they "have a duty to disclose to buyers (or to make sure buyers are aware) of the flood risks" (Sarasota County, 2024 Program for Public Information).
Both counties that share Englewood are Community Rating System Class 5, which gives National Flood Insurance Program policies in the Special Flood Hazard Area a 25 percent discount. FEMA's April 2026 list shows Charlotte County at Class 5 effective April 1, 2023 and Sarasota County at Class 5 effective May 1, 2007.
The discount applies to NFIP policies; private flood policies are priced separately, and FEMA's list prints only the Special Flood Hazard Area column, so confirm any other discount with the county CRS coordinator (FEMA CRS Eligible Communities, April 1, 2026). A new NFIP policy typically carries a 30-day wait before it takes effect, and Sarasota County's flood page warns that "Most homeowner's insurance does NOT cover flood damage," so order flood quotes early (Sarasota County, flood protection).
Check the evacuation zone for the specific parcel. Charlotte County publishes zones A to E through its Know Your Zone tool, and a Sarasota County parcel's evacuation level is printed on its TRIM notice, where the Englewood samples showed Levels A, B and C. The Englewood Water District says much of Englewood is in Zone A.
The district warns that water service may be suspended in evacuated zones, so a home in an evacuated zone may lose district water until service is restored (Englewood Water District, hurricanes; Charlotte County, Know Your Zone). The Sarasota samples included Level B on the 840 Van Gogh Rd notice and Level A on a Stillwater parcel (Sarasota County TRIM 0856120006).
Ian (2022) largely spared Englewood from surge, but Helene and Milton (2024) did not. Milton pushed 6 to 9 feet of surge from Venice to Boca Grande, peaked near 10 feet at Manasota Key and cut a new inlet through the key. For buyers, the changes show up in rebuilding rules, permit files and shoreline projects.
Data updated: November 2026 (National Hurricane Center storm reports; Charlotte County project, recovery and permitting pages updated through November 2, 2026; Florida DEP Strategic Beach Management Plan, August 2026)
The National Hurricane Center's reports, storm by storm: for Ian, "majority of the sensors placed in Port Charlotte and Englewood ... remained dry"; for Helene, 4 to 6 feet of surge from Venice to south of Englewood and, in Charlotte County, 8 structures destroyed, 1,900 with major damage and 750 with minor or moderate damage; for Milton, "Storm surge inundation of 6 to 9 ft above ground level (AGL) occurred from Venice southward to Boca Grande, with an isolated peak of up to 10 ft AGL estimated near Manasota Key" (NHC, Ian report; NHC, Helene report; Charlotte County, NHC Milton report).
The 50 percent rule says that when repairs or improvements to a building in a flood zone cost 50 percent or more of its pre-damage value, the whole building must be brought up to current flood rules, usually by elevating it. Charlotte County and Sarasota County both publish guidance for their parts of Englewood.
Charlotte County states the rule "applies to any building or structure located in a FEMA-designated high-risk flood zone," that work costing "more than 50 percent of the value of the building or structure" must bring it "to Florida Building Code standards including elevation requirements," and that building value excludes land. The county's example is a $250,000 home with a $125,000 remodel, which reaches the threshold (Charlotte County, 50 percent FEMA rule). The county's package defines substantial damage as damage whose restoring cost "would equal or exceed 50 percent of the market value or replacement cost of the structure before the damage occurred," and if the lowest floor including mechanical equipment is already at or above the required elevation of one foot above base flood elevation, the rule does not force elevation (Charlotte County, 50% FEMA Rule package). For the Sarasota side, the property appraiser publishes an explainer and the county's flood page warns owners about "substantial improvement, substantial damage, and the 50% rule"; the exact Sarasota valuation method and any look-back period are information not available at time of publishing, so ask the Sarasota County Contact Center at 941-861-5000 (Sarasota County Property Appraiser).
In Charlotte County, yes. Permits tied to a single storm event "count together toward the threshold, whether the permits are open or closed." Repairs under 50 percent need no further flood compliance; at over 50 percent the owner must call Community Development at 941.743.1201 to discuss options.
For a buyer of a storm-repaired Charlotte-side house, that means asking for the permit history and any substantial damage determination before the inspection period ends. The county's Storm and Recovery page also warns that "Unlicensed Contracting During an Emergency is a Felony" and that damage placards notify owners when a permit is needed "even if a contractor says otherwise" (Charlotte County, Storm and Recovery). Florida's SB 180 blocks stricter local land rules until October 1, 2027 and directs property appraisers to value repaired homes at just value up to 130 percent of pre-storm square footage or 2,000 square feet (Florida Senate, SB 180 summary). On Manasota Key, Charlotte County's November 2024 overlay revision, per the county's annual report, allows reconstruction and elevation of older non-conforming buildings and introduced voluntary freeboard options (Charlotte County Annual Report 2024/25).
Charlotte County's second full renourishment of its part of Manasota Key was approved at the October 27, 2026 commission meeting. The county's project page shows construction from January 1, 2027 to April 30, 2027, while earlier sources said November 23, 2026, so treat the dates as estimates.
The project includes restoring the dune at Chadwick Cove Beach Park (Charlotte County, Manasota Key Beach Renourishment). Owners in the Charlotte benefit unit (2,025 parcels, 982 of which also pay a Nearshore Benefit Zone charge) repay $21,877,890 in bonds through an assessment on the tax bill; the FY27 proposed residential rate was $259.56 per equivalent dwelling unit and the proposed Nearshore rate $45.80 per point, with final figures on the 2026 TRIM and November 2026 bill (Charlotte County, PFM memo). The county's July 22, 2026 presentation said the project needs about 590,000 cubic yards of sand, up from 400,000, and warned the change "could then trigger an increase in next fiscal year's assessment" (Charlotte County MSBU hearing presentation). The Sarasota part of the key has its own beach restoration benefit district, created in 2020; its current rate and a post-Milton schedule are information not available at time of publishing (Sarasota County Tax Collector).
As of Charlotte County's November 2, 2026 update, Englewood Beach at Chadwick Park has its parking lot, playground and buildings back, but its pavilions, boardwalk, piers and dock carry completion estimates into 2030, and erosion work is planned for September 1, 2026 to May 1, 2027. The recovery budget is $8,493,550.
The county's seawall replacement for the park is in planning and approval from September 22, 2026 to August 3, 2027, with a $222,000 design budget (Charlotte County, Englewood Beach and Chadwick Park; Charlotte County, Chadwick Park seawall replacement). On the Sarasota side, Manasota Key Road, about 2,000 feet north of Blind Pass Park, reopened in January 2026 on a temporary repair of just over $2 million while a permanent design is pending, and was buried in sand again after rough surf in October 2026 (WGCU; WWSB).
Only temporarily. Charlotte County allows temporary RV or mobile-home occupancy until September 23, 2027 for residents whose Hurricane Helene-damaged homes are uninhabitable, and only for occupants of the damaged home. A lot with an RV on it may be a temporary arrangement, not a permanent use.
If you are buying a Charlotte County lot or home with an RV on site, ask the seller and the county what permit or arrangement covers it, and when it ends (Charlotte County, Storm and Recovery). The county's pop-up permitting site at the Mac V. Horton West County Annex, 6868 San Casa Drive, was listed Monday 9 a.m. to 4:30 p.m. and Tuesday to Friday 7:30 a.m. to 4 p.m.; hours may have changed, so confirm by phone.
Storm rules and records travel with the property: the flood disclosure, the elevation certificate and the permit file all matter again when you sell. If you own a Florida home you plan to sell to fund an Englewood purchase, get an Englewood home valuation so the two timelines line up, and read our guide to selling in Englewood. Call Jesse direct at (239) 898-6072, and for the buying side Call Marc at (239) 287-5873 through our buyer consultation.
We pull the county record, the flood record and the permit file before an offer, and Top 1% Real Estate Agents Nationally Since 2008 is the standard we hold that work to. If you are comparing Englewood with the markets next door, return to our Port Charlotte buyer guide, our Punta Gorda buyer guide, or the Englewood town guide.
Insurance is the Englewood closing item most likely to change a deal. Citizens requires flood coverage on new and renewing personal residential policies that include wind by January 1, 2027, inside or outside a flood zone (condominium unit-owner policies are exempt), and older homes need a four-point inspection. Get quotes during the inspection period, never the week of closing.
Data updated: November 2026 (Citizens flood page and policies in force at August 31, 2026; FEMA Community Rating System list of April 2026; Florida Statutes 2026; Sarasota County flood page. All checked November 14, 2026.)
Yes. Citizens requires flood coverage on new and renewing personal residential policies that include wind, phased in by dwelling value and complete "by January 1, 2027." Inside a Special Flood Hazard Area it applies at any value, and from January 1, 2027 it applies to every Citizens wind policy outside one (Citizens flood requirement).
The phase-in outside a Special Flood Hazard Area ran by Coverage A, the dwelling limit: $600,000 or more on January 1, 2024, $500,000 or more on January 1, 2025, $400,000 or more on January 1, 2026, and all policies on January 1, 2027. Condominium unit-owner policies, tenant contents policies and policies that exclude windstorm or hail are exempt. The required flood limit is at least the Citizens dwelling value, or the National Flood Insurance Program maximum of $250,000 on the regular program if the program cannot offer more. Citizens asks for proof of coverage and a signed Policyholder Affirmation Regarding Flood Insurance (form CIT FW01) (Citizens).
For an Englewood buyer, the practical reading is simple. A Citizens-insured house in Zone X on a mainland street in Englewood East needs a flood policy at its first renewal on or after January 1, 2027, even though a lender would not have required one. Whether you can get Citizens at all depends on what private insurers offer for that address, and the research behind this page did not verify that for Englewood. Ask your agent to start the quote the day the contract is signed.
Citizens reported 2,121 multi-peril personal residential policies in Charlotte County and 4,381 in Sarasota County as of August 31, 2026. Charlotte County's count has fallen from 14,242 in July 2024 to 6,929 in July 2025 and 2,224 in July 2026. These are county totals, not Englewood alone (Citizens, Detail by County).
| County | Citizens account | Policies in force, 8/31/2026 | Written premium | Exposure |
|---|---|---|---|---|
| Charlotte | Personal residential multi-peril | 2,121 | $4,935,649 | $358.7M |
| Charlotte | Personal residential wind only | 259 | not recorded | not recorded |
| Sarasota | Personal residential multi-peril | 4,381 | $9,247,140 | $822.6M |
| Sarasota | Personal residential wind only | 5,079 | $11,286,587 | not recorded |
Source: Citizens Property Insurance, policies in force, August 2026, as read for the Englewood town guide. No ZIP-level table was found. The Charlotte decline is consistent with policies moving to private carriers, but the table does not say why, and it says nothing about what private carriers charge. We found no public source that publishes an average homeowners or flood premium for Englewood itself, so any premium figure you see for an Englewood address should come from a written quote on that home.
A home qualifies for a new Citizens policy only when no private insurer offers coverage, or when the private premium is "more than 20% higher than the premium for comparable coverage from Citizens." A dwelling with a replacement cost of $700,000 or more is ineligible (Citizens clearinghouse; Fla. Stat. 627.351).
That matters on the Sarasota side of Englewood. Our buyer figures show a Sarasota 34223 single-family median of $490,000 across 603 sales from October 15, 2025 to October 14, 2026, a high of $6,750,000, and 77 single-family sales within 10 percent of $750,000 (Sarasota County Property Appraiser sales file). Whether a given home reaches the $700,000 replacement-cost line depends on its rebuild cost, not its price, but for the higher-priced homes plan on the private market and treat Citizens as a fallback you cannot count on.
Citizens requires a four-point inspection for every property owner, dwelling and mobile home application on a property more than 20 years old. It also asks for documentation of remaining roof life: at least five years left on a shingle roof older than 25 years, or a metal or tile roof older than 50 years (Citizens inspections).
The county record shows why this comes up in Englewood. The Charlotte County 34224 single-family median home was built in 1999, but the Charlotte 34223 median was built in 1969 and the Charlotte 34224 manufactured-on-owned-land median year built was 1985.5, which means the middle two homes straddle 1985 and 1986. On the Sarasota side the manufactured-on-owned-land median was built in 1983 (buyer figures, Charlotte County Property Appraiser sales through September 9, 2026 and Sarasota County Property Appraiser sales file of October 21, 2026). A home that old will draw a four-point inspection request from most carriers, not only Citizens, and the roof date decides how the quote comes back.
| Side and window | Property type | n | Median year built |
|---|---|---|---|
| Charlotte 34224, Sept 10, 2025 to Sept 9, 2026 | Single-family | 405 | 1999 |
| Charlotte 34224, same window | Manufactured on owned land | 118 | 1985.5 |
| Charlotte 34223, same window | Single-family | 87 | 1969 |
| Charlotte 34223, same window | Condominium | 81 | 1982 |
| Sarasota 34223, Oct 15, 2025 to Oct 14, 2026 | Single-family | 603 | 2015 |
| Sarasota 34223, same window | Manufactured on owned land | 86 | 1983 |
Source: county property appraiser recorded, qualified sales, as listed in the first column. We never blend a Charlotte and a Sarasota median into one Englewood number.
A wind mitigation inspection documents roof shape, roof-to-wall connections, opening protection and similar features so an insurer can apply discounts. Florida requires insurers to offer discounts for wind-resistant features and to accept the uniform mitigation verification form, but the law does not require the inspection to buy (Fla. Stat. 627.711).
Insurers must also offer law and ordinance coverage at 25 or 50 percent of the dwelling limit, which pays part of the extra cost of rebuilding to current code (Fla. Stat. 627.7011). In Englewood that coverage is tied to the FEMA 50 percent rule: when repairs reach half the value of the building, the whole structure must come up to current code and elevation standards (Charlotte County, 50 percent FEMA rule). Ask what your policy pays when the rule is triggered.
My Safe Florida Home is run by the Florida Department of Financial Services. We could not confirm a current 2026 application window or its terms for this page, so check the program site before you count on a grant.
