Buying in West Port? We check the district assessment for the lot, the village association paperwork, the FEMA flood file and the builder contract before you write an offer. Call Marc at (239) 287-5873.
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McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012. Top 1% Real Estate Agents Nationally Since 2008. Over $900 million in personal sales, and $2.5 Billion sold as Domain Realty Group.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
This is our buyer's guide to West Port, the master-planned community of new homes in Port Charlotte, Florida, built since 2021 in unincorporated Charlotte County. The plats, the history and the villages are covered in our West Port community guide. What follows is the buyer's side: the county's recorded sales, the two community development districts and what each bills a lot, the association paperwork you should hold before you sign, the builder contract, the FEMA file for the exact lot and the deadlines that decide what you pay. Call Marc at (239) 287-5873, see how we represent buyers, or read on.
A buyer here is stepping into a place that is part finished neighborhood and part construction site. The county roll lists 1,299 homes with a year built, every one of them built from 2021 to 2025, and another 314 vacant residential lots. That mix is why the same $290,000 median can describe a gated paired villa and a Driftwood Bay lot a builder has only just started. Everything below is built from public records, and where a record does not exist or was not available to us, we say so and name the document that settles it.
West Port is a master plan of new builder homes with two community development districts, one gated village, a FEMA flood map that changes lot by lot and a county sales record that lags construction. These ten points shape every offer we write here.
Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026)
This West Port buyer guide runs from the market and the all-in cost of owning a home, through the two districts, the association paperwork, flood and insurance, to schools, negotiation and financing. Use the links below to jump to the section that answers your question.
McGreevy and Comisar are the West Port buyer's agents who read the county's recorded sales, both districts' budgets and the FEMA file for the exact lot before an offer is written. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 Team in Southwest Florida since 2012.
#5 real estate team in Florida (RealTrends 2026).
In West Port the expensive mistakes are rarely cosmetic. They are signing a builder contract without the district assessment for the exact lot, reading a builder's starting price as what the community sells for, assuming an association fee that was never published, trusting a flood zone from a map printed before December 2022, or treating a village average as the answer for one street. A resale here also competes with a builder finishing a house a few streets away. Our job is to price those differences into the offer while you can still act on them.
If you are weighing us against other agents, our guide to the best real estate agents in Port Charlotte sets out the yardsticks we think a buyer should use: verified production, years in the market, reviews you can read yourself, and whether the agent who tours with you is the agent who negotiates. In a community this new, add two more tests. Ask whether the agent can show you the district budget line for your lot, and whether the agent prices from the county's recorded sales or from a builder's list price.
These are the credentials we publish on every page we operate, stated exactly as awarded:
Jesse and Marc handle their own clients, and the person who walks the model and the lot with you is the person who negotiates the contract. Marc leads buyer representation and negotiation; Jesse leads listing and seller strategy, which matters if you are selling one home to buy another. Marc's line is (239) 287-5873. Jesse can be reached directly: call Jesse direct at (239) 898-6072. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and we meet West Port buyers at the property or at the builder's sales center.
This page is one of three for West Port. If you own a home you will sell first, read how we sell homes in West Port or start with the West Port home valuation. For the wider city, see our guides to buying a home in Port Charlotte and new construction in Port Charlotte.
In the last 12 months we tracked 180 West Port closings in the Charlotte County record (the 12 months to September 9, 2026, Charlotte County recorded sales). As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and we read every one of those 180 sales before we advise a buyer on a price.
Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026)
We read the Charlotte County Property Appraiser's roll and recorded-sale files for the 1,761 parcels on West Port's seven plat designators, split the sales by village, product, builder-direct versus resale and street, and keep each window named beside each figure. We read the two districts' adopted budgets, the county's planned development staff report, FEMA's flood layer at seven points, the county's evacuation layer and the school district's Boundary Locator at the same seven points. We use the county record first because it is the public record of deeds, and the multiple listing service only for the three measures it alone carries.
The roll is a January 1 snapshot, so homes finished in 2026 mostly carry no year built yet. Of the 180 recorded sales, 55 are on parcels the county still shows as not yet built on, with a $285,000 median. Separately, about 30 further closings above $150,000 (30 deeds, $250,000 to $375,000, recorded April 28 to September 1, 2026: The Cove 18, The Palms 6, West Port East 6) are coded as vacant land because the home was not yet on the roll. They are not in the 180 and not in any median. A buyer should read every West Port count as a floor.
We print no insurance premium, no days on market, no sale-to-list ratio and no months of supply, because no public primary source states a West Port figure and the multiple listing service measures were not available at publishing. Where a fact is unsettled, we name the document that settles it, and the list is at the end of this page.
