Punta Gorda Isles buyer representation from McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012.
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McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012. Top 1% Real Estate Agents Nationally Since 2008. Over $900 million in personal sales, and $2.5 Billion sold as Domain Realty Group.
Buying a home in Punta Gorda Isles means buying a canal lot inside the City of Punta Gorda, ZIP 33950, where the city rather than a homeowners association owns and replaces the seawall, the canal assessment rides on your tax bill, and the route from the dock to Charlotte Harbor is worth as much as the kitchen. The community story, from the 1958 model homes to the civic association's 35 clubs, lives in our Punta Gorda Isles community guide. This guide is the buyer's version: the recorded prices, the fee stack, the seawall schedule, the flood and insurance file, the closing costs and the deadlines that decide what a Punta Gorda Isles home really costs before you sign. By Jesse McGreevy and Marc Comisar, with every market figure read from the Charlotte County Property Appraiser's recorded-sale files in our index built September 24, 2026. Call Jesse direct at (239) 898-6072 or Marc at (239) 287-5873.
Updated September 2026
A Punta Gorda Isles buyer should know five things before an offer: there is no mandatory HOA on single-family lots; the city owns the seawalls and bills $1,500 a lot for fiscal 2027; not every canal is bridge-free; every sampled address is FEMA Zone AE; and the county recorded 331 house sales, not the MLS label's 80.
Data updated: September 2026 (Charlotte County Property Appraiser public sales and roll files, index built September 24, 2026, newest recorded sale September 9, 2026; Southwest Florida MLS Matrix, pulled September 25, 2026; FEMA National Flood Hazard Layer and Charlotte County GIS, 26 addresses queried September 25, 2026; City of Punta Gorda canal assessment adopted September 9, 2026).
Each point below is drawn from a primary record further down this guide, and several of them contradict what a Punta Gorda Isles buyer is likely to read on a listing sheet or a search result.
The sections below follow the order a Punta Gorda Isles purchase actually runs: who we are, what the county record says about price, which part of the Isles you are buying into, what you pay every year and at closing, the seawall, flood and insurance file, how we find and negotiate the right home, and the questions buyers ask us most.
McGreevy and Comisar are the Punta Gorda Isles buyer's agents who read the city seawall schedule, the canal assessment, the FEMA base flood elevation and the route to Charlotte Harbor before you write an offer. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 Team in Southwest Florida since 2012.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, index built September 24, 2026; Southwest Florida MLS Matrix, pulled September 25, 2026).
Punta Gorda Isles looks simple from the street: one-storey canal homes with pool cages and freestanding docks, public city streets, no gate. The paperwork behind each lot is not simple. The same ZIP code covers 17 recorded plat sections, a city seawall programme running zone by zone, a canal route that may or may not pass a fixed bridge, a flood map drawn before Hurricane Ian, and about 40 condominium and villa associations with their own boards. A 1970s original and a 2024 rebuild can share a canal and insure very differently. The job is to know which of those you are standing in and to price the difference into the offer, not to discover it after the inspection period has closed.
If you are weighing us against other agents, our side-by-side look at the best real estate agents in Punta Gorda sets out the yardsticks we think a Punta Gorda Isles buyer should use: verified production, years in the market, reviews you can read yourself, and whether the agent who tours with you is the agent who negotiates. In a canal community where the city owns the seawalls, add three more tests: ask each agent which seawall work zone the house sits in, whether the route to the harbor is bridge-free, and whether they price from the county's 331 recorded house sales or from the 80 closings the MLS happens to label Punta Gorda Isles.
Awards are not a negotiating strategy. Two decades of continuous production in Southwest Florida is how an agent recognizes a fair price on a Section 14 canal home without guessing, and how we know which questions a closing agent, a condominium manager, a city permit clerk and an insurance underwriter will ask before they are asked.
Jesse and Marc handle their own buyers, and Marc leads buyer representation and negotiation for the team. There is no junior handoff after the first showing: the person who walks the seawall with you on a Bird Section canal is the person who negotiates it. Jesse's direct line is (239) 898-6072 and Marc's is (239) 287-5873. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and we meet Punta Gorda Isles buyers at the property. We are a top-reviewed buyer team on Google, and the reviews section of this guide quotes three of those reviews word for word.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS® with Domain Realty. Florida real estate licensure is regulated by the Florida Real Estate Commission under Chapter 475 of the Florida Statutes, and both licenses can be checked on the state's licensee lookup. Brokered by Domain Realty.
McGreevy and Comisar bring a verified Southwest Florida record to a Punta Gorda Isles purchase: our Domain Realty Group team has closed over $2.5 billion in real estate, and Jesse and Marc's own sales exceed $900 million. For this guide we tracked every qualified recorded Punta Gorda Isles single-family sale in Charlotte County's files for the latest 12 months.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, recorded September 25, 2025 to September 24, 2026, index built September 24, 2026; RealTrends 2026 ranking as published).
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse and Marc account for more than $900 million of personal production. RealTrends ranked Domain Realty Group the #5 real estate team in Florida for 2026, on 241 transactions and more than $157 million in volume, and the #1 team in Bonita Springs by sales volume and by transaction sides. Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience. Those are the production figures we publish, and they are the same on every page we operate.
We tracked 331 qualified, recorded single-family sales across the Punta Gorda Isles plat sections (Sections 1 to 12, 14, 17, 24, 26, 27 and 9B) in the Charlotte County Property Appraiser's files, from September 25, 2025 through September 24, 2026, with the newest recorded deed dated September 9, 2026. We split them by recorded section, by price band, by month and against the two years before, because an MLS search on the Punta Gorda Isles name returns only 80 closings in the same year and mixes condominium units into them. We also queried FEMA's flood layer and the county's evacuation, wind and zoning layers at 26 addresses, ran twelve addresses through the school district's boundary locator, read the city's canal district, seawall and Chapter 6 records, and read the civic association's own account of the deed restrictions.
We do not publish a Punta Gorda Isles buyer-representation count, because no agent-side data pull we hold supports one, and a rounded guess is worse than a blank. We do not print a condominium dues figure, the Section 14 association's assessment or a private club's dues, because no association or club record we could read publishes one. We do not name a canal as bridge-free or print a bridge clearance, because no government source publishes either. Where a fact is unsettled, this guide says so and names the document that settles it.
Before the first showing we pull the legal description to confirm the plat section, block and lot, check the address against the city's current seawall replacement schedule and district map, trace the canal route to Charlotte Harbor, read the seller's tax bill for the canal assessment line, check the FEMA zone and base flood elevation for the exact address, and ask for the elevation certificate, the roof, window and shutter permits and the dock and lift permits. Those checks cost nothing, take a day or two, and are only worth anything if they are done inside the inspection period.
The Punta Gorda Isles housing market in 2026 is busier and cheaper than before Hurricane Ian. Charlotte County recorded 331 single-family sales at a $700,000 median in the latest 12 months, up from 234 a year earlier, while the median fell from $782,000 in the pre-Ian year and MLS-labeled homes sold at 96.0 percent of list.
Data updated: September 2026 (Charlotte County Property Appraiser public sales and roll files, DOR-qualified improved sales, index built September 24, 2026, newest recorded sale September 9, 2026; Southwest Florida MLS Matrix, Residential, City is Punta Gorda, value "Punta Gorda Isles," closed September 25, 2025 to September 24, 2026, pulled September 25, 2026).
Charlotte County recorded sales lead every count and median below, because the county file counts every qualified single-family deed in the Punta Gorda Isles plat sections whatever a listing called the home. The main window runs from September 25, 2025 to September 24, 2026.
12-month window | Recorded single-family sales | Median | Middle half | Median price per living sq ft |
|---|---|---|---|---|
Pre-Ian year, September 25, 2021 to September 24, 2022 | 305 | $782,000 | $662,500 to $1,000,000 | $386 |
September 25, 2024 to September 24, 2025 | 234 | $725,000 | $573,750 to $990,000 | $337 |
September 25, 2025 to September 24, 2026 | 331 | $700,000 | $535,000 to $870,000 | $321 |
Last 6 months, March 25 to September 24, 2026 | 179 | $715,000 | $548,000 to $885,000 | $324 |
Source: Charlotte County Property Appraiser public sales and roll files, our analysis. The latest 12 months ran from a $300,000 low to a $2,850,000 high, with a mean of $769,721. The newest deed in the file is dated September 9, 2026, so the last weeks of September are not yet recorded.
For a buyer the table says three things. First, the post-Ian correction has already happened: the median gave back about 10 percent from the pre-Ian year, and the median price per square foot about 17 percent, from $386 to $321. Second, volume has come back, with 331 sales against 234 a year earlier, so there are real comparables for almost any canal home. Third, the last six months at $715,000 sit a little above the 12-month figure, which says the slide has paused; it does not yet say it has turned, and we do not forecast prices.
Price band, 12 months to September 24, 2026 | Recorded single-family sales |
|---|---|
Under $400,000 | 14 |
$400,000 to $599,999 | 105 |
$600,000 to $799,999 | 101 |
$800,000 to $999,999 | 51 |
$1,000,000 to $1,499,999 | 45 |
$1,500,000 and up | 15 |
Total | 331 |
Source: Charlotte County Property Appraiser public sales files, our analysis.
Six in ten sales, 206 of 331, landed between $400,000 and $799,999. That is the working budget range for a Punta Gorda Isles canal home. Only 14 sold under $400,000, and 60 sold for $1,000,000 or more, which is where the rebuilt homes, the widest canals and the harbor-edge lots sit.
Recorded sales ran from 16 to 52 a month across the eleven full months in the file, with March 2026 the busiest at 52. December through May accounted for 200 of the 331 sales. For a buyer that has two sides: the widest choice of listings arrives in winter, and so does the deepest competition. A buyer who can shop in late summer and early fall meets fewer rivals, and a seller who has sat through the season is often readier to negotiate.
Measure, 12 months to September 24, 2026 | Punta Gorda Isles, MLS value |
|---|---|
Closed sales | 80, 5 of them entered after the fact |
Median sold price | $564,000 |
Range | $150,000 to $1,700,000 |
Median days on market | 77.5 |
Median sale-to-list ratio | 96.0% |
Median living area | 2,151 sq ft |
Median price per living sq ft | $284 |
Source: Southwest Florida MLS Matrix, Residential, City is Punta Gorda, value "Punta Gorda Isles," closed sales September 25, 2025 to September 24, 2026, pulled September 25, 2026. The 77.5 days is the mean of the middle pair, 77 and 78, because the count is even.
Days on market and sale-to-list are the two measures only the MLS carries. A median of 77.5 days and a 96.0 percent sale-to-list ratio describe a market where a correctly priced Punta Gorda Isles canal home sells in about two and a half months at a small discount to asking. The negotiating room sits in homes listed longer than that, homes on a queued seawall, homes whose route to the harbor passes a fixed bridge, and homes priced from a portal estimate rather than the recorded sales in the same section.
Charlotte County recorded 331 qualified single-family sales in Punta Gorda Isles in the same year the Southwest Florida MLS labeled 80 closings "Punta Gorda Isles." Charlotte County is where the Southwest Florida MLS is thinnest, because the local REALTOR board works mainly in a different MLS, Stellar MLS. The MLS value also mixes condominium units on PGI streets with houses, which is why its $564,000 median sits well below the county's $700,000 single-family median. When anyone quotes you "80 sales last year," the correct answer is 331 recorded house sales. That is why we build every Punta Gorda Isles comparable set from the county record and use the MLS for time on market.