A standard homeowners policy does not cover flood. Sarasota County states that "Most homeowner's insurance does NOT cover flood damage," and a new National Flood Insurance Program policy typically carries a 30-day wait before it takes effect, with no wait when the policy is bought while making, increasing, extending or renewing a mortgage (Sarasota County flood protection; FloodSmart).
A cash buyer does not get the loan-closing exception, so order the policy at least 30 days before you need it. Both counties that share Englewood are Community Rating System Class 5, which gives NFIP policies in a Special Flood Hazard Area a 25 percent discount. FEMA's April 2026 list shows Charlotte County at Class 5 effective April 1, 2023 and Sarasota County at Class 5 effective May 1, 2007 (FEMA CRS eligible communities, April 2026). The discount applies to NFIP policies, not private flood policies, so compare both.
Two records move the price more than any headline. The first is the elevation certificate, which Charlotte County's rule guidance names as the document that shows a building meets the required elevation (Charlotte County, 50 percent FEMA rule PDF). The second is the parcel's flood zone and base flood elevation on the property appraiser record. On a Sarasota-side sample parcel the hub checked, the record read AE with a base flood elevation of 10.1 plus an X portion; a Charlotte-side sample read Zone X (Sarasota County Property Appraiser parcel record; Charlotte County Property Appraiser). Two Englewood streets can sit in different zones, so quote the address, not the neighborhood.
Bind early in the inspection period. When a named storm threatens, Citizens stops writing statewide and private carriers use their own triggers, so a policy requested the week of closing in hurricane season can be impossible to get at any price (Citizens).
Our order of operations for an Englewood buyer: sign the contract, order the home inspection, four-point and wind mitigation the same week, request homeowners and flood quotes with those reports attached, and compare at least two sources of flood coverage (NFIP and private) before the inspection period ends. The Florida Realtors and Florida Bar "As Is" contract gives the buyer a 15-day inspection period by default, and a buyer may terminate in the buyer's sole discretion before it ends (Florida Realtors, FR/BAR As Is contract, Rev. 12/24). If the quote comes back too high, that is the window to renegotiate or walk. For the full buying process, see our buying guide, or Call Marc at (239) 287-5873.
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate.
An Englewood tax bill resets after you buy: the seller's capped assessed value does not transfer, and the property is assessed at just value as of January 1 of the year after the sale. On the Charlotte side the main district runs about 15.57 mills in 2026, and Sarasota's Englewood code about 11.37 mills proposed, before assessments.
Data updated: November 2026 (Charlotte County Property Appraiser 2026 final rate chart; Sarasota County 2026 proposed TRIM rates; Englewood Area Fire Control District assessment page read November 13, 2026; Save Our Homes cap per Sarasota County Property Appraiser; Fla. Stat. 193.155. All checked November 14, 2026.)
Because the cap does not travel. Florida's Save Our Homes limit holds a homesteaded property's assessed value growth to 3 percent or the change in the Consumer Price Index, whichever is lower, but on a change of ownership the property is "assessed at just value as of January 1 of the year following a change of ownership" (Fla. Stat. 193.155).
So the seller's tax bill is not a guide to yours. Non-homestead residential property has a separate 10 percent cap on non-school levies, and that value also resets at a sale (Fla. Stat. 193.1554). The county property appraiser's January 1 market value, not your price, drives the bill. Ask for an estimate from the Charlotte County or Sarasota County Property Appraiser's online tools rather than copying the prior owner's number.
The Save Our Homes cap limits yearly assessed value growth on a homestead to 3 percent or the change in the Consumer Price Index, whichever is lower. The Sarasota County Property Appraiser publishes the applied cap: 2.7 percent for 2026, 2.9 percent for 2025 and 3.0 percent for 2024 (Sarasota County Property Appraiser, Save Our Homes and portability).
The cap starts the year after homestead is established, and it applies in both counties because it is state law. A buyer who homesteads this year will not see the cap protect the first year's value, but each later year the increase is limited.
Apply with your county property appraiser by March 1 for the following tax year. Both counties that share Englewood apply Florida's homestead exemption of $25,000, plus a second $25,000 on assessed value between $50,000 and $75,000 that does not apply to school taxes (Charlotte County Property Appraiser, exemptions).
Portability, approved by Florida voters in 2008, lets a homesteaded owner move some or all of the Save Our Homes benefit to a new homestead, and "each homestead has a unique portability scenario" (Sarasota County Property Appraiser). The filing deadline was not stated on that page, and we did not verify a dollar limit or window from a primary Sarasota or Charlotte page, so treat the details as a question for the property appraiser and for Fla. Stat. 193.155 subsection (8). If you are selling a Florida home to buy in Englewood, ask about portability before you sign either contract.
Charlotte County's 2026 final rate chart puts tax district 005, which holds the Charlotte-side Englewood sample parcel in the hub, at 15.5683 mills, and tax district 003, Manasota Key, at 16.3481 mills. The Manasota Key Special and Debt line of 0.7798 mills accounts for the difference (Charlotte County Property Appraiser, 2026 final rate chart).
| Charlotte County authority | 2026 final mills |
|---|---|
| County | 6.1275 |
| Law Enforcement | 2.3578 |
| Lighting | 0.1907 |
| Manasota Key Special and Debt | 0.7798 |
| Stump Pass (Integrated Shoreline) | 0.1978 |
| Environmentally Sensitive Debt | 0.2000 |
| West Coast Inland Navigation District | 0.0394 |
| Southwest Florida Water Management District | 0.1831 |
| School, state | 3.0240 |
| School, local | 3.2480 |
| Charlotte County tax district | 2026 final total mills |
|---|---|
| 005 | 15.5683 |
| 003, Manasota Key | 16.3481 |
The 2025 rates, now superseded, were 15.2833 for district 005 and 16.0631 for district 003 (Florida Department of Revenue, 2025 Charlotte TACD). A crosswalk mapping every Charlotte-side Englewood subdivision to its tax district is information not available at time of publishing; the parcel record on the Charlotte County Property Appraiser site shows the district for any single parcel.
Sarasota County's final 2026 chart was not yet posted when our sources were read, so the 2026 figure is the proposed TRIM rate: 11.3712 mills for tax code 1500, which includes the Englewood Lighting district. The 2025 certified Englewood total was 11.5175 mills (Sarasota County Property Appraiser, TRIM).
| Sarasota County authority | 2025 certified mills | 2026 proposed mills |
|---|---|---|
| County General | 3.2273 | 3.2317 |
| County Debt | 0.0667 | 0.0653 |
| Legacy Trail | 0.0382 | 0.0373 |
| Mosquito Control | 0.0520 | 0.0490 |
| Public Hospital District | 1.0420 | 1.0420 |
| Southwest Florida Water Management District | 0.1831 | 0.1831 |
| West Coast Inland Navigation District | 0.0394 | 0.0394 |
| School, state law | 2.8470 | 2.6810 |
| School, local | 3.2480 | 3.2480 |
| Emergency Medical Services | 0.7300 | 0.7300 |
| Englewood Lighting | 0.0438 | 0.0644 |
| Englewood total, tax code 1500 | 11.5175 | 11.3712 |
Sources: Sarasota County Tax Collector, 2025 millage and the 2026 TRIM notice for a sample Englewood parcel. Not every Sarasota-side Englewood parcel is in the Englewood Lighting district. The sample Beachwalk by Manasota Key parcels carry tax code 0100, with a proposed 2026 rate of 11.3068 mills, because that code has no Englewood Lighting line (Sarasota County Property Appraiser, TRIM). Until the certified chart posts, treat Sarasota 2026 figures as proposed.
Each mill is $1 of tax per $1,000 of taxable value. At the 2026 Charlotte district 005 rate of 15.5683 mills, that is $1,556.83 per $100,000 of taxable value. At the Sarasota tax code 1500 proposed rate of 11.3712 mills, it is $1,137.12 per $100,000. This is our arithmetic from the rates above, before exemptions and assessments.
The comparison is not apples to apples. The Sarasota side adds fire, solid waste and stormwater charges as non-ad valorem lines, and both sides can carry beach, street or fire assessments. Comparing the two counties' millage alone, without the assessments, gives the wrong answer.
At 2026 rates, the hub's illustrative arithmetic is about $4,270 a year in ad valorem tax for a homesteaded Charlotte County buyer at $315,000, and about $6,480 a year including non-ad valorem lines for a homesteaded Sarasota County buyer at $530,000, both higher than the current owners' bills (Charlotte County Property Appraiser; Sarasota County TRIM).
Those are illustrations, not quotes. Spread over twelve months, they are about $355.83 a month for the Charlotte example (ad valorem only) and about $540 a month for the Sarasota example (ad valorem plus non-ad valorem), our arithmetic. The current Sarasota sample owner's proposed 2026 total was $5,748.99, including $735.43 in non-ad valorem charges, and the Charlotte sample owner's ad valorem tax worked out to about $2,521 before assessments. The gap between those and the buyer illustrations is the reset.
| Line | Charlotte example | Sarasota example |
|---|---|---|
| Illustrated price | $315,000 | $530,000 |
| Homestead | Yes | Yes |
| Annual amount, hub illustration | About $4,270, ad valorem only | About $6,480, including non-ad valorem |
| Monthly equivalent, our arithmetic | About $355.83 | About $540 |
Most Englewood bills carry the Englewood Area Fire Control District assessment. Depending on location, a bill may also carry the Charlotte County Manasota Key beach renourishment charge, the Englewood East street and drainage charge, or Sarasota County solid waste and stormwater charges. Homestead does not reduce any of them (Englewood Area Fire Control District).
| Charge | Who pays | Amount | Period and status |
|---|---|---|---|
| Englewood Area Fire Control District, residential | Parcels inside the district, both counties | $290.78 per dwelling unit | 2026 to 2027, district page read November 13, 2026, and printed on a Sarasota 2026 TRIM |
| Fire district, vacant lot | Same | $63.95 | 2026 to 2027 |
| Manasota Key Beach Renourishment MSBU, residential | Charlotte part of Manasota Key | $21.83 per equivalent dwelling unit, maintenance only | FY26 |
| Same | Same | $259.56 per equivalent dwelling unit proposed | FY27 proposed at the July 22, 2026 hearing; final figure on the 2026 TRIM and November 2026 bill |
| Englewood East Street and Drainage Unit | Charlotte County, Englewood East unit | $292 per ERU | FY2026 and FY2027 per the county budget |
| Sarasota County solid waste | Sarasota County parcels | $263.96 | 2026 proposed, sample TRIMs |
| Sarasota County stormwater | Sarasota County parcels | $140.63 to $225.32 on the samples | 2026 proposed, varies by parcel |
| Manasota Key Beach Restoration (I051) | Sarasota County benefit district on the key | Information not available at time of publishing | Listed on the Sarasota Tax Collector non-ad valorem page |
Sources: Englewood Area Fire Control District, Charlotte County MSBU hearing backup, July 22, 2026, Charlotte County, Englewood East budget, Sarasota County TRIM sample and Sarasota County Tax Collector, non-ad valorem. The Sarasota Tax Collector's own words: "Non-ad valorem assessments are not based on value, but a unit of measure determined by the levying authority."
The fire assessment has three published figures for three periods ($247.68 for FY2024/25, $266.31 for FY2025 to 2026 and $290.78 for 2026 to 2027), so confirm the year on the bill with the district at (941) 474-3311. The district also charges one-time impact fees on new construction: $404.35 for a single-family home (Englewood Area Fire Control District, impact fee).
On the Charlotte part of Manasota Key, the residential beach assessment was proposed to rise from $21.83 per equivalent dwelling unit in FY26 to $259.56 in FY27 for a capital charge. Whether the July 22, 2026 hearing adjusted it is unverified, so read the 2026 TRIM and the November bill (Charlotte County).
The county's contract for the renourishment was approved at the October 27, 2026 commission meeting, with estimated construction from January 1 to April 30, 2027 (Charlotte County, Manasota Key beach renourishment). The Charlotte County MSBU/MSTU office can confirm a parcel's charge at (941) 743-1200.
The Englewood East Non-Urban Street and Drainage Unit funds paving and drainage in the Englewood East grid. The adopted two-year budget sets $292.00 per ERU for FY2026 and FY2027, up from $190.00 in FY2025, and charges vacant and occupied lots the same rate. Treat $292 as the budgeted and maximum figure and confirm with Charlotte County Public Works at (941) 575-3600 (Charlotte County, Englewood East budget). On a Charlotte 34224 purchase, this is the line that most surprises buyers who budgeted from a seller's tax bill.
Both Englewood counties mail tax bills in November. Paying early earns a discount of 4 percent in November, 3 percent in December, 2 percent in January and 1 percent in February. In Charlotte County, taxes become delinquent April 1, and an installment plan is offered when the tax exceeds $100 (Charlotte County Tax Collector).
The discount schedule is set by state law (Fla. Stat. 197.162). On the Sarasota side, the 2026 roll was certified on September 29, 2026, and the Sarasota County Tax Collector handles payment (Sarasota County Property Appraiser, roll certification; Sarasota County Tax Collector). Property taxes are customarily prorated between buyer and seller at closing, so ask your closing agent for the proration line on the settlement statement.
Amendment 3 (CS/HJR 1-F) was on the November 3, 2026 ballot. If approved by 60 percent, it would raise the homestead exemption on non-school levies to up to $150,000 in 2027 and $250,000 in 2028, and lower the non-homestead non-school cap from 10 to 5 percent from January 1, 2027 (Florida Senate, HJR 1-F).
Non-ad valorem assessments would not be reduced. The certified election result is information not available at time of publishing in our sources, so ask the county property appraiser how it applies to a given parcel (Charlotte County Property Appraiser, amendment page). Do not underwrite a purchase on a change that depends on a vote.
Buying in Englewood and want the tax estimate built for one address? Book a buyer consultation or Call Marc at (239) 287-5873.