West Port recorded 180 sales in Charlotte County's public files in the 12 months to September 9, 2026, at a $290,000 median: 142 sold direct from a builder at $292,650 and 38 resales at $284,000. More than half, 98, closed between $200,000 and $300,000, and only 13 closed at $400,000 or more.
Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026)
The county file answers two buyer questions at once: how much has changed hands, and at what middle price. Read across a row, not down a column.
| Window ending September 9, 2026 | Sales on record | Middle price | What it tells a buyer |
|---|---|---|---|
| Last 12 months, every sale | 180 | $290,000 (low $225,000, high $500,000) | Today's market, every product mixed together |
| Last 12 months, bought from a builder | 142 | $292,650 | What new homes closed at |
| Last 12 months, bought from an owner | 38 | $284,000 | The resale market you can negotiate in |
| Last 12 months, price per square foot | 124 sales measured | $160.53 per sq ft of county heated area | A ruler for size, not a value |
| Last 24 months | 441 | $317,900 | Starts September 10, 2024 |
| Last 36 months | 818 | $325,750 | Starts September 10, 2023 |
| Last 60 months | 1,222 | $347,250 | Starts September 10, 2021 |
Source: Charlotte County Property Appraiser roll and sales files dated October 4, 2026; qualified improved sales over $1,000; our analysis.
Because each longer window swallows the shorter ones, we never add the rows together or average them. The square-foot figure uses the county's heated area, so we do not set it beside a living-area number taken from a listing.
| Price band | Recorded sales |
|---|---|
| Under $200,000 | 0 |
| $200,000 to $300,000 | 98 |
| $300,000 to $400,000 | 69 |
| $400,000 to $500,000 | 12 |
| $500,000 to $750,000 | 1 |
Source: Charlotte County Property Appraiser public roll and sales files dated October 4, 2026, our analysis; the 12 months to September 9, 2026.
For a buyer the useful reading is the shape: 167 of the 180 sales closed under $400,000, and the single sale at $500,000 was a resale in The Isles. A West Port home above $400,000 is the exception, not the rule.
| County use code | Product | Recorded sales | Median |
|---|---|---|---|
| 0100 | Single family | 93 | $330,000 |
| 0102 | Paired villa or townhome | 31 | $250,000 |
| 0000 | New homes not yet on the roll | 55 | $285,000 |
| 0002 | Other | 1 | $377,800 (one sale) |
Source: Charlotte County Property Appraiser public roll and sales files dated October 4, 2026, our analysis; the 12 months to September 9, 2026.
The gap between $330,000 and $250,000 is a gap in product, not in the market. Inside The Cove alone, 45 single-family sales had a $345,000 median, 26 paired villas $247,500 and 24 new homes not yet on the roll $280,000, all in the same 12 months. When you compare a resale with a builder price, compare the same product, in the same village, at the same size.
Builder-direct sales ran from $230,000 to $447,200 in the 12 months to September 9, 2026, and resales from $225,000 to $500,000. The resale median is a little lower than the builder-direct median, but that does not mean resales sell for less, because the two groups are different mixes of homes. In The Cove, 82 builder-direct sales had a $300,000 median and 13 resales $245,000. In The Hammocks the order reverses, with 24 builder-direct sales at $273,500 and 14 resales at $327,500. A buyer deciding between a builder's quick move-in and a resale should compare them house by house, with the district line and the association line added to each.
| Calendar year | Closings recorded | Of which from a builder | Middle price |
|---|---|---|---|
| 2021 | 41 | 41 | $374,300 |
| 2022 | 141 | 139 | $402,000 |
| 2023 | 406 | 402 | $370,400 |
| 2024 | 313 | 292 | $341,000 |
| 2025 | 239 | 218 | $319,000 |
| 2026, January 1 to September 9 | 105 | 72 | $283,100 |
Source: Charlotte County Property Appraiser public roll and sales files dated October 4, 2026, our analysis.
This is a record of activity, so read the second and third columns first. Builders closed nearly every home through 2023, and owner resales only became a real share from 2024 on: 21 in 2024, 21 in 2025 and 33 so far in 2026 (our subtraction). The middle price slid from $402,000 in 2022 to $283,100 for 2026 to date, but the homes underneath it changed. The early years include the higher-priced Isles homes and the first Cove phases (The Cove's 2022 middle price was $419,850), while later years brought paired villas and, in 2026, Driftwood Bay deeds between $250,000 and $290,000. A falling community median here records a change in what sold, not proof that the same house lost value.
| Village | Sales in the 12 months | Middle price, or the sales listed | Builder / owner | Per sq ft of county heated area (n) | On the roll: homes built, vacant lots |
|---|---|---|---|---|---|
| The Cove | 95 | $289,000 | 82 / 13 | $160.34 (71) | 394 of 500, 105 lots |
| The Hammocks | 38 | $287,500 | 24 / 14 | $160.47 (30) | 382 of 390, 8 lots |
| The Palms | 37 | $307,500 | 30 / 7 | $163.52 (19) | 247 of 271, 24 lots |
| The Isles | 4 | Listed below, no median | 0 / 4 | Not shown | 104 of 104, no lots |
| Driftwood Bay (West Port East) | 6 | Listed below, no median | 6 / 0 | Not shown | none built yet, 177 lots |
| The Landings | 0 | None; a rental community, last sale July 2, 2024 | None | None | 172 of 172, no lots |
Source: Charlotte County Property Appraiser public roll and sales files dated October 4, 2026, our analysis; sales are the 12 months to September 9, 2026; price per square foot is per square foot of county heated area.