Measure, 12 months | Median price per sq ft of living area | Median living area |
|---|---|---|
County record, 331 single-family sales | $321 | 2,183 sq ft across the roll's single-family homes |
Southwest Florida MLS, 80 closings | $284 | 2,151 sq ft |
County, pre-Ian year, 305 sales | $386 | Not separately stated |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis; Southwest Florida MLS Matrix, pulled September 25, 2026. The county denominator is the roll's living-area field, and the MLS denominator is the listing's living area, so the two per-foot figures do not compare with each other.
Community | Jurisdiction | Setting | Recorded single-family sales, 12 months | Median recorded sale |
|---|---|---|---|---|
Punta Gorda Isles, Sections 1 to 27 as listed | City of Punta Gorda | Canal grid to Charlotte Harbor | 331 | $700,000 |
Burnt Store Isles, PGI Section 15 | City of Punta Gorda | Canals, boat lock and golf | 72 | $662,500 |
Burnt Store Lakes, PGI Section 21 | Unincorporated Charlotte County | Platted lots | 59 | $430,000 |
Deep Creek, PGI Section 20 | Unincorporated Charlotte County | Inland lakes, greenbelts, golf | 164 | $352,500 |
Deep Creek, PGI Section 23 | Unincorporated Charlotte County | Inland lakes, greenbelts, golf | 116 | $350,000 |
Source: Charlotte County Property Appraiser public sales files, our analysis, qualified single-family sales September 25, 2025 to September 24, 2026.
Read the table by setting, not by price alone. Burnt Store Isles is the only other city canal community, with a boat lock, mandatory deed restrictions and finished seawalls, at a slightly lower median. Burnt Store Lakes and Deep Creek are later Punta Gorda Isles, Inc. plats in the county, at about half the price and without the boat behind the house. Heritage Landing, a gated golf community off Burnt Store Road outside the city, is the usual alternative when golf and amenities matter more than a dock. If you are selling a home to buy here, see what your Punta Gorda Isles home is worth against the same file; if you are buying only, start with how we represent buyers.
Yes. Every Punta Gorda Isles address we geocoded in September 2026 fell inside the City of Punta Gorda, ZIP 33950. For a buyer that means city property taxes, city water, sewer and police, city zoning and permits, the city's own flood rules and seawall district, and the city's 25 percent flood-insurance discount.
Data updated: September 2026 (U.S. Census Geocoder and Charlotte County GIS city zoning layer, queried September 25, 2026; City of Punta Gorda canal, flood and utility pages; Florida Department of Revenue certified millage; read September 24 to 25, 2026).
A Punta Gorda mailing address does not tell you whether a property is in the city. Deep Creek, Burnt Store Lakes and Heritage Landing all carry Punta Gorda addresses and sit in unincorporated Charlotte County, and Burnt Store Marina carries one from across the Lee County line. Punta Gorda Isles is the opposite case: every address we tested returned the Census place "Punta Gorda city," and the county's zoning layer returned the city's own zoning codes. For any other address, check the tax district code on the Charlotte County Property Appraiser's record.
Which government handles what | Provider in Punta Gorda Isles |
|---|---|
Mailing address | Punta Gorda, Florida 33950 |
City government | City of Punta Gorda |
Property taxes | City taxing district, billed by the Charlotte County Tax Collector; 2025 total millage for city parcels 16.6185 mills |
Law enforcement and marine patrol | Punta Gorda Police Department, with a marine officer and volunteer marine patrol on city waterways |
Water and sewer | City of Punta Gorda Utilities Department |
Trash and recycling | City service through Waste Management |
Seawalls, canal dredging and mangrove trimming | City Canal Maintenance Division, through the PGI Canal Maintenance Assessment District |
Zoning, building permits and dock permits | City of Punta Gorda; GS-3.5 on every single-family lot we tested |
Flood map administration and the 50 percent rule | City of Punta Gorda, FEMA maps effective December 15, 2022 |
Evacuation orders | Charlotte County Emergency Management; every sampled address in Zone A |
Public schools | Charlotte County Public Schools |
Deed restrictions | None on single-family lots since 1995; city overlay rules instead |
Sources: City of Punta Gorda, Canals; City of Punta Gorda, Flood Readiness; Waterfront Property Owner's Manual; Charlotte County GIS; U.S. Census Geocoder.
Three things follow for a buyer. The tax bill carries the city's millage and the PGI canal assessment, and it does not carry the county's Public Safety or Greater Charlotte Lighting taxing units, which city parcels do not pay; a tax estimate copied from a county home is wrong in both directions. The flood rules are the city's: its 50 percent rule counts labor, materials, overhead and profit against the structure's market value, and its maps carry a Coastal A Zone. And every permit, from a dock or lift to an addition, runs through the city Building Division at 126 Harvey Street. Our city guide covers buying a home in Punta Gorda more broadly.
Punta Gorda Isles, Inc. platted far more than the canal grid inside the city, and the civic association's figure of "9000 acres and 125 canals" describes that whole programme. A title commitment that reads "Punta Gorda Isles Section 14" is a Bird Section canal lot in the city. One that reads Section 15 is Burnt Store Isles next door; Sections 16, 18 and 21 are the Burnt Store corridor sections along US 41 and Burnt Store Road; Sections 20 and 23 are Deep Creek, north of the Peace River; and Section 22 is Burnt Store Marina in Lee County. The "Punta Gorda Isles, Section 22 Homeowners Association" that appears in search results is Burnt Store Marina's, not PGI's. The section number, block and lot settle it before you tour.
No master association covers the single-family lots, but two kinds of association do exist inside the Isles. Punta Gorda Isles, Section 14 Property Owner's Association, Inc. is a Florida not-for-profit filed March 31, 1982 and still active, with its 2026 annual report filed April 9, 2026; its assessment, membership terms and rules are not on a public page we could read. And every condominium and villa building is its own Chapter 718 association. The Punta Gorda Isles Civic Association is neither: it is voluntary, with no power to assess, fine or approve a sale.
A Punta Gorda Isles buyer who already knows that the city bills $1,500 a year for the seawall district on a single-family canal lot and that the county recorded 331 house sales at a $700,000 median in the latest year is asking better questions than most. The next step is a short working session: book your Punta Gorda Isles buyer consultation, see how we represent buyers in Southwest Florida, or call Marc at (239) 287-5873. If you own a home you will sell to fund the move, get a Punta Gorda Isles home valuation first so the two timelines line up, or call Jesse direct at (239) 898-6072.
The northern Punta Gorda Isles sections fit a buyer who wants an older canal home near downtown and the harbor mouth, at section medians from $545,000 to $730,000. The southern sections, including the Bird Section, fit a buyer who wants newer homes, the golf club and Buckley's Pass, at medians from $663,750 to $790,000.
Data updated: September 2026 (Charlotte County plat layer and Property Appraiser roll and public sales files, our analysis, index built September 24, 2026; City of Punta Gorda canal pages; read September 25, 2026).
Punta Gorda Isles is recorded as 17 plat sections with their replats, and those sections are how a title search, a survey and the property appraiser describe a lot. Crossing a section line changes no association, assessment or amenity on a single-family lot, but price, building age and the seawall work zone do differ between them, so the section is the first thing we confirm.
Section | Plat book and page | Parcels | Single-family sales, 12 months | Median sale | Median price per living sq ft | Median year built |
|---|---|---|---|---|---|---|
Section 1 | PB 4/53 | 38 | 4 | $577,500 | $384 | 1967 |
Section 2 | PB 5/33 | 159 | 9 | $730,000 | $306 | 1982 |
Section 3 | PB 4/54 | 60 | 3 | $550,000 | $379 | 1978 |
Section 4 | PB 5/45 | 399 | 23 | $565,000 | $289 | 1980 |
Section 5 | PB 5/60 | 610 | 47 | $545,000 | $302 | 1979 |
Section 6 | PB 7/7 | 402 | 24 | $695,100 | $307 | 1986 |
Section 7 | PB 7/48 | 579 | 33 | $560,000 | $301 | 1981 |
Section 8 | PB 7/49 | 33 | 2 | Two sales, too few for a median | n/a | 1993 |
Sections 9, 9B, 9C | PB 7/54, 11/12, 13/17, 16/5 | 36 | 1 | One sale, $735,000 | n/a | 1994 |
Section 10 | PB 7/58, 8/23 | 35 | 2 | Two sales, too few for a median | n/a | 1991 |
Section 11 | PB 7/72, 11/7 | 380 | 23 | $790,000 | $345 | 1997 |
Section 12 | PB 8/6 | 1,121 | 75 | $779,000 | $338 | 1998 |
Section 14 | PB 8/9, 9/7 | 1,256 | 74 | $663,750 | $322 | 1998 |
Section 17 | PB 9/8, 15/8 | 106 | 8 | $697,500 | $305 | 1988 |
Section 24 | PB 13/3, 13/28 | 39 | 3 | $860,000 | $323 | 2019 |
Section 26 | PB 13/31 | 8 | 0 | No sales | n/a | 1991 |
Section 27 | PB 15/12 | 5 | 0 | No sales | n/a | 1995 |
Sources: Charlotte County plat layer (plat book and page); Charlotte County Property Appraiser public roll and qualified sales files, our analysis, sales September 25, 2025 to September 24, 2026. Counts of three or four are too thin to read as a market rate.
Sections 1 to 7, the older canals around Colony Point, Bal Harbor Boulevard and W Marion Avenue, were built out first; the city's manual says "PGI was constructed in the late 50's through mid 70's." Their median year built on the roll runs from 1967 in Section 1 to 1986 in Section 6, and their medians sit between $545,000 in Section 5 and $730,000 in Section 2. This is the part of the Isles closest to downtown and Fishermen's Village, and the harbor exits named on the city's manatee speed-zone map, Ponce de Leon, Colony Point, Pompano Inlet and Bass Inlet, sit along its edges. For seawall assessment purposes the city describes the northwest and northeast zones here as bounded by "Aqui Esta Dr., Colony Point Dr., Charlotte Harbor and Magdalina Dr." A northern-section buyer should expect more original homes, more four-point inspections and more walls still on original panels.
Sections 11, 12 and 14 are the largest and busiest part of Punta Gorda Isles, with 172 of the 331 recorded sales, and their median year built on the roll is 1997 to 1998. Section 11 recorded the highest median of the large sections at $790,000 and Section 12 $779,000; Section 12 also holds St. Andrews South Golf Club. The Bird Section is the local name for the southern streets named for birds, among them Raven, Willet, Kinglet, Osprey, Swan, Sandpiper, Partridge, Purple Martin, White Ibis, Rock Dove, Kittiwake and Pine Siskin; the addresses we tested there fall in Sections 12 and 14. Buckley's Pass, finished in April 2020, gave these canals their own short route to Charlotte Harbor.
Section 14 is the single busiest section, with 74 recorded sales at a $663,750 median, and it is the one PGI section with its own property owners' association, filed in 1982. Because that association's documents, assessment and membership terms are not on a public page we could read, a Section 14 buyer asks the seller, in writing, whether the lot is subject to it and, if so, for its budget, rules and an estoppel certificate.
Sections 8, 9, 10, 26 and 27 are single blocks, replats or drainage tracts with a handful of parcels, too thin to price from on their own. Section 24, the Colony Point area on the harbor, recorded three sales at an $860,000 median with a median year built of 2019, and it is the one place in our flood sample where the base flood elevation was 10 feet rather than 9. On any of these small sections we price from the neighboring sections' recorded sales with the same frontage and era.
A Punta Gorda Isles owner pays city and county property tax, the city's PGI canal maintenance assessment on the same bill, $1,500 per single-family canal lot for fiscal 2027, condominium dues where they apply, and optional civic association and club dues. There is no HOA fee on a single-family lot.
Data updated: September 2026 (City of Punta Gorda canal assessment adopted September 9, 2026; City Council agenda item, July 1, 2026; City of Punta Gorda operating millage adopted September 23, 2026; Florida Department of Revenue 2025 certified millage; Punta Gorda Isles Civic Association membership page, read September 25, 2026).