Most of Englewood is served by the Englewood Water District, an independent special district at englewoodwater.com whose mapped sections cover parts of both Charlotte and Sarasota counties. The district describes about 44.5 square miles, and as of January 2019 87 percent of its water customers also received sewer service. Outside its sections, service is parcel by parcel.
Data updated: November 2026 (Englewood Water District home page, rates page, FY27 Customer Rules and Regulations and 2025 rate study; checked November 14, 2026).
The district's own home page says it "encompasses approximately 44.5 square miles in Southern Sarasota County and Western Charlotte County." Outside its mapped sections, a Charlotte County address may be on Charlotte County Utilities or on a private well and septic system, so service must be checked parcel by parcel (Englewood Water District; district maps).
The district was created by special act, House Bill 1381 (2004), and its charter names sections in both counties (Florida Senate, HB 1381 (2004)). The office is at 201 Selma Ave, Englewood 34223. The rates page lists (941) 474-3217 for the Customer Service Manager. For a specific parcel, ask for the district's Service Availability form, linked from its home page.
For FY27, effective October 1, 2026, the district's rules set a water base charge of $29.37 per ERC per month and a wastewater base charge of $42.75, plus $3.50 per 1,000 gallons of water for the first 6,000 gallons and $5.45 per 1,000 gallons of wastewater (Englewood Water District, FY27 Customer Rules and Regulations).
| FY27 Englewood Water District item | Rate |
|---|---|
| Water base facility charge | $29.37 per ERC per month |
| Water usage, 0 to 6,000 gallons | $3.50 per 1,000 gallons |
| Higher water tiers, in order | $4.67, $9.28, $15.50 and $24.21 per 1,000 gallons |
| Wastewater base facility charge | $42.75 per ERC per month |
| Wastewater usage | $5.45 per 1,000 gallons |
| New service application | $50 |
The two base charges together are $72.12 a month before any usage, our arithmetic. The gallon breakpoints for the tiers above 6,000 gallons are in the same document.
The district's 2025 rate study projected that it "will need to increase both System water and wastewater rates by 15.0% per year for the fiscal years 2026 through 2029," and the FY27 base charges match the study's FY2027 column (Englewood Water District, 2025 Rate Study).
| Fiscal year | Water base per ERC per month | Wastewater base per ERC per month | Status |
|---|---|---|---|
| FY2025 | $22.21 | $32.32 | Adopted (effective 10/1/2024) |
| FY2026 | $25.54 | $37.17 | Adopted August 14, 2025 (effective 10/1/2025) |
| FY2027 | $29.37 | $42.75 | Adopted (effective 10/1/2026) |
| FY2028 | $33.78 | $49.16 | Projected by the district's rate consultant |
| FY2029 | $38.85 | $56.53 | Projected by the district's rate consultant |
FY2028 onward are proposals, not adopted rates. A buyer comparing a utility bill from the seller should know the base charges have already moved from FY2025 to FY2027. The board approved the FY2026 adjustments on August 14, 2025, effective October 1, 2025 (Englewood Water District, rates).
For a new single-ERC home needing both water and sewer, the district's capital capacity charges effective October 1, 2025 total $15,454.50 with the guaranteed revenue fees, or $15,249 for the four capacity components. Plumbing, meters, taps, permits and impact fees are extra (Englewood Water District, rate adjustments effective October 1, 2025).
| Charge per ERC | Effective 10/1/2025 |
|---|---|
| Water capital capacity, plant and transmission | $3,062.00 |
| Water capital capacity, distribution | $1,200.00 |
| Water accrued guaranteed revenue fee | $76.50 |
| Wastewater capital capacity, plant and transmission | $5,170.00 |
| Wastewater capital capacity, collection | $5,817.00 |
| Wastewater accrued guaranteed revenue fee | $129.00 |
The totals are simple sums of this table: $3,062 plus $1,200 plus $5,170 plus $5,817 is $15,249, and adding the $76.50 and $129.00 fees gives $15,454.50. This matters most to a buyer of a vacant lot: the Englewood town guide's recorded-sales cut shows 138 vacant-lot sales in Charlotte 34224 at a $25,000 median (Charlotte County Property Appraiser). Whether every component applies to a particular lot is the district's call, so ask for a written answer before the contract goes firm.
Ask the district by address. Where the district serves, connection is not optional: its rules require connection within 365 days of written notice, owners pay for availability whether or not they connect, and a private well must be disconnected from the home once it joins district water (Englewood Water District, fact sheet).
The fact sheet says the district's enabling act "gives the authority to eliminate septic systems," and that on connection owners "pump, crush, and fill the septic tank" under permit and inspection, with the district present for the final connection. It also says "Sarasota County allows the septic tank to be converted to a cistern." The district's own materials note that capital capacity charges and assessments run with the parcel, so ask the title company to list any open balance on the commitment (Englewood Water District, FY27 Customer Rules).
Questions for the seller on a home with a septic tank: when was it last pumped, where is the permit file, is the lot in a district section that could trigger a connection notice, and is the drainfield on the survey. With 87 percent of water customers on district sewer as of January 2019, about 13 percent were not (our arithmetic), so the question is live in Englewood. For a Charlotte-side address outside the district, Charlotte County's service-area maps are posted as scanned images, so which lots need a well and septic is information not available at time of publishing; the district at (941) 474-3217 and Charlotte County Utilities answer it for a specific lot (Charlotte County, sanitary sewer area map).
The district warns that water service may be suspended in evacuated zones, and it says much of Englewood is in evacuation Zone A. In an evacuation order, a home in an evacuated zone may lose district water until service is restored (Englewood Water District, hurricanes).
Charlotte County publishes evacuation zones A to E through its Know Your Zone tool (Charlotte County, Know Your Zone). On the Sarasota side, each parcel's evacuation level is printed on its TRIM notice, and the Englewood samples showed Levels A, B and C. Look up the zone before you write an offer, not after.
A financed Englewood buyer pays two state taxes on the loan, plus lender and appraisal charges, the lender's title policy, recording, inspections, a survey, first-year insurance and prepaid items. On a Charlotte 34224 purchase at the $320,000 single-family median with 20 percent down, the two state taxes on the loan are $1,408.
Data updated: November 2026 (Florida Statutes 2026, Florida DBPR estoppel fee schedule, FR/BAR As Is contract Rev. 12/24, Charlotte County Clerk fee page; Charlotte County Property Appraiser sales through September 9, 2026. State tax rates carried from a verification of October 7, 2026.)
Florida charges documentary stamp tax on the note at 35 cents per $100 of the debt (Fla. Stat. 201.08) and a nonrecurring intangible tax on a new mortgage of 2 mills, or 0.2 percent of the debt (Fla. Stat. 199.133). A cash buyer pays neither tax.
| Item | Rate | Who usually pays | Source |
|---|---|---|---|
| Documentary stamp tax on the deed | 70 cents per $100 of price | Seller, under paragraph 9(a) of the FR/BAR form | Fla. Stat. 201.02 |
| Documentary stamp tax on the note and mortgage | 35 cents per $100 of the debt | Buyer | Fla. Stat. 201.08 |
| Nonrecurring intangible tax on the mortgage | 2 mills (0.2 percent) of the debt | Buyer | Fla. Stat. 199.133 |
| Recording, Charlotte County Clerk | $10.00 for the first page and $8.50 for each additional page | Buyer for the deed and mortgage | Charlotte County Clerk |
| Lender's title policy | A promulgated rate set by rule | Buyer | Fla. Admin. Code 69O-186.003 |
The per-thousand title insurance rates are set by the Office of Insurance Regulation rule, and we did not print them here because the rate document was not read; your title agent quotes the figure for your price. Sarasota County's clerk recording fee was not verified for this page, so ask your closing agent for the exact recording line on a Sarasota-side purchase.
At the Charlotte 34224 single-family median of $320,000 (405 sales, September 10, 2025 to September 9, 2026), the state taxes on the loan run from $1,408 with 20 percent down to $1,698.40 with 3.5 percent down. This is arithmetic from the statutory rates above, not a quote (Charlotte County Property Appraiser).
| Down payment | Loan | Stamps on the note (0.35%) | Intangible tax (0.2%) | State taxes on the loan |
|---|---|---|---|---|
| 3.5% | $308,800 | $1,080.80 | $617.60 | $1,698.40 |
| 5% | $304,000 | $1,064.00 | $608.00 | $1,672.00 |
| 10% | $288,000 | $1,008.00 | $576.00 | $1,584.00 |
| 20% | $256,000 | $896.00 | $512.00 | $1,408.00 |
The deed stamps on a $320,000 price are $2,240 at 70 cents per $100, which the FR/BAR contract assigns to the seller. The real numbers appear on your lender's Loan Estimate and Closing Disclosure, which a lender must deliver three business days before closing (Consumer Financial Protection Bureau).
At the Charlotte 34223 single-family median of $385,000 (87 sales), the two loan taxes at 20 percent down are $1,694 ($1,078 in stamps plus $616 in intangible tax on a $308,000 loan). At the Sarasota 34223 median of $490,000 (603 sales, October 15, 2025 to October 14, 2026), they are $2,156 at 20 percent down.
| Side and median | Down payment | Loan | State taxes on the loan |
|---|---|---|---|
| Charlotte 34223, $385,000 | 20% | $308,000 | $1,694.00 |
| Charlotte 34223, $385,000 | 10% | $346,500 | $1,905.75 |
| Sarasota 34223, $490,000 | 20% | $392,000 | $2,156.00 |
| Sarasota 34223, $490,000 | 10% | $441,000 | $2,425.50 |
Sources: Charlotte County Property Appraiser and Sarasota County Property Appraiser recorded, qualified sales; statutory rates as cited above. Loan amounts match the principal-and-interest tables in the next section.
In Charlotte County the seller customarily pays for the owner's title policy, and under box 9(c)(i) of the FR/BAR form the party who pays also designates the closing agent. That is a custom, not a statute: paragraph 9(c) is a checkbox with no default printed, so the contract controls (Florida Realtors, FR/BAR As Is contract).
On the Sarasota side, the contract controls, local custom varies, and your closing agent confirms it. We found no verified Sarasota custom, so we do not state one. Because Englewood is two counties under one ZIP code, ask which county the parcel is in before you assume who pays.
Paragraph 9(b) lists the buyer's side: taxes and recording fees on the note and mortgage, loan expenses, the appraisal, inspections, the survey "and elevation certification, if required," the lender's title policy, "All property related insurance," and association application and transfer fees. Paragraph 9(a) puts deed stamps, association estoppel fees and, with box 9(c)(i), the owner's policy on the seller.
In Englewood the inspection list can include a general inspection, four-point, wind mitigation, septic, seawall, pool and roof inspections as the home requires. Add first-year homeowners and flood premiums, prepaid interest and escrow deposits, and any association capital contribution. Special assessments paid in installments follow paragraph 9(f): "IF NEITHER BOX IS CHECKED, THEN OPTION (a) SHALL BE DEEMED SELECTED," which leaves installments due after closing with the buyer. On the Charlotte side, that is where a Manasota Key beach charge or an Englewood East street assessment installment would land, so check the box deliberately.
Florida caps the estoppel certificate an association charges for a sale at $299 on a current account, plus $119 if rushed and up to $179 more if the account is delinquent (Florida DBPR). The statute's base is $250; $299 is the adjusted amount, with the next update due by July 1, 2027.
A condominium association that must approve a transfer may charge up to $184 per applicant, the adjusted cap under Fla. Stat. 718.112, and only if its documents provide for it. Cooperatives are capped separately at $100 per applicant. The seller customarily pays the estoppel under the contract, and the buyer pays association application and transfer fees, so ask early which fees your community charges. We did not find a primary source for a typical buyer closing-cost percentage and will not print one without it.
At the 2026 Charlotte 34224 single-family median of $320,000 with 10 percent down, principal and interest is $1,937 a month at 7.11 percent. At the Charlotte 34223 median of $385,000 it is $2,331, and at the Sarasota 34223 median of $490,000 it is $2,967. Taxes, insurance and dues come on top.
Data updated: November 2026 (principal and interest from Freddie Mac PMMS 30-year fixed, week of November 12, 2026; medians from county property appraiser recorded sales; assessments and utility rates as cited above).
Principal and interest at the single-family median, on a 30-year fixed loan at 7.11 percent, runs from $1,722 a month at the Charlotte 34224 median with 20 percent down to $3,181 at the Sarasota 34223 median with 3.5 percent down. That is before taxes, insurance and dues, and 7.11 percent is a national average, not a quote (Freddie Mac PMMS).
| Down payment | Charlotte 34224, $320,000 (n=405) | Charlotte 34223, $385,000 (n=87) | Sarasota 34223, $490,000 (n=603) |
|---|---|---|---|
| 3.5% | Loan $308,800, $2,077 | Loan $371,525, $2,499 | Loan $472,850, $3,181 |
| 5% | Loan $304,000, $2,045 | Loan $365,750, $2,460 | Loan $465,500, $3,131 |
| 10% | Loan $288,000, $1,937 | Loan $346,500, $2,331 | Loan $441,000, $2,967 |
| 20% | Loan $256,000, $1,722 | Loan $308,000, $2,072 | Loan $392,000, $2,637 |
Each cell shows the loan and the monthly principal and interest. Windows: Charlotte sides, September 10, 2025 to September 9, 2026 (Charlotte County Property Appraiser); Sarasota side, October 15, 2025 to October 14, 2026 (Sarasota County Property Appraiser). Never read a Charlotte figure and a Sarasota figure as one Englewood number.
Taxes, assessments, utilities and insurance sit on top. Taxes follow the reset described above: the hub's illustrations were about $4,270 a year for a homesteaded Charlotte buyer at $315,000 and about $6,480 a year for a homesteaded Sarasota buyer at $530,000, including non-ad valorem lines. Insurance requires a quote on the specific home.
| Carrying-cost line | Amount | Source and basis |
|---|---|---|
| Fire district assessment, residential | $290.78 a year, about $24.23 a month | Englewood Area Fire Control District, 2026 to 2027 |
| Sarasota solid waste | $263.96 a year, about $22.00 a month | 2026 proposed, sample TRIMs |
| Sarasota stormwater | $140.63 to $225.32 a year on the samples | 2026 proposed, varies by parcel |
| Englewood East street and drainage (Charlotte) | $292 a year per ERU, about $24.33 a month | Charlotte County budget, FY2026 and FY2027 |
| Manasota Key beach charge (Charlotte part of the key) | $21.83 per EDU in FY26; $259.56 proposed for FY27 | County hearing backup of July 22, 2026 |
| Water and sewer base charges | $29.37 plus $42.75, $72.12 a month before usage | Englewood Water District FY27 |
| Homeowners and flood insurance | A quote on the specific home | No public Englewood average found |
| Association dues | Varies by community; read the budget and estoppel | See examples below |
Monthly equivalents are our arithmetic from the annual figures printed in the table.
There is no typical figure, because many Englewood neighborhoods have no mandatory association and those that do range widely. The Englewood Isles Parkway Association charges $59 per parcel, and Sandalhaven Estates set a 2026 annual assessment of $200 (Englewood Isles Parkway Association; Sandalhaven Estates).
Builder marketing for Island Lakes at Coco Bay estimates a homeowners association fee of about $241.33, with the billing period not stated (Lennar), so confirm any fee against the association's budget. A sample tax notice for a Beachwalk by Manasota Key parcel showed no community development district and no association line on the county bill (Sarasota County Property Appraiser, TRIM); association dues bill separately, so that is not proof that none exist. Some Englewood communities do carry a district: Shores at Stillwater Community Development District filed to validate special assessment bonds not to exceed $14,000,000 (Business Observer legal notice). Read the tax bill and the disclosure for any new-construction lot.
Neither wins on millage alone. The Charlotte main district runs 15.5683 mills against Sarasota's 11.3712 proposed, but Sarasota adds solid waste and stormwater lines, and its median price is higher: $490,000 against $320,000 in Charlotte 34224. Principal and interest with 10 percent down is $2,967 on the Sarasota side and $1,937 on Charlotte 34224.
The honest comparison is parcel by parcel: price, tax district, assessments, insurance quote, utility bill and dues. We build that comparison for each address a buyer shortlists. If you want it for two or three Englewood addresses, book a buyer consultation or Call Marc at (239) 287-5873.
McGreevy and Comisar alone have over $900 million in Sales.
An Englewood buyer who wants to tour a home in 2026 first signs a written agreement with the buyer's agent, and the fee in it is negotiated and disclosed, not a set rate. The National Association of Realtors changed its rules on August 17, 2024, and compensation offers can no longer be posted on the MLS.
Data updated: November 2026 (National Association of Realtors settlement FAQs and consumer guide; Florida Realtors FAQ and forms notice of January 2026; Fla. Stat. 475.278. Checked November 14, 2026).
The National Association of Realtors requires an agreement before touring, in person or live virtual. It must state compensation that is "objectively ascertainable and not open-ended," bar the broker from receiving more than agreed, and say conspicuously that fees are not set by law and are fully negotiable (NAR consumer guide; NAR FAQs).
You do not need one to walk an open house by yourself or to ask an agent what they offer. The practice changes took effect August 17, 2024, and they prohibit publishing compensation offers on an MLS (NAR, summary of 2024 MLS changes). The Florida Realtors FAQ says the settlement "does not change Florida brokerage relationship law" and that compensation may not be written as a range.
Who pays is a negotiated term. The buyer's agreement sets the amount, and a seller may agree in the contract to pay some or all of it, but offers of compensation no longer appear in the multiple listing service. We do not print a customary rate, because none is set by law.
Florida Realtors rolled out updated forms effective January 5, 2026: buyer brokerage agreements EBBA-8nr, 8sa, 8tb and 8tn, and the seller-to-buyer's-broker compensation agreement CASSB-1, whose default duration dropped from 30 to 15 days (Florida Realtors forms notice). Before you sign, read the term, the amount, the exit clause, and the treatment of a home the agent did not show you.
Florida presumes that licensees are operating as transaction brokers in an Englewood purchase unless a single-agent relationship or no brokerage relationship is established in writing with a customer (Fla. Stat. 475.278). Ask your agent in writing which relationship you are in, and what duties each one carries.
Before the first Englewood tour we review the agreement with you line by line: the fee, who is expected to pay it, how long it lasts and how it ends. Any seller contribution is written into the purchase contract, not left to a side conversation. Ask on a first call to Marc at (239) 287-5873 or see our buying page.
We start with the monthly number, then narrow by county, water and home type using the county record, then walk you through the address file before any tour. Englewood spans two counties, two ZIP-code sides and several legal forms of ownership, so the search has to be sorted before it is shown.
We set the payment first, because the price follows from it. A buyer comfortable with about $2,000 a month in principal and interest at 7.11 percent is near the Charlotte 34224 median range, and one comfortable with about $3,000 is near the Sarasota 34223 median with 10 percent down (the tables show $1,937 and $2,967).
Then we add the lines that sit on top: tax reset, assessments, utility base charges, insurance and dues. Our rate sources are dated. The 7.11 percent in the tables is the Freddie Mac average for the week of November 12, 2026, and your lender's quote is the number that counts.
We sort by county first. Charlotte ZIP 34224 covers the mainland, Charlotte ZIP 34223 covers the Gulf-side and bay-shore part, and Sarasota ZIP 34223 covers old Englewood and the north end of Manasota Key. The county decides your tax bill, permits, flood office and school district.
Then we sort by home type, because the record shows very different markets. In Charlotte 34224 the 12-month medians were $320,000 for single-family (n=405), $135,000 for manufactured on owned land (n=118), and $138,000 for condominiums (n=63). On the Sarasota side they were $490,000 for single-family, $156,750 for manufactured on owned land (n=86) and $202,300 for condominiums (n=67). Charlotte 34223 condominiums, by contrast, had a $419,900 median (n=81). Charlotte 34224 has a small group of four co-op sales. Sources: Charlotte County Property Appraiser and Sarasota County Property Appraiser.
Before a tour, we pull the address file: the county record for the parcel, the flood zone and elevation record, the tax district and non-ad valorem lines, the utility provider, and any recorded permits. That is how we find the things a listing sheet does not show, such as a Charlotte parcel in the Englewood East street and drainage unit or a Sarasota parcel whose tax code has no Englewood Lighting line.
We also check whether the property is on sewer or septic and whether the lot sits in an Englewood Water District section. Our Englewood town guide lists the neighborhoods and what each carries.
On a tour we look at the roof date, the electrical panel, the water heater, signs of past water intrusion, the age and permit history of any seawall or dock, and where the elevation certificate puts the lowest floor. After hurricanes Helene and Milton, Charlotte County's storm page says permits tied to a single event "count together toward the threshold, whether the permits are open or closed" under the 50 percent rule (Charlotte County, Storm and Recovery), so we ask for the permit history on any storm-repaired house.
We also check what is not visible: pending assessments, a nearby project, and a road that may close in a storm. Manasota Key Road on the Sarasota side reopened in January 2026 on a temporary repair (WGCU, January 12, 2026), a fact that matters for a buyer on that part of the key.
Looking to tour Englewood homes with a buyer's agent who pulls the address file first? Book your buyer consultation or Call Marc at (239) 287-5873.
We negotiate from the recorded comparables, the inspection findings and the insurance quote, in that order. The county record shows what similar Englewood homes actually sold for, by side and type, and the inspection period is the window where that evidence is turned into price, repairs or a walk-away.
We anchor price to recorded sales within about 10 percent of your budget on the same side of the county line. For example, single-family sales within 10 percent of $350,000 in Charlotte 34224 totaled 106 in the 12 months to September 9, 2026, with a median heated area of 1,784.5 square feet and a median year built of 2009.5. On the Sarasota side, sales near $350,000 totaled 82, with a median heated area of 1,569 square feet and a median year built of 2012.5 (Charlotte County Property Appraiser; Sarasota County Property Appraiser).
Per square foot figures use the county's heated (living) area, never an MLS listing sheet's square footage, so we compare like with like. Market measures that depend on the MLS, such as days on market, sale-to-list ratio and months of supply: Information not available at time of publishing (checked November 14, 2026).
The FR/BAR As Is contract gives the buyer an inspection period that defaults to 15 days after the effective date if left blank, with the right to terminate "in Buyer's sole discretion" before it ends (Florida Realtors, FR/BAR As Is contract). In Englewood this is the window for the four-point, wind mitigation, septic, seawall, roof and general inspections, the flood and homeowners quotes, the permit search and the assessment search.
We schedule them so the reports reach the insurance agent in time for quotes. If quotes come back above what the monthly budget supports, we have the facts to renegotiate or end the contract inside the window.
We use findings to ask for repairs, credits or price changes, and we tie each request to a document: a roof date and remaining-life letter, a failed four-point item, a septic pump-out record, a permit gap. The flood paragraph of the contract adds a termination right where the property is in a Special Flood Hazard Area or coastal barrier area and the building is below the minimum flood elevation or cannot be insured, with a 20-day default period (Florida Realtors, FR/BAR As Is contract).
For a condominium, the leverage is in the association's documents instead: the budget, reserves and structural reports described in the disclosures section below.
In storm season the contract's casualty clause matters. Under the FR/BAR form, if damage before closing costs no more than 1.5 percent of the price to restore, the seller restores and closing proceeds; above that, the buyer chooses to take the property as is with the 1.5 percent or cancel (Florida Realtors, FR/BAR As Is contract).
The initial deposit is due within the days written in the contract, or 3 days after the effective date if left blank. We keep deposit instructions in writing and confirm wire details by phone with the title company, as covered in the out-of-state section below. For a plan for a specific Englewood offer, call Marc at (239) 287-5873 or use our buying page.
An Englewood buyer has statutory rights that depend on the property type: a flood disclosure from the seller on any residential sale, a 3-day right under the homeowners association disclosure statute, and a 7-day resale or 15-day developer cancellation right on a condominium. Read the dates, because the clock starts at different moments.
Data updated: November 2026 (Florida Statutes 2026, sections 689.302, 720.401, 718.503, 718.112 and 553.899, read November 14, 2026).
Florida law requires the seller of residential real property to give the buyer a flood disclosure "at or before the time the sales contract is executed." The form asks about flood damage, flood insurance claims and flood damage assistance during the seller's ownership, and says homeowners' policies do not cover flood (Fla. Stat. 689.302).
The statute defines flooding as a general or temporary condition of partial or complete inundation caused by overflow of inland or tidal waters, unusual and rapid accumulation of runoff or surface waters from an established water source, or sustained periods of standing water from rainfall. It reaches only what the seller knows about their own ownership period, so after Helene and Milton it is the first document to read, and the elevation certificate and permit history are the second and third. The section was created by chapter 2024-215 and amended by chapter 2025-166.
If a mandatory homeowners association governs the home and the buyer was not given the disclosure summary before signing, the buyer may cancel by written notice "within 3 days after receipt of the disclosure summary or prior to closing, whichever occurs first." The right cannot be waived and ends at closing (Fla. Stat. 720.401).
The contract must state that the buyer "should not execute the contract or agreement until they have received and read the disclosure summary." The statute does not apply to associations regulated under chapters 718, 719, 721 or 723, which are the condominium, cooperative, timeshare and mobile home park chapters. Do not confuse it with the condominium windows below.
A condominium resale buyer may cancel by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, and a developer-sale buyer within 15 days of signing, or of receiving the required documents. Waivers have no effect. There is no 3-day period in this section (Fla. Stat. 718.503).
For contracts entered after December 31, 2024, the contract must conspicuously disclose the association's milestone inspection, turnover inspection report and structural integrity reserve study. If those are not complete, the contract must say so; if complete, it must carry the buyer's acknowledgment of receiving current copies. A nonconforming contract "is voidable at the option of the purchaser before closing" (Fla. Stat. 718.503). Cooperative resales follow a parallel 7-day rule under Fla. Stat. 719.503.
Milestone inspections apply to condominium or cooperative buildings of three or more habitable stories: first by December 31 of the year the building reaches 30 years of age, then every 10 years. The reserve study is required at least every 10 years and may not be completed after December 31, 2026 (Fla. Stat. 553.899; Fla. Stat. 718.112).
For budgets adopted on or after December 31, 2024, an owner-controlled association that must obtain the study may not vote to waive or reduce reserves for the listed items, and through December 31, 2028 a board with majority owner approval may pause reserve contributions for up to two consecutive budgets to fund milestone-inspection repairs (Fla. Stat. 718.112). In the county record, the condominium sales are real: Charlotte 34223 recorded 81 condominium sales at a $419,900 median (median year built 1982), Charlotte 34224 recorded 63 at $138,000 (median year built 1990), and Sarasota 34223 recorded 67 at $202,300 (median year built 1984). Those sales are in buildings of every height, so ask the association which of its buildings are three stories or more and request the study and the inspection reports before you sign.
| Property type | Statute | Buyer's right |
|---|---|---|
| Home in a mandatory homeowners association | 720.401 | Cancel within 3 days of receiving the disclosure summary if not given before signing; cannot be waived |
| Condominium resale | 718.503 | Cancel within 7 days, excluding weekends and legal holidays; 15 days from a developer |
| Cooperative resale | 719.503 | Cancel within 7 days, excluding weekends and legal holidays; 15 days from a developer |
| Any residential sale | 689.302 | Seller's flood disclosure at or before signing |
Sources: Florida Statutes 2026 as linked above (720.401, 718.503, 719.503, 689.302). Condominium counts: Charlotte County Property Appraiser sales to September 9, 2026 and Sarasota County Property Appraiser sales file to October 14, 2026.
Associations may charge an estoppel certificate fee capped at $299 on a current account, and a condominium association that must approve a transfer may charge up to $184 per applicant (Florida DBPR, Estoppel Certificate Fees). Ask the seller's agent for the estoppel early.