Layer | Amount | Who bills it | What it covers |
|---|---|---|---|
PGI Canal Maintenance Assessment | $1,500 per single-family canal lot for fiscal 2027, adopted September 9, 2026; $1,350 for fiscal 2026 | City of Punta Gorda, a non-ad valorem line on the tax bill | Seawall maintenance and replacement, canal dredging and district mangrove trimming |
City and county property tax | 2025 total millage for city parcels 16.6185 mills; city operating millage for fiscal 2027 3.9928 mills, adopted September 23, 2026 | Charlotte County Tax Collector, November bill | City, county, school and other levies |
Homeowners association | None on single-family lots | Not applicable | Not applicable |
Section 14 Property Owner's Association | Not published | The association | Not published |
Condominium or villa association | Not published in one place; set by each building | Each Chapter 718 association | Building insurance, reserves, grounds and docks held in common |
Punta Gorda Isles Civic Association, voluntary | $80 per member a year, plus a one-time $25 fee | PGICA | Clubhouse, 35 clubs and groups, events and The Commentator magazine |
Private clubs, optional | Not published | St. Andrews South Golf Club; Isles Yacht Club | Golf, marina, dining and social memberships |
Sources: City Council agenda item, PGI canal assessment, July 1, 2026; City of Punta Gorda, Canals; Gulfshore Business, September 24, 2026; PGICA, Join Us.
The PGI Canal Maintenance Assessment District was created on July 3, 1996 by Ordinance 1156-96, with its own budget overseen by a five-member resident canal advisory committee that recommends the assessment to City Council each year. The assessment was $550 per single-family lot in fiscal 2017, $650 in fiscal 2022, $1,350 in fiscal 2026 and $1,500 for fiscal 2027, which City Council adopted at its September 9, 2026 hearing. That is more than two and a half times the fiscal 2017 figure. City Council members discussed canal maintenance fees as one of the rising costs residents face during the September 2026 budget hearings, and a buyer should budget for the line to move again. Whether a given condominium building sits inside the district is shown on the city's district boundary map, not on the listing.
The canal assessment is non-ad valorem: a flat charge per lot, not a tax on value. The homestead exemption, the Save Our Homes cap and Amendment 3 on the November 3, 2026 ballot do not reduce it, and the Charlotte County Property Appraiser states that Amendment 3 "does not apply to Non-Ad Valorem assessments or fees." Because it rides on the tax bill, it prorates at closing with the property tax.
The city's Waterfront Property Owner's Manual puts seawall repair or replacement at "up to $300 per linear foot," an undated figure. On an 80-foot canal lot that is a five-figure exposure a Punta Gorda Isles owner does not carry personally, where in most Florida canal markets the wall is the owner's problem. What the owner does carry is everything attached to or behind the wall, which the next section covers.
The City of Punta Gorda adopted a 3.9928-mill operating rate for fiscal 2027 on September 23, 2026, below the 4.0074-mill rollback rate, with a $219.3 million budget. The 2025 total millage for city parcels was 16.6185 mills, against 15.0855 in the county's unincorporated district, because city parcels carry the city levy but do not pay the county's Public Safety taxing unit of 2.1449 mills or its Greater Charlotte Lighting unit of 0.1907 mills. We read the exact total from the parcel's own record rather than estimate it.
Take a single-family Punta Gorda Isles canal home with no condominium and no Section 14 association. The one fixed non-tax layer is the $1,500 canal assessment for fiscal 2027. If one adult joins the civic association, add $80 a year after the first year's $105; if two adults live there and join, as the association asks, add $160. That is our arithmetic, not a bill: property tax is set by your own taxable value after the sale, and homeowners and flood insurance, the largest lines for most PGI buyers, are priced house by house.
A Punta Gorda Isles buyer should check two things on every canal home before an offer: where its seawall sits in the city's post-Ian replacement schedule, and whether the route from its dock to Charlotte Harbor passes a fixed bridge. The first decides a future dock tear-out; the second decides which boats the home can keep.
Data updated: September 2026 (City of Punta Gorda Hurricane Repairs page and PGI Seawall Replacement Schedule, revision June 3, 2026; Waterfront Property Owner's Manual; Chapter 6 of the city code; City of Punta Gorda Boating page, read September 24, 2026; Kelly Brothers project record; WINK News, January 7, 2020).
The city's manual states the rule plainly: "the Canal Maintenance Division is responsible for the maintenance & repair of all seawalls in the canal system which relieves the homeowner from the worry and financial burden of a seawall failure." PGI walls are interlocking precast concrete panels tied back to a buried concrete deadman about 12 feet behind the wall. The manual records the change between generations: "The original seawall panels were constructed with unprotected metal rebar, 2,500 psi concrete and were 8 feet in length. Today, seawall panels are constructed with protected rebar, 5,500 psi concrete and are 10 feet in length." A home whose wall has already been replaced carries a stronger wall than one still on original panels, and the manual warns that a replacement covers only "the portion to be considered bad," so a lot can end up with a part-new, part-original wall.
The city's contractor removes the failed wall, installs the new one, backfills and lays sod. The owner must move boats "upon written notification prior to district work," take down fences, clear docks, lifts, walkways, irrigation and landscaping from the work zone, and afterwards pay for "the repair, reinstallation, and expense of restoring any private docks, lifts, walkways, landscaping, and irrigation systems" (City of Punta Gorda, Seawall Replacement). On a queued wall, that restoration is a real cost the buyer inherits, and a fair offer prices it.
The city says: "Hurricane Ian related seawall failures continue to be addressed. All seawall replacements in Burnt Store Isles have been completed. Punta Gorda Isles was divided into 5 work zones, with a repair schedule available for each. Please note the schedules are forward looking for the next six months, with updates made monthly" (City of Punta Gorda, Hurricane Repairs). The schedule revision dated June 3, 2026 listed an estimated 10,133 linear feet of seawall across southeast, southwest, northwest and northeast headings, ranked severe, high, medium and low (PGI Seawall Replacement Schedule). Because the sheet changes monthly, we check the current revision for the specific address during the inspection period rather than quote a street list here.
In Punta Gorda, "sailboat access" means the route from a dock to open water crosses no fixed bridge, so there is no air-draft limit; "powerboat access" means at least one fixed bridge on the route. The city's own words set the scope: "Most of the PGI system features deep, wide canals with no fixed bridges, offering sailboat water access directly from your backyard to the harbor." The operative word is "most." Neither the city nor the county publishes a canal-by-canal list of bridged and bridge-free routes or the clearance of each street bridge, so we trace the route from the specific dock on the chart before you pay a sailboat premium. The twin US 41 bridges over the Peace River, each with 45 feet of clearance, matter only for a trip up the river; a boat leaving a PGI canal for the Gulf heads south and west through Charlotte Harbor and out Boca Grande Pass.
Buckley's Pass, known during planning as the "PGI Bird Section Cut Through," is a channel about 1,446 feet long and 60 feet wide connecting the southern PGI canals to Charlotte Harbor by way of Alligator Creek. The city's contractor dredged more than 17,500 cubic yards and completed the work in April 2020 (Kelly Brothers, Buckley's Pass). WINK News reported in January 2020 that benefiting properties paid "nearly $1,000 for each water access unit," and quoted a resident who expected to reach the harbor "in 15 minutes instead of an hour and 15 minutes" (WINK News, January 7, 2020). For a Bird Section buyer the pass is part of the value of the lot.
Chapter 6 of the city code governs every PGI dock, and it is stricter than most Florida canal codes (Chapter 6):
A buyer who sees a canopy over a lift in a listing photo is looking at a compliance question, not a feature, and a storm-damaged dock is rebuilt to today's rules, not to what stood before. We ask for the dock and lift permits before the inspection period ends.
Laishley Park Municipal Marina downtown rents 94 slips, 12 commercial slips and 42 moorings; an annual slip is $12.00 per foot per month plus 7 percent sales tax, and the city's submerged-land lease requires 90 percent of the slips to be available to recreational boaters first come, first served. Ponce de Leon Park at the harbor mouth and Laishley Park both have public boat ramps. A buyer of a condominium unit without a deeded or assigned slip reads the association's dock rules before assuming the boat comes home.
A Punta Gorda Isles condominium or villa is its own Chapter 718 association on a PGI street: about 40 of them, from Emerald Pointe's 294 units on W Marion Avenue to buildings of a dozen. Each sets its own dues, reserves, insurance, dock, pet and lease rules, and none publishes its budget on a public page.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis, index built September 24, 2026; Florida Statutes 718.503, 718.116, 718.112 and 553.899; read September 25, 2026).
Association | Street | Units | Built, roll median | Recorded sales, 12 months |
|---|---|---|---|---|
Emerald Pointe, phases 1, 2, 4, 5 and 6 | W Marion Ave | 294 | 1975 to 1983 | 22 |
Clipper Cove Village and Clipper Cove | Bal Harbor Blvd | 144 | 2000 to 2002 | 8 |
Spinnaker Point | Bal Harbor Blvd | 70 | 1989 | 2 |
Windjammer Point | Bal Harbor Blvd | 69 | 1990 | 3 |
Colony Point | Colony Point Dr | 63 | 1972 | 8 |
Islander Point | Bal Harbor Blvd | 52 | 1974 | 4 |
Venetian Isles | White Ibis Ct | 52 | 1988 | 4 |
Paradise Garden Villas I and II | Deborah Dr | 45 | 1987 to 1989 | 8 |
The Preserve at Bal Harbor | Bal Harbor Blvd | 36 | 2011 | 2 |
Starboard Point | W Marion Ave | 36 | 1997 | 2 |
Villas of Cedar Key | Bal Harbor Blvd | 34 | 1984 | 0 |
Golf Course Villas | Atares Dr | 32 | 1989 | 1 |
Conquistador Landing | Rock Dove Ct | 32 | 1985 | 4 |
Dockside | Bal Harbor Blvd | 30 | 1988 | 2 |
Harbor Landing | Bal Harbor Blvd | 26 | 1994 | 5 |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis; recorded qualified sales September 25, 2025 to September 24, 2026. The street is the roll's situs street. Smaller associations on PGI streets include Villas of Bal Harb, Dolphin Club, Mariners Cove, Bal Harbor Place, Isles Cove, Schooner Cove Villas, Grand Cove Condominiums of Punta Gorda Isles, Grand Bay, Rockdove, Whispering Pines Club, Driftwood, Lyme Terrace, La Romana, Water Gardens, Silversands, Outlook Cove, Champagne Estates, Charlotte Bay Villas, Mediterranean Court, Hibiscus 1, Golden Sands, Southwind and White Ibis.
Counts of two to eight sales in a year are too thin to read as a market rate, so we do not print a median for any building. The attached market in PGI sorts by building age and frontage: the 1970s buildings along W Marion Avenue and Colony Point Drive, the 1980s and 1990s buildings on Bal Harbor Boulevard, and the 2000s buildings such as Clipper Cove, Schooner Cove Villas, Water Gardens and The Preserve at Bal Harbor. On the county's GIS the condominium parcels we tested carry the city's GM-10 or GM-15 multi-family zoning.
A Punta Gorda Isles condominium resale runs under Chapter 718. Under Section 718.503 as amended in 2026, the contract is voidable within 7 days, excluding Saturdays, Sundays and legal holidays, after the buyer receives the declaration, articles, bylaws, rules, the latest financial statement and budget, the question-and-answer document, and the milestone inspection summary and structural integrity reserve study or a statement that none is required or complete. A transfer approval fee is capped at $150 per applicant under Section 718.112.
A Punta Gorda Isles house buyer usually receives no association disclosure summary, because single-family lots have no mandatory HOA. The protections that matter are the seller's flood disclosure, the property tax warning, the seller's duty to disclose known material defects such as a failing seawall, and, for a condominium, a 7-business-day cancellation right.