Some Englewood communities describe themselves in their own legal documents as 55 and older communities, including Lemon Bay Isles, Sandalhaven and Gulf to Bay on Manasota Key. If you are considering one, read its governing documents and its legal self-description yourself, because the rules are the community's own. For manufactured homes, the legal form matters: owned land, a cooperative share, or a leased lot each carry different disclosure rights.
Freddie Mac's survey put the 30-year fixed rate at 7.11 percent and the 15-year at 6.45 percent for the week of November 12, 2026. Florida Housing Finance Corporation offers down payment help on several loan types, and both Charlotte County and Sarasota County run purchase assistance programs, though funding and eligibility must be confirmed with a lender.
Data updated: November 2026 (Freddie Mac PMMS week of November 12, 2026; Florida Housing Finance Corporation program pages; Charlotte County housing page. Checked November 14, 2026).
The 30-year fixed-rate mortgage averaged 7.11 percent as of November 12, 2026, and the 15-year averaged 6.45 percent (Freddie Mac PMMS). On October 1, 2026 the 30-year average was 7.28 percent, so it is 17 basis points lower than six weeks earlier.
It is a national weekly average, not a quote, and your rate depends on your credit, down payment, loan type and the property. The payment tables above use 7.11 percent. For a $288,000 loan, the Charlotte 34224 median with 10 percent down, that rate gives $1,937 a month in principal and interest.
Florida Housing Finance Corporation lists Florida Assist, offering "up to $10,000 on FHA, VA, USDA and Conventional Loans," a 0 percent, non-amortizing, deferred second mortgage that is not forgivable and is due on sale, transfer, first-mortgage payoff, refinance, or when the owner stops occupying the home (FHFC homebuyer programs).
The HFA Preferred and HFA Advantage programs with the PLUS second mortgage let borrowers "receive 3%, 4% or 5% of the total loan amount in a forgivable second mortgage," forgiven at 20 percent a year over its 5-year term, and the PLUS applies only with the conventional HFA Preferred or HFA Advantage first mortgage (FHFC). The pages present these as offered without stating funding status, so confirm availability with a participating lender, who you can find through the FHFC lender and agent locator.
The 2026 Hometown Heroes program offers up to 5 percent of the first mortgage, with a maximum of $35,000 and a minimum of $10,000, as a 0 percent, non-amortizing, 30-year deferred second mortgage that is not forgivable, due on sale, refinance, deed transfer or if the borrower stops occupying the home (FHFC, Hometown Heroes).
Eligibility is for first-time, income-qualified buyers working full time for a Florida-based employer in listed occupations, which the program's occupations list sets out. The page states no open or closed status, and we did not verify 2026 to 2027 funding availability or the income limits for Charlotte or Sarasota. Confirm with a participating lender before you build a plan around it.
Charlotte County's housing page lists SHIP purchase assistance as "Open now, contact a participating lender to apply." It helps with down payment, closing costs and financing gaps, and applications go through a Lenders' Consortium member. Neighborhood Services is at 21500 Gibralter Dr. Unit 1, Port Charlotte, FL 33952, (941) 833-6500 (Charlotte County, housing).
The county's income limits are posted in a separate PDF that we did not read, so we do not print them (Charlotte County, income limits). Sarasota County also runs purchase assistance. We did not verify its current terms from a county page, and funds in such programs are limited, so ask the county housing office or a participating lender for the current status before you rely on it.
Lender review of a condominium project turns on the association's reserves, insurance and litigation, and the new milestone and reserve-study rules above feed directly into it. Which Englewood condominium projects a given lender will approve is information a lender holds, not a public record, so ask early.
For manufactured homes, financing depends on the legal form: a home on owned land recorded as a 02xx use code, a share in a cooperative such as Gulf to Bay, or a home on a leased lot are three different purchases. The county record shows 118 manufactured-on-owned-land sales in Charlotte 34224 at a $135,000 median and 86 in Sarasota 34223 at $156,750. Tell your lender the legal form before you write the offer.
The 2026 conforming loan limit is $832,750 for a one-unit home (FHFA). Charlotte County is not on HUD's list of areas above the FHA floor, so the floor of $541,287 applies, and Sarasota County's FHA limit is $547,400 (HUD, FHA 2026 areas above floor and below ceiling).
These figures were verified on October 7, 2026 and not re-read for this page, so confirm them with your lender. Most Charlotte 34224 sales sit well under both limits: the single-family median is $320,000 and the high is $2,200,000.
If you are selling a Florida home to buy in Englewood, the order of the two contracts matters. Our Englewood seller guide explains the sale side, and the home valuation page gives a starting number. Call Jesse direct at (239) 898-6072.
Compare it with other Southwest Florida markets before you commit: see our buyer guides for Port Charlotte and Punta Gorda.
Yes. A buyer can contract, inspect, finance and close on an Englewood home without living in Florida, using video tours, local inspectors, a closing agent and, where the lender and title underwriter accept it, online notarization under Florida law. The main risks are wire fraud and, where the seller is a foreign person, FIRPTA withholding.
Data updated: November 2026 (Florida Statutes 117.265, 117.285 and 692.201; IRS FIRPTA pages; FREC rule 61J2-10.200. Checked October 7 and November 14, 2026).
Remote buying follows the same steps as a local purchase, with documents and funds moved electronically. We handle the tours by live video, send the address file, schedule inspections with local inspectors, and coordinate with your lender and the closing agent. Hurricane season and county location make local eyes especially important in Englewood.
Florida authorizes online notarization: an online notary confirms identity "by using audio-video communication technology" and records the session (Fla. Stat. 117.265; supervising witnesses under Fla. Stat. 117.285). Whether a specific lender or title underwriter accepts it is their decision, so ask before you plan a closing. Mail-away closings with a local notary also remain common. Before you commit, do not skip the county checks in this guide: flood zone, tax district, utilities and assessments.
Treat every email with wiring instructions as unverified until you confirm it by phone, using a number you found independently, such as the title company's website. Never act on changed instructions that arrive by email. The FR/BAR contract requires "Collected" funds, so deposits and closing money move by wire.
Our practice is to confirm the closing agent's contact details at the start and to tell you what the wire request will look like. If anything arrives that does not match, stop and call us at (239) 287-5873 before you move money.
Every buyer signs an affidavit at closing attesting compliance with Florida's statute on property purchases by foreign principals of listed countries of concern, and the FR/BAR contract carries a boxed notice above the signature lines. The Florida Real Estate Commission rule containing the affidavits took effect January 17, 2024 (Florida Realtors; Fla. Stat. 692.201).
This is a description of the paperwork, not legal advice. Your closing agent explains the form, and a Florida real estate attorney can answer a question about your own situation.
FIRPTA is a federal withholding rule that applies when the seller is a foreign person. The rate of withholding "generally is 15%," and the buyer is the withholding agent (IRS, FIRPTA withholding). It is a tax rule on sellers who are foreign persons, so it is a question for the seller's side of the contract.
There is a residence exemption: no withholding applies "if the transferee is acquiring the USRPI as a residence and the amount realized is $300,000 or less," and the buyer must have "definite plans to reside" there for at least 50 percent of the days the property is used during each of the first two 12-month periods after the transfer. The buyer should tell the closing agent of the plan to live there. If the occupancy test is not met, the buyer can be liable for the failure to withhold, unless an unforeseeable change in circumstances occurs (IRS, FIRPTA withholding).
A buyer or seller may file Form 8288-B to request a withholding certificate for reduced or no withholding, and a seller without a taxpayer identification number files Form W-7 with the package. Our county data shows why the $300,000 threshold comes up: the Charlotte 34224 manufactured-on-owned-land median was $135,000 and the condominium median $138,000, both far below it, while the single-family median was $320,000 (Charlotte County Property Appraiser sales to September 9, 2026). We give no tax advice. Ask the closing agent and a tax professional.
Englewood addresses are assigned to public schools by county and street address, not ZIP code. Charlotte County Public Schools and Sarasota County Schools each run their own locator. A Charlotte County address in ZIP 34223 can be zoned to Charlotte middle and high schools while its elementary zone is Englewood Elementary in Sarasota County.
The parcel's county decides the district: Sarasota County Schools for Sarasota County parcels and Charlotte County Public Schools for Charlotte County parcels. Schools serving the Englewood area include Englewood Elementary (Sarasota County Schools) and Vineland Elementary, L. A. Ainger Middle and Lemon Bay High (Charlotte County Public Schools).
Englewood is one community in two counties, so the same ZIP code 34223 covers addresses in both. Start with the county the parcel is in, then use that district's own lookup for the exact address, and call the school to confirm. Do not rely on a ZIP code, a listing remark or a map pin.
Charlotte County Public Schools' boundary locator says that for ZIP 34223, "only a middle and high school will appear," and "Your zoned elementary school is Englewood Elementary," which is in Sarasota County Schools. The district describes its locator as only a guide (Charlotte County Public Schools, boundary locator).
Englewood Elementary is at 150 North McCall Road, Englewood 34223 (Sarasota County Schools), and Lemon Bay High is a Charlotte County school at 2201 Placida Rd, Englewood 34224 (Lemon Bay High School). The written agreement between the two school boards that governs this arrangement was not found in the records checked, so it is information not available at time of publishing. Charlotte County publishes a Lemon Bay High boundary map.
For a Charlotte County address, enter the street address without the city and state, plus the 5-digit ZIP, in the Charlotte County Public Schools boundary locator; the district phone is (941) 255-0808. The locator calls itself only a guide, so confirm the assignment with the school it names.
For a Sarasota County address, use the interactive attendance zone lookup on the Sarasota County Schools attendance zones page, or find it through the registration page. Middle and high school assignment on the Sarasota side is not published as a static list. School zones can change, and the district's answer for the specific address is the only one that counts.
Englewood's daily life centers on three things: West Dearborn Street in old Englewood, the Gulf beaches on Manasota Key, and Lemon Bay. The hospital is HCA Florida Englewood Hospital at 700 Medical Blvd, State Road 776 is the main road, and the county line runs across the community.
Dearborn Street is the historic main street of old Englewood, on the Sarasota County side. West Dearborn Street, known as Old Englewood Village, holds the Lemon Bay Playhouse, Pioneer Plaza, the Thursday farmers market, restaurants and shops, all inside Sarasota County's Englewood Community Redevelopment Area, which runs until 2029 (Sarasota County Englewood CRA Plan).
Sarasota County established the CRA on March 31, 1998, and the plan limits it to 30 years, "until Year 2029." Free angled parking runs throughout West Dearborn Street, and the public lots are the Cedar Street Parking Lot at 47 Cedar St., the Freedom Pavilion and Parking Lot at 641 W. Dearborn St., and the Green Street Parking Lot at 345 W. Green St. (Englewood Review, August 12, 2025). The Main Street Overlay District encourages mixed-use buildings and prohibits gas stations and drive-through restaurants (Sarasota County Code extract).
For a buyer near Dearborn Street, the live question is what is being built next. The Sarasota County Commission unanimously approved a second phase of Buchan's Bayside on July 8, 2026, growing the site from about 2.8 to nearly 3.8 acres and the villas from 12 to 20, with a 10,000-square-foot waterfront restaurant and boat docks; it still needs further development review and permitting (WWSB ABC7, July 8, 2026).
Englewood's Gulf beaches are on Manasota Key: Englewood Beach at Chadwick Park and Stump Pass Beach State Park on the Charlotte County end, and Manasota Beach and Blind Pass on the Sarasota County end. Mainland parks line Lemon Bay, from Indian Mound Park in Sarasota County to Ainger Creek and Cedar Point in Charlotte County (Charlotte County beaches).
Englewood Beach at Chadwick Park, at 2100 N Beach Road, has a reopened parking lot with parking at 75 cents an hour and beach hours from 6 a.m. to 9 p.m. Its boardwalk, piers and pavilions are in design and permitting, with county completion estimates running to 2030, on a total budget of $8,493,550 funded by FEMA Public Assistance and insurance (Charlotte County, recovery page). Charlotte County Transit runs a free park-and-ride from Tringali Park from 10 a.m. to 4 p.m. Monday to Saturday (Charlotte County, Englewood Beach at Chadwick Park).
Manasota Beach Park, at 8570 Manasota Key Road, is open 6 a.m. to 10 p.m. (Sarasota County facility directory). Indian Mound Park, at 210 Winson Ave., is a free Lemon Bay bayfront park with a boat ramp and a canoe and kayak launch (Trail of Florida's Indian Heritage). The Englewood Sports Complex at 1300 S River Rd is a 136-acre Sarasota County facility with 18 pickleball courts (Visit Sarasota).
The hospital is HCA Florida Englewood Hospital at 700 Medical Blvd, a 100-bed acute care hospital with a 24/7 emergency room, with listed services including cardiovascular care, general surgery, imaging, orthopedic care and a Primary Stroke Center (HCA Florida Englewood Hospital).
Emergency medical response comes from the Englewood Area Fire Control District, which describes service "in Englewood (Charlotte and Sarasota Counties)" (Englewood Area Fire Control District). For an emergency, call 911 or go to the hospital emergency room. Walk-in and urgent care addresses and hours could not be confirmed from an operator's own page, so check before you rely on one.
Dining clusters on West Dearborn Street and on Beach Road at the Charlotte County end of Manasota Key. Restaurants reported as reopened or opened as of an August 15, 2026 check include SandBar Tiki and Grille, Lock 'N Key, Magnolias on the Bay, Farlow's on the Water and Chophouse285 (Manasota Key Group recovery page). Check hours before you go.
Charlotte County's 2026 Major Projects reports list several Englewood commercial sites, including a 55,454 sq. ft. Publix at 1500 Placida Road and a Wawa at 2960 S. McCall Rd., and the reports do not state construction stage (Charlotte County Major Projects, October 2026). Golf inside Englewood is private: Lemon Bay Golf Club in Charlotte County and Boca Royale Golf and Country Club in Sarasota County (Boca Royale; Lemon Bay Golf Club).
Englewood's main road is State Road 776, called Englewood Road on the Sarasota County side, and the SR 776 bascule bridge carries traffic across Lemon Bay to Manasota Key. The nearest commercial airports with published service are Punta Gorda Airport and Sarasota Bradenton International. Drive times are not printed, because no source we checked publishes them (Punta Gorda Airport).
On the key, the road names are North Beach Road on the Charlotte County end and Manasota Key Road on the Sarasota County end. Manasota Key Road reopened in January 2026 on a temporary repair, and overwash closed it again briefly in October 2026 (WWSB ABC7). Check that before buying a home with a Sarasota-side key address.
For the bigger picture, our Englewood town guide covers neighborhoods and local rules. When you are ready to see homes, book a buyer consultation or Call Marc at (239) 287-5873. For your sale side, see our home valuation page.
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If you own a home you must sell to fund an Englewood purchase, line up the two timelines before you write an offer. A price built from your own county's recorded sales, plus a plan for the contingency or the gap between closings, decides how strong your Englewood offer can be.
Our Englewood home valuation shows how we price from the right slice of the county record, and our guide to selling your Englewood home explains the two-county split from the seller's side. If you are selling in Englewood itself, call Jesse direct at (239) 898-6072 for a valuation before you tour anything.
Selling and buying together means two contracts with two sets of deadlines. This page covers the inspection period, the flood disclosure under Florida Statute 689.302 and the insurance quotes you will need, so decide early whether you will sell first, buy first or write the offer with a sale contingency.
The seller side of Englewood has its own page: Sell My Home in Englewood for the process and the Englewood home valuation for the price. If your current home is in Port Charlotte, see Sell My Home in Port Charlotte, and if your search also covers Port Charlotte or Punta Gorda, those buyer pages carry their own county records.
Current Englewood listings come from the MLS and from our team's search on the Domain Realty Group site, so we do not print a list of named listings here that would be out of date within days. To see what is on the market today, see current Englewood listings on DomainRealtyGroup.com.
Active counts, list prices, days on market, sale-to-list ratio and months of supply come only from the multiple listing service. Every Englewood figure elsewhere on this page is a county recorded sale from the Charlotte County Property Appraiser or the Sarasota County Property Appraiser, and the table below says plainly what is missing.
| Measure for Englewood | Figure |
|---|---|
| Active listings by property type and ZIP code (34223, 34224) | Information not available at time of publishing (checked November 14, 2026). |
| New-construction active count | Information not available at time of publishing (checked November 14, 2026). |
| Waterfront and Gulf-access active count | Information not available at time of publishing (checked November 14, 2026). |
| Days on market, sale-to-list ratio and months of supply | Information not available at time of publishing (checked November 14, 2026). |
Read every Englewood listing against the county first. A ZIP code does not tell you the county: Charlotte County recorded 405 single-family sales in ZIP 34224 and Sarasota County 603 on its ZIP 34223 parcels in their latest 12-month windows, each with its own tax bill and flood map. Confirm the county on the property appraiser's record.
A listing's living-area figure can also differ from the county's heated area, so we compare price per square foot only against the county's own figure. Words such as "Gulf access" carry no standard either: ask which bridges lie between the dock and Lemon Bay, because the NOAA Coast Pilot lists 26 feet of closed clearance at the two Lemon Bay drawbridges and 9 feet at the fixed bridge over Ainger Creek.
Set up an Englewood alert on the filters that separate one part of Englewood from another: ZIP code, property type, price band, year built and flood zone. Then send the matches to us so we can read each one against the county record. The alert signup on our site routes to our team.
Start with the facts that change an Englewood home's cost. The two ZIP codes are 34223 and 34224, but neither settles the county. Add property type (single-family, condominium, manufactured home on owned land, co-op or small multifamily, the five types the county roll separates), a price band and a year built.
Tell us whether the water matters and how much: Gulf-front on Manasota Key, a Lemon Bay canal, or no water at all. Tell us whether you want an association. A condominium or HOA brings documents to read, so the answer narrows the alert.
Create the alert on our buying page, or tell us your filters at the consultation below. When a home matches, we send it with the parcel's county and flood zone. The account signup on our site's property search routes to our team, so the person reading your alerts is the person you can call: Marc Comisar at (239) 287-5873.
An Englewood buyer consultation is a free conversation with Jesse McGreevy or Marc Comisar about your budget, the kind of home and water you want, and the county-record checks this page describes. It ends with a plan for your Englewood search and the buyer agreement explained, with no obligation.
We bring the county record for the Englewood you are looking at. That means the three sides of the market (the Charlotte County side of ZIP 34224, the Charlotte part of ZIP 34223 and the Sarasota County side of ZIP 34223), the principal-and-interest numbers for your down payment at the Freddie Mac weekly rate, and a list of the documents we will pull on any home you like.
We will ask your budget and down payment, whether you will finance, whether a boat, a canal or Gulf-front beach access matters, how old a home you will consider, whether you want an association or none, your timeline and whether you have a home to sell. Your answers decide which of the three sides of Englewood to start with.
Book your Englewood buyer consultation or start on our buying page. Call Marc at (239) 287-5873 or call Jesse McGreevy direct at (239) 898-6072. If you also own a home to sell, begin with the Englewood home valuation. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. You are working with Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and there is no obligation.
Jesse McGreevy and Marc Comisar are top-reviewed Southwest Florida buyer's agents, recognized with the Gulfshore Life 5 Star Award for customer satisfaction for 21 straight years. The reviews below are quoted exactly as clients wrote them on our Google Business Profile. We do not edit, combine or summarize client words.
★★★★★ "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."
★★★★★ "Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time."
★★★★★ "Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process."
★★★★★ "Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes."
★★★★★ "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!"
★★★★★ "Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house."
Before you buy in Englewood, request the survey, the flood record, the permit history, the tax bill estimate and the documents for the home's water, association and legal form, all inside the inspection period. Most Englewood surprises sit in those papers, so ask for them on any home you put under contract, and ask the right office.
| Document | Who issues it | Why it matters in Englewood |
|---|---|---|
| Title commitment | The title agent or closing agent you choose | Lists recorded restrictions, easements and liens, and shows whether a district charge such as an Englewood Water District capacity charge runs with the parcel |
| Survey | A Florida licensed surveyor, ordered through the contract | Shows the lot lines and improvements; on a canal or bay lot it shows the seawall and dock relative to the line |
| Seller's flood disclosure | The seller, at or before signing, under s. 689.302 | Asks about flood damage, flood insurance claims and flood assistance during the seller's ownership |
| Elevation certificate | Sarasota County posts permit-linked certificates in a public folder; on the Charlotte side ask the seller or order one | Governs flood insurance pricing and shows the lowest floor against base flood elevation |
| Flood zone and panel | The county property appraiser record: Charlotte or Sarasota | Charlotte side panels are effective December 15, 2022; Sarasota side panels are effective March 27, 2024 |
| Permit history | Charlotte County Community Development or Sarasota County Planning and Development Services | Storm repairs after Helene or Milton count together toward the 50 percent threshold in Charlotte County, open or closed |
| Property tax estimate | The county property appraiser and tax collector | The seller's bill is no guide: assessed value resets at a sale under s. 193.155 |
| Non-ad valorem charges | The tax collector's bill: Sarasota non-ad valorem page and the Charlotte tax bill | Fire, solid waste, stormwater, Manasota Key beach and Englewood East street and drainage charges are not reduced by homestead |
| Englewood Water District record | Englewood Water District, by address, through its Service Availability form | Confirms water and sewer service, whether the home is on septic, and what must be paid before closing |
| Condominium budget, reserve study and milestone status | The condominium association | Structural integrity reserve study and milestone inspection duties are in s. 718.112 and s. 553.899 |
| Estoppel certificate | The association, ordered through the title agent | Shows dues, special assessments and any transfer fee, which is capped at $184 per applicant (the adjusted cap) when a condominium association must approve a transfer |
| HOA documents and disclosure summary | The association; the seller or developer | s. 720.401 lets a buyer cancel within 3 days of receiving a late disclosure summary or before closing, whichever comes first |
| Cooperative or park documents | The cooperative or the park owner | Decide whether you own land or a share; Gulf to Bay on Manasota Key describes itself as a resident-owned cooperative |
| Insurance quote | Your insurance agent, in writing | Needed before the inspection period ends, and a new NFIP flood policy typically carries a 30-day wait |
| Wind mitigation and four-point reports | A licensed inspector | Supports your wind and older-home insurance quotes; see the wind mitigation resources from the Office of Insurance Regulation |
| Seawall and dock permits | The county permitting desk, plus the state for Lemon Bay | Lemon Bay is a state aquatic preserve, so ask for the permit record before you pay for a repair |
For an Englewood condominium, request the declaration, the current budget, the structural integrity reserve study and the milestone inspection status. For resales, s. 718.503 gives a 7-day cancellation window, excluding Saturdays, Sundays and legal holidays, and for contracts entered after December 31, 2024 it requires the contract to disclose those reports. A cooperative needs its share transfer and approval rules.
For a waterfront lot, request the survey, the seawall and dock permit record, the flood zone and a measured route to open water. The NOAA Coast Pilot lists 26 feet of closed vertical clearance at both Lemon Bay drawbridges, and Stump Pass is described by NOAA as subject to frequent change and not to be attempted without local knowledge.
Send us the address and we will pull the county record, the flood zone and the tax district the same day we have the parcel. For the documents only a seller, association or district can produce, we tell you whom to ask and what to look for. Start with a consultation or call Marc at (239) 287-5873.
These are the questions Englewood buyers ask us and the questions people type into search about buying here, answered directly. County figures name their county, ZIP side and window: Charlotte County recorded sales run September 10, 2025 to September 9, 2026, and Sarasota County recorded sales run October 15, 2025 to October 14, 2026. For anything specific to an address, call us.
That depends on the home, the water and the county you choose, so we give the facts rather than a verdict. The Census Bureau counted 20,800 people in 2020, the hospital is HCA Florida Englewood Hospital, and single-family medians run $320,000 in Charlotte ZIP 34224 and $490,000 in Sarasota ZIP 34223. Tell us what you want.
Living in Englewood centers on Lemon Bay, the Gulf beaches of Manasota Key and the Dearborn Street main street of old Englewood. West Dearborn, called Old Englewood Village, holds the Lemon Bay Playhouse and Pioneer Plaza, and the Englewood Farmers Market runs Thursdays 9am to 1pm, October through May, at 335 West Dearborn St. The district sits in Sarasota County's Englewood CRA.
Englewood is known for Lemon Bay, a shallow lagoon the NOAA Coast Pilot says extends 15 miles northwest behind the barrier beach, for Stump Pass at the south end, for Englewood Beach and Manasota Key, and for the Dearborn Street district. The same community crosses the Charlotte and Sarasota county line, which shapes every buying decision.
Englewood is unincorporated. It is one Census-designated place with a part in each county and no city government on either side, so the county commission is the local government for each parcel. One caution: North Port is an incorporated city, and our Englewood guide counts 39 percent of ZIP 34223's land inside it, so check that an Englewood address is not a North Port parcel.
The 2020 Census counted 20,800 people in the Englewood Census-designated place: 5,414 in Charlotte County (26.0 percent) and 15,386 in Sarasota County (74.0 percent), according to the Census Bureau QuickFacts table. Those counts are for the Census place, not for the ZIP codes, which cross the county line differently.
On the plus side, the recorded range is wide: a Charlotte ZIP 34224 manufactured home on owned land at a $135,000 median (n=118), single-family at $320,000 (n=405), and a Sarasota ZIP 34223 single-family median of $490,000 (n=603). The cost side is carrying costs: a new home needing district water and sewer faces $15,454.50 in Englewood Water District capital charges.
Start with the monthly principal and interest at the median, at 7.11% on a 30-year loan with 20 percent down: $1,722 on the $320,000 Charlotte ZIP 34224 median and $2,637 on the $490,000 Sarasota ZIP 34223 median, before taxes, insurance and dues. Add the Englewood Water District FY27 base charges of $29.37 for water and $42.75 for wastewater per ERC per month.
On the Charlotte side they have eased. Single-family sales in ZIP 34224 had a $345,000 median over 60 months and $320,000 over the latest 12 months; condominiums moved from $225,000 to $138,000 (63 sales). Those are longer windows ending on one date, not a year-by-year series, per the Charlotte County Property Appraiser. Days on market and sale-to-list: Information not available at time of publishing (checked November 14, 2026).
It depends on the side. Single-family medians were $320,000 on 405 sales in Charlotte ZIP 34224, $385,000 on 87 sales in the Charlotte part of ZIP 34223, and $490,000 on 603 sales in Sarasota ZIP 34223, each over its own 12-month window (Charlotte; Sarasota). We never blend the two counties into one Englewood number.
Yes, in two property types. The Charlotte ZIP 34224 manufactured-home median on owned land was $135,000 (n=118, low $20,000), and 42 of 63 condominium sales there (66.7 percent) were under $200,000. In Sarasota ZIP 34223, the manufactured-home median was $156,750 (n=86, low $42,000) per the Sarasota County Property Appraiser.
Moving to Englewood starts with the county, because the parcel decides your tax bill, permit office and flood map. Then line up the water: the Englewood Water District lists a $50 new service application in its FY27 rules. Apply for homestead with the county property appraiser by March 1 for the following tax year, per the Charlotte County Property Appraiser.
Rotonda West, Placida and Cape Haze proper belong to the Rotonda West market, which has its own identity and is not in our Englewood figures. Englewood's ZIP 34224 addresses do reach toward Cape Haze along Placida Road: Cape Haze Marina Village (94 parcels) and The Hammocks Preserve condominium (135 parcels) carry Englewood addresses on the Charlotte County roll.
We describe homes and public records rather than rating streets or the people on them. For any address, pull the county parcel record, the flood zone and panel, the tax district and the permit history, then confirm the fire and EMS provider: the Englewood Area Fire Control District serves Englewood in both counties. We will pull the record with you.