Data updated: September 2026 (Florida Statutes 689.302, 689.261, 720.401, 718.503 and 718.116, read September 2026; Punta Gorda Isles Civic Association, Unique Land Regulations; Florida Division of Corporations).
Florida's Chapter 720 disclosure summary under Section 720.401 is built for parcels in a homeowners association community. The civic association records that Punta Gorda Isles' deed restrictions were not renewed in 1995 and that the Isles moved to a city "Special Overlay District," and the civic association itself is voluntary. So on most Punta Gorda Isles house purchases there is no association summary and no association estoppel. The exception to check is Section 14, where the Punta Gorda Isles, Section 14 Property Owner's Association has been active since 1982. If the seller says the lot is subject to it, we ask for the summary, the governing documents and an estoppel certificate before you sign, and the statute's 3-day voidability right applies if the summary arrives after the contract.
Florida's seller flood disclosure statute, Section 689.302, requires a written disclosure at or before contract covering whether the seller has filed a flood insurance claim, received federal flood disaster assistance, or knows of flood damage during their ownership. In a community where every sampled address is Zone AE and where Ian's and Milton's surges reached Charlotte Harbor, read it closely. It covers only the seller's own ownership period, so on a home that changed hands after 2022 it can be silent about earlier storms, which is why we also read the permit history.
Florida law requires a seller to disclose known facts that materially affect value and are not readily observable, and a failing or queued seawall is one. Because the city publishes its PGI replacement schedule, a buyer does not have to rely on the seller's word: we read the current revision for the address and ask for the seller's correspondence with the Canal Maintenance Division.
Section 689.261 requires the contract to warn you not to rely on the seller's current property taxes, because the assessment resets after a sale. On a Punta Gorda Isles home with a long-held homestead, the difference can be large, and the canal assessment rides on the same bill.
A Punta Gorda Isles condominium or villa purchase runs on Section 718.503's document package and its 7-day right, excluding weekends and legal holidays. The condominium association issues an estoppel certificate under Section 718.116 stating the current assessment, any special assessment and any balance owed. The Department of Business and Professional Regulation publishes the inflation-adjusted maximum fees: $299 for the certificate, with $119 more for expedited service and $179 more for a delinquent account. Any transfer fee or capital contribution is not published centrally; if one exists, it appears on the certificate.
With no architectural review board on a single-family lot, the approvals that matter are the city's. An addition, a pool, a dock, a lift or a new home needs city permits and must meet the PGI overlay rules and Chapter 6. The city repealed its newer Land Development Regulations on July 2, 2025 and reverted to its prior code, and whether every PGI overlay provision carried through unchanged is not something we could confirm from a published document. A buyer planning work asks the city for a zoning verification letter during the inspection period.
Choose a Punta Gorda Isles resale for price and choice, since nearly all 331 recorded sales were resales; choose a post-2020 rebuild for a current-code envelope built to the flood elevation; choose one of about 435 vacant parcels only if you will manage city permits, the base flood elevation plus a foot, and the canal rules yourself.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis, index built September 24, 2026; City of Punta Gorda 50% FEMA Rule and Flood Readiness pages; Florida Statutes 501.1375; read September 2026).
Punta Gorda Isles is almost fully built, and there is no new subdivision inside it. New building happens on vacant lots and on lots where an older house has been torn down, one house at a time. In the latest 12 months the county file shows only 3 first sales of homes built within the prior year, so a buyer who wants a brand-new home here is usually buying a custom build or a recent rebuild on the resale market. The roll shows how much rebuilding the storms have driven: 298 PGI single-family homes carry a year built in the 2020s, 167 of them 2023 or later, and 1,534 of the 4,722 were built in 2000 or later. We do not name builders or quote builder prices, because a builder's marketing is not a public record.
Year built on the roll | Single-family homes |
|---|---|
1950s | 7 |
1960s | 228 |
1970s | 929 |
1980s | 1,100 |
1990s | 924 |
2000s | 746 |
2010s | 490 |
2020s | 298 |
Total | 4,722 |
Source: Charlotte County Property Appraiser public roll, our analysis. The roll records the current structure, so a rebuilt lot shows its new year.
The city's manual dates the original construction to "the late 50's through mid 70's," yet the roll's median year built is 1990, because Hurricane Charley in 2004 and Hurricane Ian in 2022 led to a wave of rebuilding. Of the 4,722 homes, 2,264 were built before 1990. A 1970s original with a permitted new roof, impact openings and a floor above the base flood elevation can compete with a newer home on insurance; one without them usually cannot, and it may sit close to the city's 50 percent threshold if it ever needs major repair.
The county roll lists 435 vacant parcels in the Punta Gorda Isles sections. A new home in Zone AE must sit at the base flood elevation plus one foot of city freeboard, 10 feet at most sampled addresses and 11 feet at Colony Point by that arithmetic, and in the city's mapped Coastal A Zone "Structures built in the CAZ will need elevations and foundations similar to those located in the coastal high hazard area V/VE flood zones." Every single-family lot we tested was zoned GS-3.5. Before closing on a lot, confirm its flood zone and any Coastal A Zone line on the city's map, ask the city for a zoning verification letter, confirm water and sewer availability with the City of Punta Gorda Utilities Department, check the seawall's place on the replacement schedule, and trace the canal route. A vacant canal lot pays the same canal assessment as a built one.
The City of Punta Gorda treats a home as substantially damaged or improved when the cost of the work exceeds 50 percent of the market value of the structure, and it counts "All repair costs, including labor and materials, OVERHEAD AND PROFIT." Because the market value is the structure alone, not the canal lot, the threshold is easy to cross on an older PGI house, and a home past it must be brought up to current flood elevation. The city also tracks cumulative substantial improvement. A buyer planning a large remodel of a 1970s house prices that rule into the offer before the inspection period ends.
On any custom build or builder contract, the builder's salesperson represents the builder. Ask the builder in writing whether its buyer-agent terms depend on your first contact, and bring us to that first meeting so the question never arises. Read the deposit clause: Section 501.1375 of the Florida Statutes requires a builder to escrow a deposit only up to 10 percent of the price, and the buyer can waive that protection in writing.
Every one of the 26 Punta Gorda Isles addresses we tested returned FEMA Zone AE, a coastal floodplain, with a base flood elevation of 9 feet, 10 feet at Colony Point, on maps effective December 15, 2022. For a buyer that means a lender will require flood insurance and the city's 50 percent rule applies.
Data updated: September 2026 (FEMA National Flood Hazard Layer and Charlotte County evacuation and wind layers, 26 addresses queried September 25, 2026; City of Punta Gorda Flood Readiness and 50% FEMA Rule pages; FEMA Community Status Book, read September 24, 2026).
PGI section | Addresses tested | FEMA zone | Base flood elevation | County evacuation zone | Design wind speed |
|---|---|---|---|---|---|
Sections 1 to 3 | Maria Ct, Donna Ct, Hibiscus Dr, Coral Way, Bay Ct | AE | 9 ft | A | 130 mph |
Sections 4 and 5 | Rosa Ln, Crescent Dr, Belvedere Ct, Capri Isles Ct | AE | 9 ft | A | 130 mph |
Sections 6 and 7 | Rio Lisbo Ct, Via Veneto, Medici Ct, Via Tunis | AE | 9 ft | A | 130 mph |
Sections 8, 10 and 11 | Via Formia, Jamaica Way, Riding Rocks Ln, Freeport Ct | AE | 9 ft | A | 130 mph |
Sections 12 and 14, the Bird Section | Captiva Ct, Antigua Dr, Raven Ct, Willet Ct | AE | 9 ft | A | 130 mph |
Section 17 | Don Quixote Dr | AE | 9 ft | A | 130 mph |
Section 24, Colony Point | Colony Point Dr | AE | 10 ft | A | 130 mph |
Sources: FEMA National Flood Hazard Layer; Charlotte County GIS; U.S. Census Geocoder; all queried September 25, 2026. A sample is not a determination for any parcel.
Zone AE is inside FEMA's Special Flood Hazard Area, where federal rules make flood insurance mandatory for a federally backed mortgage. A buyer financing a Punta Gorda Isles home should expect the lender to require a flood policy and should price it before the inspection period ends. Search the exact address on the FEMA Flood Map Service Center; that result, not our sample, is what the lender and insurer will use, and we did not check any address for a letter of map amendment or revision.
The city's flood maps "took effect beginning Dec. 15, 2022." The study behind them was issued in preliminary form in 2019 and the effective date was fixed in July 2022, before Ian made landfall that September. Thirteen FEMA panels cover the city. A future restudy could change base flood elevations, so a floor well above today's base flood elevation is worth more than a floor just at it.
The base flood elevation is the water; the elevation certificate states where the house sits against it. In A zones the city requires the finished floor at the base flood elevation plus one foot of freeboard for new and substantially improved work, and an older house may sit below that. The city publishes elevation certificates it holds through an online viewer, and we ask the seller for theirs before you commit.
The city notes that its maps carry a Coastal A Zone, the Limit of Moderate Wave Action, where "wave crests of 1.5-foot-3-foot" are expected in a 1 percent chance flood, and that structures there need elevations and foundations similar to V zones (City of Punta Gorda, 50% FEMA Rule). Every address we sampled is in Zone AE, so a large remodel or storm repair in Punta Gorda Isles runs straight into the city's 50 percent rule, described in the section above. A buyer planning major work reads both before writing the offer.
The City of Punta Gorda is a Class 5 community in FEMA's Community Rating System, worth a 25 percent discount on National Flood Insurance Program premiums for city properties; classes are recertified annually. NFIP pricing under Risk Rating 2.0 reflects "flood frequency, multiple flood types... distance to a water source along with property characteristics such as elevation and the cost to rebuild," and most rates cannot rise more than 18 percent a year (FEMA, Risk Rating 2.0). An existing NFIP policy can be assigned to the buyer, which can help on an older house.
The city says so directly: "Flood zones are not the same as evacuation zones." Every PGI address we tested sits in Charlotte County Evacuation Zone A, the first zone ordered to leave. Charlotte County's emergency managers warn that "it may not be possible to open any shelters in the County so make plans to evacuate to another area." Check your address in the county's Know Your Zone lookup.
Insurance on a Punta Gorda Isles home is priced house by house: the elevation certificate against the 9-foot base flood elevation drives flood, and the roof's age, opening protection and a wind-mitigation report drive wind. A four-point inspection is routine on older homes. No public source publishes an average PGI premium, so we do not estimate one.
Data updated: September 2026 (Citizens Property Insurance inspections and flood coverage pages; Florida Statutes 627.351 and 627.711; My Safe Florida Home; FEMA Risk Rating 2.0; Charlotte County wind layer, queried September 25, 2026; Charlotte County Property Appraiser roll, our analysis).
Of the 4,722 Punta Gorda Isles single-family homes on the roll, 2,264 were built before 1990 and 924 in the 1990s, while 1,534 date to 2000 or later. The median year built is 1990. Two houses on the same canal can therefore sit at opposite ends of an insurer's rating sheet, one an original on a slab below today's flood elevation and one a post-Ian rebuild on raised fill, and the insurance quote belongs in the inspection period, not after it.
Citizens Property Insurance says it "requires a four-point inspection for all property owner, dwelling and mobile home applications for properties more than 20 years old," covering the roof, electrical, plumbing and heating and air-conditioning. Shingle roofs older than 25 years and tile, metal or other hard roofs older than 50 years need documentation of at least five years of remaining useful life (Citizens, Inspections). Most PGI resale homes are past the 20-year mark, so order the four-point with the general inspection and ask the seller for the reroof permit.