Both. The parcel decides, never the ZIP code. ZIP 34223 holds 3,431 Charlotte parcels and 14,536 Sarasota parcels, and ZIP 34224 holds 15,910 Charlotte parcels and 59 Sarasota parcels, according to the Charlotte and Sarasota property appraiser files. Our Englewood guide walks through the line.
Englewood uses 34223 and 34224. ZIP 34224 is mostly Charlotte County, with 15,910 Charlotte parcels against 59 Sarasota parcels, and ZIP 34223 is mostly Sarasota County, with 14,536 Sarasota parcels against 3,431 Charlotte parcels, from the county property appraiser files. Because 34223 holds both counties, never assume a county from a 34223 address.
Search the address or parcel number on the Charlotte County Property Appraiser site, then on the Sarasota County Property Appraiser site. The parcel exists on only one roll, and that record also shows the tax district or tax code, flood zone and exemptions. If a listing and the appraiser disagree, the appraiser's roll wins.
You pay the collector for the parcel's county: the Charlotte County Tax Collector or the Sarasota County Tax Collector. Both counties mail bills in November, and under s. 197.162 paying early earns 4 percent in November, 3 percent in December, 2 percent in January and 1 percent in February.
Both. Charlotte County code defines its Manasota Key as the land south of the county line, west of Sandpiper Key, north of Stump Pass Beach State Park and east of the Gulf. On the Charlotte side, 11 single-family sales had a $950,000 median and 48 condominium sales a $530,000 median; on the Sarasota side, 25 sales had a $2,200,000 median (Charlotte; Sarasota). The definition is in the Charlotte County overlay.
Yes. Englewood Beach and Chadwick Park, at 2100 N Beach Road, are Charlotte County's, and the county lists an $8,493,550 recovery budget funded by FEMA Public Assistance and insurance, with the page last updated November 2, 2026. Buildings, playground, parking and fencing are marked complete, while pavilions, boardwalks, piers and dock remain in design and permitting, per Charlotte County.
Grove City is a Charlotte County neighborhood and a separate Census-designated place, with 2,174 people in 2020, on the Placida Road shore of the Charlotte side. It has 955 parcels built from four plats on the Charlotte County roll. A Grove City address follows Charlotte County rules for tax, permits and schools even though it sits next to Englewood.
The parcel's county decides: Sarasota County Schools for Sarasota parcels and Charlotte County Public Schools for Charlotte parcels. For ZIP 34223 addresses, the Charlotte boundary locator says only a middle and high school will appear and the zoned elementary is Englewood Elementary, a Sarasota County school (Charlotte County Public Schools). The locator is only a guide, so confirm with the school.
The Englewood Area Fire Control District, an independent special district that describes serving Englewood in both Charlotte and Sarasota counties, provides fire and emergency medical response. Its assessment is not reduced by a homestead exemption, according to the district's assessments page, so look for it on the tax bill. The district's number is (941) 474-3311.
Choose the county and side first, get pre-approved, sign a written buyer agreement before touring, then make an offer and use the inspection period for the checks that matter here: flood zone and elevation, insurance quotes, water and sewer service, association documents and permit history. Our buying page outlines the sequence, and Marc takes your call at (239) 287-5873.
Ask whether the agent reads the county record for the specific parcel, because Englewood is two counties with two tax systems and two flood maps. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we check the county, flood zone, district charges and association documents on every home we put in front of you. Book a consultation.
Under the NAR settlement practice changes that took effect August 17, 2024, a written agreement is needed before you tour a home, and it must state that compensation is not set by law and is fully negotiable, according to the NAR settlement FAQs. We explain the agreement before you sign it, with no obligation at the consultation.
Since August 17, 2024, offers of compensation can no longer be published on an MLS, and the amount is negotiable rather than set by law, per the NAR settlement FAQs and its compensation article. Sellers may still offer compensation or concessions outside the MLS, so the buyer agreement is where the arrangement is stated in writing.
On a financed purchase, the state charges documentary stamp tax on the note at 35 cents per $100 under s. 201.08 and intangible tax of 0.2 percent under s. 199.133. On a $240,000 loan that is $840 plus $480, or $1,320. Add the lender's title policy, recording, survey and inspections.
In Charlotte County, the seller customarily pays the owner's title policy, but the contract controls. In Sarasota County, the contract controls, local custom varies, and your closing agent confirms who pays. No statute assigns the cost, and title premium rates are regulated under Rule 69O-186.003, so ask the closing agent for the quote.
Beyond the general inspection, ask about the roof, the systems an insurer will want in a four-point report, wind mitigation features, the septic system if the home has one, and the seawall and dock on a waterfront lot. Lemon Bay is a state aquatic preserve, so a dock or seawall repair has a permit record worth reading before you pay for it (Florida DEP).
Whether you need them depends on your insurer and the home's age, so get the written quote before your inspection period ends and ask which reports it requires. The Office of Insurance Regulation keeps wind mitigation resources for consumers. We ask for both on older Englewood homes so the quote reflects the home, not a default.
A survey shows lot lines and, on water, the seawall and dock relative to the line. An elevation certificate shows the lowest floor against base flood elevation and governs flood insurance pricing. Sarasota County posts permit-linked certificates in a public folder, and Charlotte County's 50 percent rule package names the certificate as the document showing the required elevation.
Under s. 689.302, the seller of residential property must give the flood disclosure at or before the time the sales contract is signed. The form states that homeowners' insurance policies do not include coverage for flood damage and asks three questions about flood damage, flood insurance claims and flood assistance during the seller's ownership. Read the answers before you sign.
Yes. Charlotte ZIP 34224 recorded 138 vacant-lot sales at a $25,000 median in the 12 months to September 9, 2026, per the Charlotte County Property Appraiser. Budget for carrying costs: the Englewood East street and drainage assessment is $292.00 per unit in FY2026 and FY2027, per the Charlotte County budget, and district water and sewer capital charges are $15,454.50 per connection.
Parts of it are. FEMA's flood layer returned VE at some Gulf-front and bayfront points, AE with base flood elevations of 8 to 10 feet across much of Manasota Key and the Lemon Bay shore, and X inland, including sampled points at Dearborn Street, Beachwalk, Boca Royale and Englewood East (FEMA NFHL). A point query is not a lot determination, so read the parcel record.
Start with the county property appraiser record, which prints the zone, FIRM panel and community number, then confirm on FEMA's National Flood Hazard Layer. Charlotte side panels are effective December 15, 2022, and Sarasota side panels are effective March 27, 2024. Then ask for the elevation certificate and check the evacuation zone for the address.
No public source we found publishes an average flood or homeowners premium for Englewood itself, so a number comes only from a quote: Information not available at time of publishing (checked November 14, 2026). What drives the price is public: zone, base flood elevation, the elevation certificate and each county's Class 5 CRS discount of 25 percent in the flood hazard area (FEMA CRS list).
For new and renewing Citizens personal residential policies that include wind coverage, flood coverage is required by January 1, 2027 under a phased approach. Inside a Special Flood Hazard Area it is required regardless of value, and from 1/1/2027 it applies to all such policies outside it. Condominium unit-owner policies are exempt, per Citizens.
Citizens reported 2,121 multi-peril personal residential policies in Charlotte County and 4,381 in Sarasota County as of August 31, 2026, per its policies in force detail. Charlotte's count fell from 14,242 in July 2024 to 2,224 in July 2026. These are county totals, not Englewood alone, and they say nothing about private carrier prices on an Englewood home.
Yes. The National Hurricane Center reports Helene (2024) produced 4 to 6 feet of surge above ground from Venice to south of Englewood, and Milton (2024) produced 6 to 9 feet from Venice to Boca Grande with an isolated peak of up to 10 feet near Manasota Key (NHC Helene; NHC Milton). Ian (2022) largely spared Englewood from surge.
Charlotte County says the rule applies to any building in a FEMA-designated high-risk flood zone, and work costing more than 50 percent of the building's value must bring it to Florida Building Code standards including elevation. The county's example is a $250,000 home with a $125,000 remodel (Charlotte County). The Sarasota County Property Appraiser publishes its own explainer.
In Charlotte County, yes. The county says permits tied to a single event count together toward the threshold whether they are open or closed. Repairs under 50 percent of market value need no further flood compliance; at over 50 percent the owner must call Community Development at 941.743.1201 (Charlotte County storm recovery). Ask for the permit history on any storm-repaired house.
You can, but verify the permit trail first. Charlotte County's storm recovery page lists a pop-up residential storm permitting site at the Mac V. Horton West County Annex, 6868 San Casa Drive, Englewood, and warns that unlicensed contracting during an emergency is a felony. Damage placards notify owners when a permit is needed even if a contractor says otherwise (Charlotte County). Confirm hours by phone.
For a Charlotte County parcel, use the county's Know Your Zone tool or the Charlotte County evacuation zones map. For a Sarasota County parcel, the hurricane evacuation level is printed on the property appraiser's TRIM notice, which you can view on the Sarasota County Property Appraiser site. Check it before you make an offer on a Manasota Key home.
My Safe Florida Home is a state program run by the Florida Department of Financial Services. We could not verify a current application window, so confirm eligibility and availability with the program before relying on a grant. The Office of Insurance Regulation's wind mitigation resources explain the inspection insurers use to price wind coverage. Ask your insurance agent as well.
Charlotte County's flood page says FEMA periodically updates maps and links a preliminary flood zones map, with no effective date we could find, and preliminary data cannot be used to rate flood insurance (Charlotte County). FEMA's preliminary map service showed none pending for either county on October 21, 2026, per the FEMA preliminary layer.
They depend on the county. Charlotte County's 2026 final rate for tax district 005 is 15.5683 mills and for Manasota Key district 003 is 16.3481 mills, per the Charlotte County Property Appraiser. A Sarasota sample parcel on tax code 1500 shows 11.3712 mills proposed on its TRIM notice, plus non-ad valorem charges, so compare total bills, not millage alone.
Florida's homestead exemption is $25,000 plus a second $25,000 on assessed value between $50,000 and $75,000 that does not apply to school taxes, filed by March 1. Save Our Homes caps yearly growth at the lower of 3 percent or CPI, and the 2026 cap is 2.7 percent. A sale resets the value to just value under s. 193.155.
Portability, approved by voters in 2008, lets a homesteaded owner move some or all of the Save Our Homes benefit to a new homestead, and each homestead has a unique portability scenario, according to the Sarasota County Property Appraiser. The filing deadline and transfer limit were not stated on that page, so ask the property appraiser about your parcel, and see s. 193.155(8).
They are charges based on a unit of measure rather than value, printed on the same bill. The Sarasota County Tax Collector names stormwater, fire and rescue, and solid waste. On one sample Sarasota parcel those were $290.78 (fire), $263.96 (solid waste) and $180.69 (stormwater) on the 2026 proposed notice. Homestead does not reduce them.
They are county taxing or benefit units. On the Charlotte side, tax district 003 for Manasota Key carries a Manasota Key special and debt line of 0.7798 mills on top of the main Englewood district. The beach renourishment unit has 2,025 parcels and a $21,877,890 bond share, per Charlotte County. Check the tax bill and ask about the unit.
Yes, for stays of six months or less: 5 percent in Charlotte County and 6 percent in Sarasota County, per the Charlotte County Tax Collector and the Sarasota County Tax Collector. Florida law limits local bans, but condominium and HOA rules can restrict rentals privately, so read the documents before you buy for that purpose.
Most of Englewood is served by the Englewood Water District, whose home page says it covers about 44.5 square miles in southern Sarasota County and western Charlotte County. Its site is englewoodwater.com. Outside its sections, a Charlotte County address may be on Charlotte County Utilities or a private well and septic system, so check each parcel.
Ask the district. As of January 2019, 87 percent of its water customers also received sewer service, per the Englewood Water District, which leaves some on septic. Use the district's Service Availability form for a specific parcel. Where the district serves a lot, its fact sheet says sewer is mandated and you pay for availability whether or not you connect.
The FY27 rules, effective October 1, 2026, set a water base charge of $29.37 per ERC per month and a wastewater base charge of $42.75, plus $3.50 per 1,000 gallons of water for the first 6,000 gallons and $5.45 per 1,000 gallons of wastewater (FY27 Customer Rules). Reuse water is listed at $0.51 or $0.67 per 1,000 gallons by type.
On the schedule effective October 1, 2025, district capital capacity charges and accrued guaranteed revenue fees come to $15,454.50 per equivalent residential connection, before plumbing, permits and impact fees, per the Englewood Water District rate adjustments. Whether every component applies to a given lot is the district's call, so request the schedule before closing on a vacant lot.
There is no single typical figure, so ask for the budget of the specific association. Examples that communities publish: Tamarind Gulf and Bay on the Charlotte part of Manasota Key lists 2026 dues of $3,775 per quarter (Tamarind Gulf and Bay), while Sandalhaven Estates lists a 2026 annual assessment of $200 for lake maintenance, mowing and tree trimming (Sandalhaven Estates).
They differ by community, so read the recorded documents. Beachwalk by Manasota Key has a homeowners association and no community development district appears on the state's list for it, while Shores at Stillwater has a CDD whose bond validation sought up to $14,000,000 in 2026 (Business Observer legal notice). Get the CDD's current assessment for the specific lot in writing before contract.
Ask for the declaration, budget, rules and any disclosure summary before you sign. Under s. 720.401, if the summary was not provided before signing, you may cancel within 3 days after receiving it or before closing, whichever comes first, and the right cannot be waived. It does not apply to associations regulated under chapters 718, 719, 721 or 723.
A 55+ community is one whose own recorded restrictions say so, and we name only what the communities say about themselves. Lemon Bay Isles titles itself a "55+ Deed Restricted Manufactured Home Community" (Lemon Bay Isles), Sandalhaven Estates describes itself as 55+ deed-restricted, and Gulf to Bay Cooperative describes itself as a "55+ resident-owned community." Read each community's recorded declaration.
Yes. ZIP 34224 recorded 118 manufactured-home sales on owned land at a $135,000 median, and Sarasota ZIP 34223 recorded 86 at $156,750 (Charlotte; Sarasota). Three legal forms exist: owned lot with the land, a cooperative share, and a land-lease park with lot rent. Ask each community which form it is, because the deed or share certificate decides what you own.
Medians differ sharply by side. Charlotte ZIP 34223 recorded 81 condominium sales at $419,900; Charlotte ZIP 34224 recorded 63 at $138,000; Sarasota ZIP 34223 recorded 67 at $202,300 (Charlotte; Sarasota). Sarasota's recorded condominium sales included Foxwood, Marina Isles, Englewood Isles, Englewood Golf Villas IV and Manasota Beach Gardens, named here only as places that recorded sales.
A special assessment is a charge the association levies on owners for a cost the reserves do not cover. Check the budget, the structural integrity reserve study and any milestone report before you buy. Under s. 718.112, the study is required at least every 10 years for buildings of three or more habitable stories, and an owner-controlled association that must obtain one may not waive or reduce those reserves.
Under s. 553.899, a condominium or cooperative building of three or more habitable stories needs an initial inspection by December 31 of the year it reaches 30 years of age, then every 10 years. For resales under s. 718.503, you have 7 days, excluding Saturdays, Sundays and legal holidays, to cancel, and for new developer contracts 15 days.
Yes. Boca Royale is a gated golf community at 1601 Englewood Road on the Sarasota side, which the club describes as a 1,000-acre community. Neal Communities celebrated its transition to a private, non-equity club on July 1, 2026, per Neal Communities. Boca Royale recorded 86 qualified single-family sales at a $576,500 median in the Sarasota window.
Check the bridges and depths between the dock and open water. The NOAA Coast Pilot lists 26 feet of closed vertical clearance at the SR 776 and Manasota Beach drawbridges, 88 feet at the power cable, and 9 feet at the fixed bridge over Ainger Creek. Lemon Bay's depths rarely exceed 6 feet, so run the route before buying for the boating.
Per the Coast Pilot, Lemon Bay is a shallow lagoon extending 15 miles northwest behind the barrier beach, with numerous marinas along both sides, and the Intracoastal Waterway enters The Cutoff at Mile 37.4. Stump Pass, near the south end of Lemon Bay, is the Gulf inlet. NOAA warns that depths are historical reported figures, so verify them.
It has been dredged on a cycle. A 2022 maintenance project cost $2.2 million and dredged the channel to a navigable depth of 5 feet, per DredgeWire. Charlotte County funds it through its Stump Pass dredging unit, and the 2026 final rate chart lists a Stump Pass line of 0.1978 mills (Charlotte County Property Appraiser). Whether the FY26 dredge has been completed is not verified.
Lemon Bay is a state aquatic preserve of 7,227 acres, established in July 1986, so dock, seawall and dredge work carries state review, and the Charlotte Harbor Aquatic Preserves office is at 941-389-5200 (Florida DEP). Each county's permitting desk also reviews. Specific permit thresholds for a given dock are Information not available at time of publishing (checked November 14, 2026), so ask for the permit record.
The Coast Pilot describes Rock Creek, also called Ainger Creek, about 2 miles north of Stump Pass, with marinas on either side below the road bridge offering berths, gasoline, launching ramps and a 15-ton forklift (NOAA). Cape Haze Marina at 6950 Placida Road lists 38 wet slips (Cape Haze Marina). Confirm current services directly.
Yes, in two separate markets. On the Charlotte side, 11 single-family sales had a $950,000 median and 48 condominium sales a $530,000 median; on the Sarasota side, 25 sales had a $2,200,000 median (Charlotte; Sarasota). For what is active today, see current Englewood listings on DomainRealtyGroup.com.
On the Sarasota County end it reopened in January 2026 on a temporary repair, and the Englewood Review reported permanent reconstruction would not begin until 60 days after the last turtle nest is documented, with a full redesign expected to take at least four years (Englewood Review). Overwash closed it briefly in October 2026, per WWSB ABC7.
On the Charlotte side, yes. The county calls this the second full nourishment of Manasota Key's shoreline, with the contract approved at the October 27, 2026 commission meeting and construction estimated from January 1 to April 30, 2027, including restoring the dune at Chadwick Cove Beach Park, 1857 Gulf Blvd (Charlotte County). Treat dates as estimates: an earlier version of the page showed November 23, 2026.
Check the specific address. Charlotte County's comprehensive plan appendix describes the Englewood Water District's area as generally west of Winchester Boulevard and north of Buck Creek, including Manasota Key (Charlotte County). Whether a particular parcel is sewered or on septic, and any connection mandate, is not verified here, so ask the district by address.
Rules apply on both sides. Charlotte County's November 2024 Manasota Key overlay revision allows reconstruction and elevation of older non-conforming buildings, and Florida's SB 180 blocks stricter local land rules until October 1, 2027 (Florida Senate). The FEMA 50 percent rule and the state's Coastal Construction Control Line also apply, so permit anything before you buy for a rebuild.
It is a state line set by the Florida Department of Environmental Protection that regulates structures and activities that can cause beach erosion or destabilize dunes. Gulf-front Englewood parcels on both sides of Manasota Key sit seaward of or across it, so new structures, seawalls and dune walkovers there need a state permit (Florida DEP). Locate it for a parcel with the DEP's map layer.
Charlotte County lists a Manasota Key sidewalk, lighting and landscaping project: an 8-foot sidewalk on the west side of North Beach Road with decorative lighting, from the north beach parking lot entrance to the Sarasota County line. It is in design, funded by the Manasota Key Street and Drainage MSTU with a $3,847,640 budget and a forecast completion of April 1, 2027 (Charlotte County).
Yes, mostly at two places. At Beachwalk by Manasota Key on the Sarasota side, Pulte was the seller on 170 of 206 sales to October 14, 2026. At Coco Bay on the Charlotte side, 109 of 129 sales to September 9, 2026 were a builder's first sale (Sarasota; Charlotte).
Builder prices are dated marketing figures, not market figures. On November 13, 2026, Lennar listed Island Lakes at Coco Bay at $292,999 to $464,999 (Lennar), and DiVosta listed Beachwalk plans from 1,405 to 3,970 square feet with prices of "$300k to $1.3M" (DiVosta Homes). The county's recorded sales are what homes actually sold for.
Charlotte County's 50 percent rule package says that if the lowest floor, including mechanical equipment, is already at or above the Florida Building Code required elevation of one foot above base flood elevation, the building is compliant and the rule does not force elevation (Charlotte County). Ask for the elevation certificate on any newer home.
Freddie Mac's weekly survey put the 30-year fixed rate at 7.11% as of November 12, 2026, and the 15-year at 6.45%, down from 7.28% for the 30-year on October 1. It is a national average, not a quote (Freddie Mac PMMS). We calculate payments at 7.11%, and your lender's quote controls.
Principal and interest at 7.11% on a 30-year loan, before taxes, insurance and dues: on the $320,000 Charlotte ZIP 34224 median, $2,045 with 5 percent down and $1,722 with 20 percent down; on the $385,000 Charlotte ZIP 34223 median, $2,460 and $2,072; on the $490,000 Sarasota ZIP 34223 median, $3,131 and $2,637 (Freddie Mac PMMS).
Florida Housing's homebuyer programs include Florida Assist, which offers up to $10,000 on FHA, VA, USDA and conventional loans, and a 3, 4 or 5 percent second mortgage with HFA Preferred or HFA Advantage. Hometown Heroes offers up to 5 percent of the loan, with a $10,000 minimum and $35,000 maximum, but confirm funding with a participating lender. County SHIP funds are limited too.
Charlotte County's housing page shows purchase assistance as open now through a participating lender (Charlotte County). Sarasota County also runs purchase assistance, but we did not verify its current terms from a county page, so ask the county housing office or a participating lender. Funds are limited, so confirm status before you rely on any program.
Ask your lender, because requirements depend on the loan and the zone. What is certain is that a standard homeowners policy does not cover flood: the s. 689.302 disclosure form states so, and Sarasota County's flood page says most homeowner's insurance does not cover flood damage and a new NFIP policy typically carries a 30-day wait (Sarasota County). Order quotes early.
Yes, in most cases, with the steps laid out in advance: a lender or cash proof, a written buyer agreement, tours by video or a visit, a home inspection and flood and insurance quotes before the inspection period ends, and a closing agent who sends and receives documents. Confirm any wire instructions by phone using a number you already trust. Call Marc at (239) 287-5873.
FIRPTA is a tax withholding rule that applies when the seller is a foreign person. The IRS says withholding generally is 15 percent, the buyer acts as withholding agent, and a residence purchase at $300,000 or less may be exempt if the buyer has definite plans to live there for at least 50 percent of the days it is used in each of the first two years (IRS). Ask the closing agent and a tax professional.
HCA Florida Englewood Hospital is at 700 Medical Blvd, Englewood, FL 34223. It describes a 100-bed acute care hospital with a 24/7 emergency room, cardiovascular care, general surgery, imaging, orthopedic care and a Primary Stroke Center, and its main number is 941-475-6571 (HCA Florida Englewood Hospital). For emergencies, call 911. Hours and services can change.
The hospital at 700 Medical Blvd is HCA Florida Englewood Hospital, which Sarasota County's listings carry under the earlier name Englewood Community Hospital (HCA Florida). The hospital's own site uses the HCA Florida name, and that is the name to search. Verify services with the hospital.
We do not rate schools. Each county runs its own district: Charlotte County Public Schools offers a boundary locator, and Sarasota County Schools offers attendance zones by address. Enter the exact address and confirm with the school, because zones can change and a ZIP code or listing remark does not decide assignment.
There is one in each county. The Englewood Charlotte Public Library, run by Charlotte County, is at 3450 North Access Road, Englewood, FL 34224, next to Tringali Park, and the Elsie Quirk Library, run by Sarasota County, is on Dearborn Street inside the Englewood CRA (Charlotte County). Call a branch for current hours.
Charlotte County's 2026 major-projects reports list a 55,454 square foot Publix at 1500 Placida Road and a Wawa with 16 fueling stations at 2960 S. McCall Rd, both on the Charlotte side (Charlotte County major projects). We cannot confirm opening status from those reports, so check the stores directly.
Dearborn Street is the historic main street of old Englewood on the Sarasota side. West Dearborn, Old Englewood Village, holds the Lemon Bay Playhouse, Pioneer Plaza, the Thursday farmers market, restaurants and shops, all inside Sarasota County's Englewood CRA, which runs until 2029 (Englewood CRA Plan). Its Main Street Overlay is meant as an active pedestrian area.
Punta Gorda Airport (PGD) and Sarasota Bradenton International (SRQ) publish the service nearest Englewood. PGD says Sun Country and Allegiant provide nonstop service to more than 50 destinations (Punta Gorda Airport), and SRQ lists carriers including Southwest, Allegiant, Breeze, American and United (Sarasota Bradenton). We do not print drive times because no source we checked publishes them.
Charlotte County Transit runs a free Englewood Beach park-and-ride from Tringali Park from 10 a.m. to 4 p.m. Monday to Saturday (Charlotte County). Most trips in Englewood are by car along State Road 776, called Englewood Road on the Sarasota side, which carries traffic across Lemon Bay to Manasota Key.
An Englewood specialist matters because a home's value and risk here are written in details most agents never check: which county holds the parcel, which flood map and panel apply, which district charges run with the lot, and what the storms did. Buyers pay for certainty on those points before the inspection period ends.
It means we read both county records and keep their medians apart: $320,000 for single-family in Charlotte ZIP 34224 and $490,000 in Sarasota ZIP 34223, over their own windows. It also means knowing that the Englewood Water District and the fire district cross the county line while the tax bill does not.
You get Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, with the county record in hand. Call Marc at (239) 287-5873, call Jesse direct at (239) 898-6072 or book an Englewood buyer consultation. If you also own a home to sell, see Sell My Home in Englewood.
Every document behind the figures on this page is public and free. These are the ones an Englewood buyer actually uses, each linked to the publishing authority.
Every source below was read between October 7 and November 14, 2026, and each figure on this page carries its own date and window beside it in the text. Primary documents only: Florida Statutes, state and federal agencies, Freddie Mac, Florida Housing Finance Corporation, Citizens Property Insurance, the National Association of REALTORS, Charlotte County and Sarasota County and their Property Appraisers, Clerks and Tax Collectors, the Englewood Water District and the two school districts. Charlotte County sales figures come from the Charlotte County Property Appraiser's roll and sales files, whose newest qualified recorded sale is September 9, 2026; Sarasota County sales figures come from the Sarasota County Property Appraiser's bulk parcel and sales file dated October 21, 2026, whose newest qualified sale is October 14, 2026. No listing site, brokerage or valuation aggregator was used for any figure on this page.
McGreevy and Comisar are the Southwest Florida buyer's agents Englewood buyers call when the details decide the deal. Jesse McGreevy and Marc Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team, and guide buyers from the first tour to closing.
For this page we tracked recorded sales on both county rolls, 405 single-family sales in Charlotte ZIP 34224 for the 12 months to September 9, 2026 and 603 on Sarasota ZIP 34223 parcels for the 12 months to October 14, 2026, along with district rates and the state rules a buyer meets, so the figures here come from public records rather than estimates.
Jesse McGreevy direct: (239) 898-6072 · [email protected] · Marc Comisar direct: (239) 287-5873 · Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
McGreevy and Comisar, Brokered by Domain Realty.
More on the team at about McGreevy and Comisar. Read our Englewood guide, plan a sale with Sell My Home in Englewood or the Englewood home valuation, and see our buying page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to buy? Call Marc at (239) 287-5873, or start with an Englewood buyer consultation. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated November 2026. This page is general information about buying a home in Englewood, not legal, tax, insurance or financial advice. Recorded-sales figures change with every county file and statutory figures change annually. Brokered by Domain Realty.