The county's wind layer puts Punta Gorda Isles in the 130 mph design wind zone, with Exposure C on the harbor side. Charley's eye passed over Punta Gorda in August 2004, and the Punta Gorda weather station failed after recording 78-knot sustained winds and a 97-knot gust. Section 627.711 requires insurers to offer credits for documented mitigation features, so a current wind-mitigation report on roof shape, roof-to-wall connections and opening protection is usually the cheapest premium reduction a buyer can find.
Florida law now ties Citizens wind coverage to flood coverage in stages, ending with January 1, 2027 for all other personal lines residential property. In Citizens' words, "If you don't wish to purchase flood insurance, you will not be eligible for a Personal Lines residential policy with Citizens." In Zone AE a financed buyer needs flood coverage anyway; a cash buyer insured with Citizens will need it by January 1, 2027 at the latest.
The My Safe Florida Home program requires an existing homestead exemption, an insured value of $700,000 or less and a home built before January 1, 2008. A new buyer cannot use it at closing, but it can become useful once your homestead is in place. Any roof, window or shutter project in Punta Gorda Isles needs a city permit; there is no association approval step on a single-family lot.
Everything in this section and the two that follow is general information, not legal, tax or insurance advice; confirm with your closing agent, attorney or insurance agent before you rely on it for a specific Punta Gorda Isles home.
A Punta Gorda Isles buyer who finances pays Florida's mortgage documentary stamp tax of 35 cents per $100 with no cap, the 2-mill intangible tax on the loan and Charlotte County recording fees, plus lender, title, inspection, flood and prorated charges. On a $560,000 loan the two state taxes alone total $3,080.
Data updated: September 2026 (Florida Statutes 201.08, 201.02, 199.133 and 718.112; Florida Department of Revenue; Charlotte County Clerk recording fees; DBPR estoppel fee schedule; read September 2026).
Under Section 201.08 the documentary stamp tax on a recorded mortgage is $0.35 per $100 of the amount secured, with no cap on the mortgage. Section 199.133 adds a nonrecurring intangible tax of 2 mills on the loan amount. The deed stamp of $0.70 per $100 under Section 201.02 is customarily a seller cost in Florida, but the contract decides. The Charlotte County Clerk charges $10.00 to record the first page and $8.50 for each page after it.
Item, $700,000 purchase with 20 percent down | Amount | Basis |
|---|---|---|
Loan amount | $560,000 | 80 percent of the $700,000 county single-family median |
Mortgage documentary stamp tax | $1,960 | $0.35 per $100 of $560,000 |
Intangible tax on the mortgage | $1,120 | 2 mills on $560,000 |
State taxes on the loan, total | $3,080 | Sum of the two lines above |
Recording | $10.00 first page, $8.50 each added page | Charlotte County Clerk |
This is our arithmetic from the statutory rates, not a closing estimate; your lender's Loan Estimate is the document that binds.
Florida law does not say, and we will not tell you there is a fixed Charlotte County custom, because it is reported both ways. The Florida Realtors and Florida Bar AS IS contract makes the parties check one of three boxes in paragraph 9(c) and prints no default. We tell you what is normal for the specific property and seller before you write the offer, and we treat the box as a negotiable term.
A single-family Punta Gorda Isles purchase usually has no association estoppel, because there is no mandatory HOA; a Section 14 lot subject to its association, and every condominium, is the exception. The Department of Business and Professional Regulation's inflation-adjusted maximum is $299 for an estoppel certificate, plus $119 for expedited service and $179 for a delinquent account. A condominium transfer approval fee is capped at $150 per applicant under Section 718.112.
Florida property taxes are paid in arrears, so the seller credits the buyer for the part of the year they owned the home, and the PGI canal assessment rides on the same November bill and prorates with it. On a closing late in the year, check whether the seller has already paid the bill, because the credit then runs the other way.
Budget separately for a general inspection, a four-point and wind-mitigation report on an older home, a wood-destroying organism report, an elevation certificate if the seller has none, a dock and lift inspection, the first year's flood premium if you finance, and a survey if your lender or title company wants one. On a canal lot the survey also shows where the lot line and the seawall sit, which matters before you plan a fence, a pool cage or a dock under Chapter 6.
Punta Gorda Isles property taxes reset after a sale: the seller's Save Our Homes cap does not transfer, so your first full bill is based on market value at city-parcel millage, 16.6185 mills in total for 2025, plus the non-ad valorem canal assessment. Homestead, filed by March 1, then limits future increases on your own home.
Data updated: September 2026 (Charlotte County Property Appraiser exemption and Amendment 3 pages; Florida Department of Revenue certified millage; Gulfshore Business, September 24, 2026; Florida Statutes 193.155, 196.031 and 689.261; read September 2026).
A non-homestead home's 10 percent assessment cap resets on sale, and a homestead home's Save Our Homes value resets to just value in the year after the change of ownership, according to the Charlotte County Property Appraiser. Section 689.261 requires the contract to warn you not to rely on the seller's current taxes. On a canal home a longtime owner has homesteaded for decades, the seller's bill can be a fraction of yours. We read the millage from the parcel's own record rather than estimate it.
The City of Punta Gorda adopted a 3.9928-mill operating rate on September 23, 2026, below the 4.0074-mill rollback rate, on a $219.3 million budget (Gulfshore Business, September 24, 2026). That is only the city's part; county, school and other levies make up the rest of a PGI bill.
To claim homestead you must hold title, be a bona fide Florida resident, and live in the home as your permanent residence on January 1, then file by March 1, with the deed recorded in Charlotte County first. The exemption is $25,000 on all levies plus an additional exemption of about $25,000 on non-school levies that Section 196.031 indexes to inflation each year, so the flat "$50,000" in older articles is out of date. The Property Appraiser accepts online filing.
If you are leaving another Florida homestead, you can carry part of its Save Our Homes benefit to a Punta Gorda Isles home if you establish the new homestead within three years of January 1 of the year you left the old one, filing Form DR-501T by March 1. A 2026 amendment changed the statute's wording from "the immediate prior homestead" to "the prior homestead," starting with the 2027 roll; how the Department of Revenue will apply it is not yet published. If you are selling a Punta Gorda Isles homestead to move within the Isles, plan the sale of your current home with the portability deadline in view.
Amendment 3 is on the November 3, 2026 ballot. If 60 percent of voters approve it, the Charlotte County Property Appraiser says the homestead exemption on non-school taxes would become $150,000 from January 1, 2027 and $250,000 from January 1, 2028, the non-homestead cap would fall from 10 percent to 5 percent, and additional residency requirements would apply to new Florida residents after January 1, 2027. The Property Appraiser also states it would not apply to non-ad valorem assessments or fees, so the $1,500 canal assessment would be unchanged. Charlotte County voters will also decide a 20-year extension of the 1 percent local option sales tax on the same ballot.
Since August 17, 2024, a Punta Gorda Isles buyer must sign a written agreement with their agent before touring a home, stating a compensation amount that is objectively ascertainable and fully negotiable. Offers of compensation no longer appear on the MLS. A seller or builder may still agree to pay some or all of it.
Data updated: September 2026 (National Association of Realtors settlement materials; Florida Realtors forms and guidance; Florida Statutes 475.278; read September 2026).
The National Association of Realtors' practice changes, effective August 17, 2024, require MLS participants working with a buyer to enter into a written agreement "prior to touring a home." The agreement must state compensation that is "objectively ascertainable and not open-ended," must bar the agent from receiving more than the agreed amount from any source, and must carry a conspicuous statement that broker fees are not set by law and are fully negotiable. Florida Realtors adds that a range, such as "between two and three percent," is not allowed.
Florida Realtors released updated forms effective January 5, 2026. Buyer brokerage agreements come in four versions, EBBA-8nr, 8sa, 8tb and 8tn, one for each brokerage relationship a buyer can choose. The single agent version says compensation the broker receives from a seller or seller's broker reduces what the buyer owes, and carries a 30-day protection period by default. The CASSB-1 form handles compensation a seller or seller's broker offers to a buyer's broker.
Section 475.278 says: "It shall be presumed that all licensees are operating as transaction brokers unless a single agent or no brokerage relationship is established, in writing, with a customer." A transaction broker owes limited confidentiality and no duty of loyalty. If you want an agent who represents only you in the negotiation, say so and sign the single agent version. Florida Realtors states that the national settlement did not change Florida brokerage relationship law.
We put the agreement in front of you before the first tour, explain the four versions in plain language, write a fixed and specific compensation figure, and show you where a seller contribution would offset it. On a Punta Gorda Isles canal home, where the negotiation often turns on a seawall, a route and an elevation certificate, we think single agency is worth asking for.
We find the right Punta Gorda Isles home by screening each address for the costs a listing does not show before you tour it: the seawall's place on the city schedule, the route to Charlotte Harbor, the elevation, the roof and dock permits and the recorded sales in the same section. Then we tour the few that survive.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis; City of Punta Gorda seawall schedule, revision June 3, 2026; Southwest Florida MLS Matrix, pulled September 25, 2026).
We start with the full monthly carrying cost you are comfortable with: the mortgage payment at today's rate, property tax at your post-sale value, the $1,500 canal assessment, homeowners and flood insurance, and condominium dues where they apply. In Punta Gorda Isles the insurance lines move most between two homes at the same price, because the elevation certificate and the build year differ so widely, so we price them early.
We match your list to the water. A sailboat owner gives us the air draft and we trace every candidate's route for fixed bridges before a showing. A powerboater who wants a short run to open water looks hard at the Bird Section canals that use Buckley's Pass. A buyer who wants to walk to Fishermen's Village and downtown looks at the northern sections. A buyer who wants a newer envelope looks at Sections 11, 12 and 14, where the roll's median year built is 1997 to 1998, and at the 2020s rebuilds wherever they sit.
Some Punta Gorda Isles homes change hands before they are listed, and some sellers prefer a quiet sale. As the #1 team in Southwest Florida since 2012, we hear about some of those homes before they reach the MLS, and we run them through the same address screen as any listed home. Many PGI listings are also entered in Stellar MLS rather than the Southwest Florida MLS, or without the Punta Gorda Isles name, so a search on one system or one label misses most of the market; we search by plat section and legal description instead.
A Punta Gorda Isles tour covers the seawall cap and the ground behind it, the dock and lift and whether either touches the wall, any canopy over the lift, the width of the canal and the next bridge, the roof, the electrical panel, the windows and shutters, and the floor height against the street and the water. We bring the address file so you are not guessing, including the city's current schedule entry for the wall.
We negotiate Punta Gorda Isles purchases on the evidence the market gives: MLS-labeled homes sold at a median 96.0 percent of list after a median 77.5 days, so a fresh, correctly priced canal home has little room, while one that has sat, has a queued seawall or a bridged route, or was priced above its section, is negotiable.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 25, 2026; Charlotte County Property Appraiser public sales files, our analysis; City of Punta Gorda seawall schedule; Florida Realtors and Florida Bar AS IS contract).
We price from recorded sales in the same section, of the same era, size and frontage, not from an automated estimate and not from a Punta Gorda Isles-wide average. The section medians, from $545,000 in Section 5 to $790,000 in Section 11, are the first frame; the route, the wall, the elevation, the pool, the roof and the window protection move a home within it.
On the Florida AS IS contract the inspection period is 15 days if left blank, and it is the buyer's main walk-away right. The initial deposit is due within 3 days and any additional deposit within 10 if those blanks are left empty, and the loan approval period defaults to 30 days. We set each date deliberately to fit the inspections, elevation certificate, flood and wind quotes, seawall check and, for a condominium, the association documents a PGI home needs.
A roof an insurer will not accept, an electrical panel that fails a four-point, a floor below the base flood elevation, a lift canopy or dock that breaks Chapter 6, a wall ranked severe on the city's schedule, or a condominium special assessment are all negotiating points. A queued wall is a particular one: the city pays for the wall, but you pay to remove and restore the dock, lift and landscaping, and a contractor's estimate for that work belongs in the negotiation. They carry weight inside the inspection period and very little after it.
Your deposit is held by a title company, attorney or broker escrow, and on the AS IS form it comes back to you if you terminate in time under the inspection or financing provisions, or under the condominium disclosure right described above. We calendar every deadline in writing on day one.
Punta Gorda Isles buyers financing in September 2026 face a 30-year fixed average of 7.03 percent in Freddie Mac's survey, a conforming loan limit of $832,750 and an FHA limit of $541,287 in Charlotte County. At the $700,000 county median a 20 percent down loan fits the conforming limit, but the top of the market needs a jumbo loan.
Data updated: September 2026 (Freddie Mac Primary Mortgage Market Survey, September 24, 2026; FHFA 2026 conforming limit; HUD 2026 FHA limits; Charlotte County Property Appraiser public sales files, our analysis; read September 24, 2026).
Loan program, one-unit, 2026 | Charlotte County | Lee County | Sarasota County | Collier County |
|---|---|---|---|---|
Conforming limit (FHFA) | $832,750 | $832,750 | $832,750 | $832,750 |
FHA limit (HUD) | $541,287 | $541,287 | $547,400 | $764,750 |
At 20 percent down, a purchase above about $1,040,900 needs a loan above the $832,750 conforming limit. In the latest 12 months, 60 of the 331 recorded Punta Gorda Isles house sales were $1,000,000 or more, so a buyer shopping the upper bands should line up jumbo financing, or a larger down payment, before touring. Charlotte County sits at the national FHA floor, which covers the lower price bands and many condominiums.
Freddie Mac's survey put the 30-year fixed at 7.03 percent on September 24, 2026, against 6.30 percent a year earlier. At 7.03 percent, principal and interest on a $560,000 loan, 80 percent of the county median, is about $3,737 a month before taxes, the canal assessment and insurance. That is our arithmetic, not a loan quote. In Zone AE the flood premium is a required part of that payment for a financed buyer, which is why we build the full monthly number for each shortlisted address rather than compare prices alone.
Punta Gorda Isles inventory at any moment is mostly resale single-family canal homes across the 17 plat sections, a steady flow of post-storm rebuilds, some vacant canal lots, and units in about 40 condominium and villa associations. We do not print named listings or a live count here, because both change daily.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis, index built September 24, 2026).
The recorded mix of the latest 12 months is the best guide to what comes up: 331 single-family homes at a $700,000 median, 179 of them in the last six months, concentrated in Sections 12, 14 and 5, which together recorded 196 sales. Emerald Pointe was the busiest condominium community with 22 recorded sales, followed by Clipper Cove, Colony Point and Paradise Garden Villas with 8 each.
For every active home, browse our team's search site at DomainRealtyGroup.com and send us the addresses that interest you. Search Punta Gorda, ZIP 33950, rather than the PGI label alone, because many Punta Gorda Isles homes are listed under the city name only. We come back on each address with the section, the seawall's schedule entry, the FEMA zone and base flood elevation, and the recorded comparables.
A table of named listings on a guide refreshed quarterly goes stale within days, and a stale listing is a worse answer than none. Instead we publish the recorded-sales tables above and set up a live saved search for you, which updates the day a listing appears.
Choose Punta Gorda Isles if you want the widest choice of bridge-free canals, no HOA or deed restrictions, and the shortest drive downtown, at a $700,000 median. Choose Burnt Store Isles if you want newer homes, mandatory deed restrictions, finished seawalls and a country club inside, at $662,500, and a boat lock is no obstacle.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, 12 months to September 24, 2026; Southwest Florida MLS Matrix, pulled September 25, 2026; City of Punta Gorda canal pages and assessments adopted September 9, 2026; FEMA National Flood Hazard Layer and Charlotte County GIS, September 25, 2026).
Both names trace to one developer. Burnt Store Isles is platted as Punta Gorda Isles Section 15, south of the Isles across Aqui Esta Drive, with its own canal district, its own advisory committee and its own association. Both are inside the City of Punta Gorda, and both share the same flood map, evacuation zone and schools. The differences are in the water, the rules and the walls.
Decision factor | Punta Gorda Isles | Burnt Store Isles |
|---|---|---|
Built | Late 1950s to mid 1970s, with heavy rebuilding since 2004; roll median year built 1990 | Mid 1970s onward; roll median year built 1998 |
Size | About 2,586 platted acres; 4,722 single-family homes | About 837 platted acres; about 1,137 single-family homes |
Canals and seawall, city district scope | 45 miles of canals and inlets, 91 miles of seawall | 9 miles of canals, 18 miles of seawall, plus the BSI boat lock |
Route to the harbor | "Most" of the system has no fixed bridges; exits at Ponce de Leon, Colony Point, Pompano and Bass inlets, and Buckley's Pass | Via Alligator Creek; the city lists a boat lock in the district's scope |
HOA or deed restrictions | No HOA; deed restrictions lapsed in 1995, city overlay rules instead | Mandatory deed restrictions enforced by the Burnt Store Isles Association |
Canal assessment, fiscal 2026 | $1,350 per single-family lot | $1,010 per single-family parcel |
Canal assessment, fiscal 2027, adopted September 9, 2026 | $1,500 per single-family lot | $1,035 per single-family parcel |
Post-Ian seawall replacement | Still under way in five work zones | "All seawall replacements in Burnt Store Isles have been completed" |
Golf inside | St. Andrews South Golf Club, private, 250-member cap | Twin Isles Country Club, private, member-owned since 1985 |
Recorded single-family sales, 12 months (county) | 331, median $700,000, $321 per living sq ft | 72, median $662,500, $288 per living sq ft |
Southwest Florida MLS, same 12 months | 80 closed, median $564,000, 77.5 median days on market, 96.0% sale-to-list | 14 closed, median $803,250, 121 median days on market, 95.2% sale-to-list |
FEMA zone at sampled addresses | AE, base flood elevation 9 ft, 10 ft at Colony Point | AE, base flood elevation 9 ft |
Evacuation zone at sampled addresses | A | A |
Assigned schools, district locator | Sallie Jones, Punta Gorda Middle, Charlotte High | Same three schools |
Sources: City of Punta Gorda, Canals; City of Punta Gorda, Waterfront Living; City of Punta Gorda, Hurricane Repairs; Charlotte County plat layer and Property Appraiser public sales files, our analysis; Southwest Florida MLS Matrix, pulled September 25, 2026; FEMA National Flood Hazard Layer; Charlotte County Public Schools, Boundary Locator.
The county record, which counts every qualified single-family deed, puts Punta Gorda Isles' median above Burnt Store Isles' ($700,000 against $662,500) and its median price per square foot higher ($321 against $288). The MLS rows point the other way because the MLS sample is small in both places, only 14 closings in Burnt Store Isles, and because the MLS value named Punta Gorda Isles mixes condominium units with houses. On like-for-like single-family homes the county record is the better guide.
In Punta Gorda Isles, a buyer answers to city rules rather than a board: no architectural committee, no association fining power, but Chapter 6's ban on lift canopies, floating docks and seawall attachments. In Burnt Store Isles, the deed restrictions are mandatory and enforced by the association, and they are the subject of an appeal in Florida's Sixth District Court of Appeal, case 6D2025-1778, still undecided as of September 25, 2026. A buyer who wants freedom from an association, or the protection of one, should read those rules before touring either.
If you are torn, send us the shortlist and we will price the same monthly carrying cost for each, including both canal assessments. Our guide to buying a home in Burnt Store Isles covers that side in depth, and our guide to buying a home in Punta Gorda covers the rest of the city. If you own a home in either community, see what your Punta Gorda Isles home is worth or read our Burnt Store Isles home valuation guide before you shop.
Daily life in Punta Gorda Isles runs on the canal behind the house, the voluntary civic association's 35 clubs and groups, two private clubs and short drives: about 5 minutes to Fishermen's Village, 6 to City Hall downtown and 14 to Punta Gorda Airport. The hospital and the Gulf beaches are outside the city.
Data updated: September 2026 (Punta Gorda Isles Civic Association pages, St. Andrews South Golf Club and Isles Yacht Club pages, read September 25, 2026; Charlotte County Public Schools Boundary Locator, twelve addresses queried September 25, 2026; OSRM routing estimates, computed September 25, 2026).
The Punta Gorda Isles Civic Association began in 1962 with a shuffleboard league at "$3.00 per family," was incorporated on January 25, 1966, and runs from its hall at 2001 Shreve Street, rebuilt after Hurricane Charley "completely destroyed" the old building. Membership is limited to adult residents or owners in PGI and costs $105 per person the first year, then $80. It "receives no government funding," publishes a monthly magazine, The Commentator, and supports 35 clubs and groups: the boating clubs Mariners of PGI, the PGI Cruising Club, the PGIslanders and the PGI Seafarers; a Fishing Club that meets on the second Tuesday at 6:00 p.m.; a Car Club with "Cars and Coffee" at Bal Harbor Plaza; a Tennis Club on three courts beside the hall; the Newcomers Club; and Isles Girls and Guys, a volunteer group active since 1982 that helps residents sell a home's contents when they move (PGICA, Clubs).
St. Andrews South Golf Club, founded in 1980 at 1901 Deborah Drive, describes itself as "a private club on Florida's gulf coast" on "one compact, well-kept property in the middle of Punta Gorda Isles." The course is 18 holes and 6,703 yards with five par 3s, paspalum greens and water in play on nine holes, and membership is "Limited to 250 golf members," with a year-round reciprocal with the Isles Yacht Club (St. Andrews South Golf Club). Its current initiation fee and dues are not published on its site. Owning a PGI home includes no club membership.
The Isles Yacht Club calls itself "a private dining, yacht, and social club located on beautiful Charlotte Harbor in Punta Gorda," with a 45-slip marina and fuel dock, lighted Har-Tru tennis courts, a heated pool and a 24-hour fitness center, for "boaters and non-boaters alike" (Isles Yacht Club). Family, single and three-month trial memberships each carry an initiation or administrative fee plus monthly dues and a food minimum; the amounts are not published.
Charlotte County Public Schools' Boundary Locator returned the same assignment for all twelve PGI addresses we tested across Sections 1, 5, 6, 7, 10, 11, 12, 14, 17 and 24: Sallie Jones Elementary at 1230 Narranja Street, graded A for 2026; Punta Gorda Middle at 1001 Education Avenue, graded A, up from C in 2025; and Charlotte High School at 1250 Cooper Street, graded B with a 95 percent graduation rate. All three sit about 8 or 9 minutes from the center of the Isles. The district graded A for 2026, its first A in 15 years. A boundary can move, so run the exact address (Boundary Locator).
Punta Gorda's own hospital, ShorePoint Health Punta Gorda on E Marion Avenue, closed after the 2024 hurricanes. The nearest full-service hospital is AdventHealth Port Charlotte at 2500 Harbor Boulevard, about 7.4 miles and 16 minutes across the Peace River, and Lee Health's Gulf Coast Medical Center in Fort Myers is about 32 miles and 51 minutes. AdventHealth announced on September 5, 2025 a freestanding 24-hour emergency department at Jones Loop Road and Mac Ever Street, and Business Observer reported in August 2026 that it "is moving forward"; no opening date has been published, so treat it as planned.
Destination | Miles | Minutes, free-flow |
|---|---|---|
Fishermen's Village, 1200 W Retta Esplanade | 1.6 | 5 |
Punta Gorda City Hall, 326 W Marion Ave | 2.3 | 6 |
Laishley Park Municipal Marina | 2.9 | 8 |
Sallie Jones Elementary | 3.0 | 8 |
Charlotte High School | 3.1 | 8 |
Punta Gorda Middle | 3.5 | 9 |
Twin Isles Country Club, Burnt Store Isles | 5.2 | 12 |
Punta Gorda Airport (PGD) | 5.8 | 14 |
AdventHealth Port Charlotte | 7.4 | 16 |
Downtown Fort Myers | 25.0 | 38 |
Englewood Beach | 28.3 | 49 |
Lee Health Gulf Coast Medical Center | 32.2 | 51 |
Southwest Florida International Airport (RSW) | 41.1 | 54 |
Boca Grande | 32.5 | 59 |
Sarasota Bradenton International Airport (SRQ) | 61.5 | 78 |
Method: OSRM open routing engine on OpenStreetMap road data, fastest route, free-flow with no traffic, from the center of Punta Gorda Isles at 26.9165 N, 82.0745 W, computed September 25, 2026. Season and time of day add time, most of all on I-75 and US 41 in winter.
There is no Gulf beach in Punta Gorda Isles. The closest sand in the city is the small harbor beach at Gilchrist Park and at Ponce de Leon Park, at the harbor mouth, which also has a boat ramp and a fishing pier. Downtown, the 2.5-mile Harborwalk runs along the water, and Fishermen's Village hosts a St. Patrick's Day celebration, Earth Day, an Independence Day celebration with fireworks and a Festival of Lights from November 15 to December 31, 2026. By boat, the Gulf is reached through Charlotte Harbor, which NOAA's Coast Pilot calls a harbor of refuge, and Boca Grande Pass.
The City of Punta Gorda Utilities Department provides water and sewer inside the city limits; availability for a specific parcel is confirmed by request. Trash and recycling are a city service through Waste Management, (941) 575-5050. PGI addresses are Punta Gorda, Florida 33950. Seawall concerns, such as a depression behind the wall, go to Public Works at (941) 575-5050, and the city's manual tells owners: "At no time should you as a property owner take it upon yourself to do any repairs to a cap or wall."
The City of Punta Gorda had no short-term rental ordinance as of our review of a 2018 City Attorney memo, so single-family rentals follow state law, while condominium declarations often restrict leasing. City rules on golf carts on public streets are being revised under Ordinance GA-04-2026, so check the adopted version before assuming a cart is street-legal on your block.
The pros of buying in Punta Gorda Isles are the canals, most of them bridge-free to Charlotte Harbor, city-owned seawalls, no HOA, a walkable downtown minutes away and a deep market of 331 recorded sales. The cons are Zone AE and Evacuation Zone A, a rising canal assessment, an unfinished seawall programme and no hospital in town.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis; Southwest Florida MLS Matrix, pulled September 25, 2026; FEMA and Charlotte County layers, queried September 25, 2026; City of Punta Gorda canal, flood and budget records).
Many Punta Gorda Isles buyers are also selling a Florida home, and the two sales need one plan: the sale price funds the purchase, the closing dates have to line up, and a Florida homestead may carry portable Save Our Homes savings into the Punta Gorda Isles home if you file within the three-year window. We run both sides together.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis; Charlotte County Property Appraiser exemption page; Southwest Florida MLS Matrix, pulled September 25, 2026).
If your current home is in Punta Gorda Isles, start with a free Punta Gorda Isles home valuation, built from recorded sales in your section, era and frontage rather than the MLS label's 80 closings. If you are ready to list, our guide to selling your home in Punta Gorda Isles explains how we document the seawall, the route and the elevation for buyers. Call Jesse direct at (239) 898-6072.
If your current home is elsewhere in the city or the county, our guides to selling a home in Punta Gorda, the Punta Gorda home valuation and selling your home in Burnt Store Isles cover those markets. The Punta Gorda area guide is the hub for every community around the harbor.
A sale-contingent offer is weaker in a market where well-priced canal homes close at a median 96.0 percent of list. The cleaner plan is usually to list first, or to line up the purchase with a post-closing occupancy on your sale. With 200 of the year's 331 recorded PGI sales falling between December and May, we plan both timelines, and the portability filing, around the winter season before you commit to either contract.
A custom Punta Gorda Isles listing alert tells you about the right home the day it reaches the market, filtered on section, build era, frontage and product. With canal homes selling in a median 77.5 days at 96.0 percent of list, the buyers who see a correctly priced home first get to tour it.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 25, 2026; Charlotte County Property Appraiser public sales files, our analysis).
Price and bedrooms are the least useful filters here. The ones that matter are the section, because price and the seawall zone travel with it; the build year, because it decides the four-point, roof and elevation questions; the water, because a harbor-edge lot, a Bird Section canal and a long interior canal are different purchases for a boater; the product, because a Bal Harbor Boulevard condominium and a single-family canal home are different purchases; and the name, because many Punta Gorda Isles homes are listed under Punta Gorda only.
Create an account on our property search and save the search, or tell us the criteria and we will build it and send you the link. The alerts route to Jesse and Marc as well, so when something matches you hear from a person with a view of it, including whether the route is bridge-free. Call Marc at (239) 287-5873, or use the Punta Gorda Isles buyer consultation form.
Book a Punta Gorda Isles buyer consultation through the form on this guide or by phone. It is a working session, not a sales meeting: we build your monthly carrying number, screen the sections, seawall schedule and canal routes against your boat and budget, and give you the document list. There is no charge.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis).
A carrying-cost model for the parts of Punta Gorda Isles that fit you, with the canal assessment separated from the tax line and flood insurance priced in; the recorded comparables for the homes you are considering; the section, the seawall schedule entry, the FEMA zone and the base flood elevation for any address you name; a first read on insurability from roof age, build year and elevation; and an estimate of your cash to close from the state and county rates in this guide.
Your timing, whether you are financing and with which product, whether you intend to homestead, whether you are selling a Florida home with portability to carry, what boat you own or plan to own and its air draft, whether you plan to rent the home, and which parts of Punta Gorda Isles you have already seen.
Request your Punta Gorda Isles buyer consultation, see how we represent buyers across Southwest Florida, or call Marc Comisar at (239) 287-5873. Or call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
McGreevy and Comisar are a top-reviewed Punta Gorda Isles buyer team, and the quotes below are genuine five-star Google reviews from buyers we represented, reproduced word for word. None of them names Punta Gorda Isles, and we have not trimmed or tailored them. We publish no aggregate rating figure.
★★★★★ "We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!" Verified Google review
★★★★★ "Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time." Verified Google review
★★★★★ "Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process." Verified Google review
These are the Punta Gorda Isles buyer questions no primary source we could read in September 2026 answered. We would rather name each gap and the document that closes it than print a figure from a listing sheet, and we close them for our buyers address by address during the inspection period.
These are the questions Punta Gorda Isles buyers search for and ask us most, drawn from real search and forum phrasing, each answered from the records cited in this guide.
Confirm your cash or get pre-approved, sign a written buyer agreement before touring, and check each address's section, seawall schedule entry, canal route, FEMA zone, elevation certificate and roof age before you tour it. Write the offer on the Florida AS IS contract with an inspection period that fits the home, get flood and wind quotes inside that period, and close with a title company once financing and title are clear.
Yes. Every Punta Gorda Isles address we geocoded in September 2026 fell inside the city limits, ZIP 33950. PGI owners pay city taxes, get city water, sewer and police, fall under city zoning and permits, and receive the city's 25 percent flood-insurance discount from its Class 5 Community Rating System rating.
Punta Gorda Isles lies west and south of downtown Punta Gorda, between W Marion Avenue and Charlotte Harbor on the north and west, the Alligator Creek preserve lands on the south, and Burnt Store Isles and US 41 on the east. Fishermen's Village is about 5 minutes from its center by our routing test.
The Charlotte County property roll counts 5,259 parcels in the Punta Gorda Isles plat sections: 4,722 single-family homes, 435 vacant parcels, about 70 multifamily and other parcels, and the rest common areas and canals. About 40 condominium and villa associations on PGI streets are recorded under their own names.
No mandatory HOA covers the single-family lots. The civic association says the deed restrictions were not renewed in 1995 and were replaced by city overlay rules, and the civic association itself is voluntary. Section 14 has its own property owners' association, filed in 1982, and each condominium building has its own Chapter 718 association.
A single-family Punta Gorda Isles home pays no HOA fee. The recurring charges are city and county property tax and the city canal assessment, $1,500 per single-family canal lot for fiscal 2027, adopted September 9, 2026, plus voluntary civic association dues of $80 a year per member. Condominiums add their own dues.
It is a non-ad valorem City of Punta Gorda charge on the tax bill that funds seawall maintenance and replacement, canal dredging and mangrove trimming in the PGI district. It is $1,500 per single-family lot for fiscal 2027, adopted September 9, 2026, up from $1,350 for fiscal 2026, $650 in fiscal 2022 and $550 in fiscal 2017.
No. The canal assessment is a flat non-ad valorem charge per lot, so the homestead exemption and the Save Our Homes cap do not reduce it, and the Charlotte County Property Appraiser states that Amendment 3 on the November 3, 2026 ballot "does not apply to Non-Ad Valorem assessments or fees." It prorates with the property tax at closing.
The City of Punta Gorda's Canal Maintenance Division maintains and replaces every seawall in the PGI canal system, funded by the canal assessment district. The owner is responsible for the dock, lift, davits, fence, irrigation and landscaping, must clear them before a city replacement, and pays to restore them afterwards.
The city publishes its PGI seawall replacement schedule, divided into five work zones and ranked by priority, and updates it monthly for the next six months. The revision dated June 3, 2026 listed an estimated 10,133 linear feet. We read the current revision for the specific address during your inspection period.
Sailboat access means the route from the dock to Charlotte Harbor crosses no fixed bridge, so there is no height limit on the boat. Powerboat access means at least one fixed bridge on the route. The city says "most" of the PGI system has no fixed bridges, so the specific route has to be traced before you pay a premium.
Buckley's Pass is a channel about 1,446 feet long and 60 feet wide connecting the southern Punta Gorda Isles canals to Charlotte Harbor by way of Alligator Creek. The city's contractor completed it in April 2020, and WINK News reported that benefiting properties paid nearly $1,000 for each water access unit.
The Bird Section is the southern part of Punta Gorda Isles whose streets are named for birds, such as Raven, Willet, Kinglet, Osprey and Sandpiper. The addresses we tested there fall in plat Sections 12 and 14, which recorded 75 and 74 house sales in the latest year, and Buckley's Pass gives it a short route to the harbor.
No. Chapter 6 of the city code says boat-lift covers and canopies are "strictly prohibited" and "Floating docks are strictly prohibited within residential canal waterways." Docks, pilings and lifts must be freestanding, nothing may attach to the seawall, and a dock may reach no more than 10 feet waterward of the wall.
In the 12 months to September 24, 2026, Charlotte County recorded 331 single-family sales in Punta Gorda Isles at a $700,000 median, with the middle half between $535,000 and $870,000 and a range of $300,000 to $2,850,000. Six in ten sold between $400,000 and $799,999, and 60 sold for $1,000,000 or more.
They fell after Hurricane Ian and have steadied. The recorded single-family median was $782,000 in the pre-Ian year to September 24, 2022, $725,000 a year ago and $700,000 in the latest 12 months, with the last six months at $715,000. Flat medians say the slide has paused; they do not yet say it has turned. We do not forecast prices.
The 80 MLS closings under the Punta Gorda Isles name in the 12 months to September 24, 2026 took a median 77.5 days on market at a median sale-to-list ratio of 96.0 percent. For a buyer that means fresh, correctly priced canal homes move in about two and a half months close to asking, while older listings are where the negotiating room is.
The Southwest Florida MLS counts only sales entered under the Punta Gorda Isles value, 80 in the latest 12 months, and that value mixes condominium units with houses. The county records every qualified single-family deed in the plat sections, 331 in the same window. Charlotte County's REALTOR board works mainly in Stellar MLS. We lead with the county record.
Punta Gorda Isles single-family homes recorded a median of $321 per square foot of living area on the county roll in the 12 months to September 24, 2026, down from $386 in the pre-Ian year. The Southwest Florida MLS median was $284 across its 80 closings, which include condominiums and use a different living-area measure.
Among the sections with enough sales to read, Section 11 recorded the highest median at $790,000 on 23 sales, followed by Section 12 at $779,000 on 75. Section 24 at Colony Point recorded three sales at an $860,000 median, too few to read as a rate. Section 5 was lowest at $545,000 on 47 sales.
Only one at a time. There is no new subdivision in Punta Gorda Isles; new homes are built on vacant lots and teardown lots, and the county file shows only 3 first sales of newly built homes in the latest year. The roll shows 298 homes built in the 2020s, 167 of them 2023 or later, most of them rebuilds after the storms.
Yes. The county roll lists 435 vacant parcels in the PGI sections. A new home in Zone AE must sit at the base flood elevation plus one foot of city freeboard, needs city permits, and in the Coastal A Zone needs V-zone-like foundations. Ask the city for a zoning verification letter and check the seawall schedule first.
Yes. About 40 condominium and villa associations sit on PGI streets, the largest being Emerald Pointe with 294 units on W Marion Avenue, Clipper Cove with 144, Spinnaker Point with 70, Windjammer Point with 69 and Colony Point with 63. Emerald Pointe recorded 22 sales in the latest year. Each has its own association, budget and rules.
On a Punta Gorda Isles condominium resale, Section 718.503 makes the contract voidable within 7 days, excluding weekends and legal holidays, after you receive the association's document package, which now includes the milestone inspection summary and the structural integrity reserve study or a statement that none is required or complete.
Florida's milestone inspection and structural integrity reserve study laws apply to condominium buildings of three or more habitable stories, with the inspection due by December 31 of the year the building turns 30. Many PGI condominiums are one or two stories, and we have not verified any building's count, so ask the association in writing.
FEMA Zone AE, a coastal floodplain, at all 26 Punta Gorda Isles addresses we tested in September 2026, with a base flood elevation of 9 feet, except Colony Point on the harbor at 10 feet, on maps effective December 15, 2022, drawn before Ian. A sample is not a determination, so search the exact address on the FEMA Map Service Center.
If you finance, almost certainly. Zone AE is inside FEMA's Special Flood Hazard Area, where flood insurance is mandatory for a federally backed mortgage, and Citizens requires flood coverage on all its personal residential policies by January 1, 2027. The city's Class 5 rating takes 25 percent off NFIP premiums, and an existing NFIP policy can be assigned to you.
It is priced per address under FEMA's Risk Rating 2.0, driven by elevation, distance to water and rebuilding cost, less the city's 25 percent discount, and most rates cannot rise more than 18 percent a year. No public source publishes a PGI average, so get a quote with the elevation certificate before your inspection period ends.
Every Punta Gorda Isles address we tested returned Charlotte County Evacuation Zone A, the first zone ordered to leave. Evacuation zones are separate from flood zones. Check the exact address on the county's Know Your Zone lookup, and plan to evacuate out of the county, as its emergency managers advise.
The National Hurricane Center put Ian's surge at 3 to 5 feet above ground in Charlotte Harbor in 2022 and Milton's at 5 to 8 feet in the northern harbor and Peace River in 2024. Whether a given PGI house took water depends on its floor elevation, so read the seller's flood disclosure, claims history and elevation certificate.
It varies house by house, and no public source publishes an average PGI premium. The drivers are roof age, opening protection, a documented wind-mitigation report, the build year and, for flood, the elevation. The roll's median year built is 1990, so most resales need a four-point inspection. Get binding quotes inside the inspection period.
Under the City of Punta Gorda's rule, a home is substantially damaged or improved when the work costs more than 50 percent of the structure's market value, counting labor, materials, overhead and profit, and it must then meet current flood elevation. Land value is excluded, which makes the threshold easy to reach on an older canal home.
Every Punta Gorda Isles address we ran through Charlotte County Public Schools' Boundary Locator returned Sallie Jones Elementary, Punta Gorda Middle and Charlotte High School, graded A, A and B for 2026. All three are about 8 or 9 minutes from the center of the Isles. The district asks families to confirm the exact address.
AdventHealth Port Charlotte at 2500 Harbor Boulevard, about 7.4 miles and 16 minutes by free-flow routing. ShorePoint Health Punta Gorda closed after the 2024 hurricanes, and AdventHealth's planned emergency department at Jones Loop Road and Mac Ever Street has no published opening date. Lee Health's Gulf Coast Medical Center is about 51 minutes away.
By our free-flow routing from the center of the Isles, Englewood Beach is about 28.3 miles and 49 minutes, Boca Grande about 59 minutes, Punta Gorda Airport about 5.8 miles and 14 minutes, and Southwest Florida International about 41.1 miles and 54 minutes. By boat, the Gulf is reached through Charlotte Harbor and Boca Grande Pass.
Yes. St. Andrews South Golf Club, a private 18-hole, 6,703-yard course founded in 1980 and capped at 250 golf members, sits in the middle of Punta Gorda Isles at 1901 Deborah Drive. Membership is optional and separate from any home purchase, and its current dues are not published.
The Isles Yacht Club is a private dining, yacht and social club on Charlotte Harbor inside Punta Gorda Isles, with a 45-slip marina, fuel dock, heated pool, tennis, a fitness center and reciprocity with 36 Florida clubs. Membership is optional; initiation, dues and food minimums are not published.
The City of Punta Gorda had no short-term rental ordinance as of our review, so single-family homes follow state law. Condominium declarations often restrict leasing terms, so read the declaration before buying a unit to rent, and budget for non-homestead taxes and insurance on a rental.
No provision we have read makes it one. There is no master association on single-family lots, and the city's rules carry no age restriction. The city's population leans older, with 53.6 percent of residents 65 or over in Census QuickFacts, but families live here, and every address we tested is zoned to A-graded elementary and middle schools.
No. Punta Gorda Isles is an open grid of public, city-maintained streets with no guardhouse and no master association. If a gate matters to you, Heritage Landing, a gated golf community off Burnt Store Road outside the city limits, is the usual alternative, without the canal behind the house.
A financed buyer pays mortgage documentary stamps of $0.35 per $100 of the loan with no cap, intangible tax of 2 mills on the loan, Charlotte County recording fees, lender and title charges, inspections, the first flood premium and prorated taxes and canal assessment. On a $560,000 loan, 80 percent of the $700,000 median, the two state taxes total $3,080.
Usually yes. The seller's Save Our Homes cap does not transfer, so your first full-year bill is based on market value after the sale, and Florida law requires the contract to warn you not to rely on the seller's taxes. File for homestead by March 1 if the home is your permanent residence on January 1, and budget from your purchase price.
No law requires one, but since August 2024 you must sign a written agreement before an agent tours you through homes, and Florida presumes that agent is a transaction broker unless you choose single agency in writing. In Punta Gorda Isles an agent earns the fee on the seawall, the route, the elevation, the tax bill and the insurance file.
The best Punta Gorda Isles buyer's agent prices from Charlotte County's recorded sales rather than the MLS label, checks the city seawall schedule and traces the canal route before you tour, and gets the elevation certificate and insurance quotes inside the inspection period. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, work every purchase that way; call Marc at (239) 287-5873.
Call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or use the buyer consultation form on this guide. The first conversation is a carrying-cost and shortlist session built on Punta Gorda Isles' recorded sales, there is no charge, and you keep the work whether or not you go further.
Every document below links to the body that issues it rather than a copy we host, so it stays current the moment the issuer updates it. A Punta Gorda Isles buyer is handed several of these during a purchase, and reading them before the offer costs nothing.
Document | Issuing body | Link |
|---|---|---|
Waterfront Property Owner's Manual, seawalls, docks and canal rules | City of Punta Gorda Public Works | |
Punta Gorda Isles Seawall Replacement Schedule, revision June 3, 2026 | City of Punta Gorda | |
PGI Canal Maintenance Assessment District boundary map | City of Punta Gorda | |
PGI canal assessment, fiscal 2026 to 2027 levy, City Council agenda item, July 1, 2026 | City of Punta Gorda | |
PGI canal assessment Resolution 3832-2025, fiscal 2026 | City of Punta Gorda | |
Code Chapter 6, vessels, docks and waterways | City of Punta Gorda | |
Unique Land Regulations for PGI | City of Punta Gorda | |
FEMA FIRM index map, City of Punta Gorda | City of Punta Gorda | |
Punta Gorda Isles: Canals and Blueway Trails map | Charlotte County | |
Seawall Failures press release, Hurricane Irma | City of Punta Gorda | |
Evacuation zone map | Charlotte County | |
Recorded plats, PGI sections | Charlotte County Clerk | |
Florida Statutes 718.503, condominium resale disclosure | The Florida Senate | |
Florida Statutes 718.116, condominium assessments and estoppel | The Florida Senate | |
Florida Statutes 720.401, HOA disclosure summary | The Florida Senate | |
Florida Statutes 689.302, seller flood disclosure | The Florida Senate | |
Florida Statutes 689.261, property tax disclosure to buyers | Florida Legislature | |
Estoppel Certificate Fees, current adjusted amounts | Florida Department of Business and Professional Regulation | |
My Safe Florida Home hardening program | Florida Department of Financial Services | |
Form DR-501T, transfer of homestead assessment difference | Charlotte County Property Appraiser | |
AS IS Residential Contract for Sale and Purchase, ASIS-7, redline | Florida Realtors and The Florida Bar | |
Exclusive Buyer Brokerage Agreement, single agent, EBBA-8sa, redline | Florida Realtors |
Every source below was read or checked between August 27 and September 28, 2026. Retrieved on September 28, 2026 unless a line gives another date. Where a figure in this guide is our own tabulation of a public file rather than a source's statement, the text says so beside the figure. Southwest Florida MLS figures come from a member-only system and are cited as text, not linked. No competitor brokerage, aggregator or listing portal appears in this list, by policy.
McGreevy and Comisar are the Southwest Florida team Punta Gorda Isles buyers call when a canal purchase has to be priced on the county record and closed without surprises. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and know the Isles' seawalls, sections and routes.
By Jesse McGreevy and Marc Comisar. For this guide we tracked 331 qualified recorded Punta Gorda Isles single-family sales in the Charlotte County Property Appraiser's files and read the city's canal district, seawall and Chapter 6 records, the FEMA flood layer at 26 addresses and the 2026 Florida Statutes, so the figures here come from public records rather than estimates. Meet the team on our about McGreevy and Comisar page, return to the Punta Gorda Isles community guide, or explore the Punta Gorda area guide.
If you are searching for the best buyer's agent in Punta Gorda Isles, Florida, McGreevy and Comisar represents homebuyers across Punta Gorda, Charlotte County, Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch. Whether you are relocating, snowbirding, investing, buying your first home or moving up to a canal home with sailboat water, our team provides honest market guidance, pre-MLS access, partner-level negotiation and a clear plan to help you buy confidently. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Send us a Punta Gorda Isles address and we will send back the section, the seawall schedule entry, the canal route, the FEMA zone and base flood elevation, and the recorded comparables, with the source document behind every figure. Call Jesse direct at (239) 898-6072, book a Punta Gorda Isles buyer consultation, or read how we represent buyers.
Updated September 2026. This guide is general information about buying a home in Punta Gorda Isles, Punta Gorda, Florida. It is not legal, tax or insurance advice, and it is not an offer of representation. Statutory figures change annually and market figures change monthly. Brokered by Domain Realty.