Add the villages and you get the community total: 95, 38, 37, 4, 6 and 0 make 180. Where a village has fewer than ten sales we show each deed instead of a midpoint. In The Isles the four owner sales were on West Isles Rd at $335,000 (February 26, 2026) and $289,000 (June 11, 2026), and on East Isles Rd at $390,000 (July 30, 2026) and $500,000 (August 31, 2026). Driftwood Bay's six deeds were all builder closings on Harmon Dr in June 2026: $290,000 on the 18th, $285,000 on the 26th, $286,600 on the 29th, and $275,000, $250,000 and $272,200 on the 30th. The Palms' seven owner sales are too few for a midpoint of their own. Widen The Isles to 60 months and there is enough to measure: 99 sales at a $420,800 median, 88 from the builder at $417,550 and 11 from owners at $489,700, and $196.28 per square foot of county heated area across all 99.
| Village | Street | Recorded sales | Median |
|---|---|---|---|
| The Cove | Bridle Ridge St | 22 | $260,000 |
| The Cove | Powell Valley Dr | 16 | $286,050 |
| The Cove | Ivy Ridge Ct | 14 | $247,500 |
| The Cove | Laurel Brook Ln | 13 | $404,000 |
| The Cove | Mableton Dr | 9 | Under 10 sales, no median |
| The Hammocks | Fiesta Dr | 12 | $281,500 |
| The Hammocks | Sunset Preserve Way | 9 | Under 10 sales, no median |
| The Palms | West Palms Dr | 16 | $305,400 |
| The Palms | Queen Palm Dr | 14 | $316,050 |
Source: Charlotte County Property Appraiser public roll and sales files dated October 4, 2026, our analysis; the 12 months to September 9, 2026. Streets with fewer than 10 sales show the count and no median; the streets with fewer than 9 sales are left out of this extract.
Street medians show how much a buyer's price depends on the product on the street. Bridle Ridge St, at $260,000, and Laurel Brook Ln, at $404,000, are both in The Cove, and the difference is the homes on them, not the village.
These are advertisements, not deeds. We copied them from D.R. Horton's own community pages on October 10, 2026, and they will change.
| Collection | What the builder advertises | Smallest plan named | Largest plan named |
|---|---|---|---|
| Driftwood Bay Express Series, 12 plans | Starting at $259,990 | Downing II, 1,302 sq ft | Robie, 2,447 sq ft |
| The Cove Express | Starting in the $278s | 1,328 sq ft | Not stated |
| The Cove Tradition | Starting in the $343s | 1,828 sq ft | Not stated |
Source: D.R. Horton community pages, builder marketing, seen October 10, 2026. Taylor Morrison's own Cove at West Port page said the collection was sold out on that date.
Hold the two kinds of number apart. In June 2026 the county recorded six Driftwood Bay builder deeds between $250,000 and $290,000, while the builder advertised a $259,990 starting price: one is a recorded deed, the other is an advertised entry point for a plan. Before you compare them, ask the builder in writing what the quoted price includes, then add the district line and the association line for that lot.
These three measures come only from the multiple listing service, and they are what tells a buyer how much room there is to negotiate.
Days on market. Information not available at time of publishing (checked 2026-10-07).
Sale-to-list ratio. Information not available at time of publishing (checked 2026-10-07).
Months of supply. Information not available at time of publishing (checked 2026-10-07).
When those figures are available for West Port we will add them with their own window. Until then we negotiate from the recorded sales and the builder's alternatives, as the negotiation section below explains.
A West Port buyer can choose among five villages: The Cove (gated, 500 homes and lots on the roll), The Hammocks (390), The Palms (271), The Isles (104) and Driftwood Bay on the West Port East plat (177 lots). The Landings, 172 townhomes, is a rental community. Products run from paired villas to single-family lots up to 60 feet wide.
Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026)
The county roll counts 1,614 residential lots and homes: The Cove 500, The Hammocks 390, The Palms 271, The Isles 104, The Landings 172 and West Port East 177. No parcel in West Port is a condominium. The villages differ in product, age and who owns the homes.
| Village | What the roll shows | Heated area (county) | Built |
|---|---|---|---|
| The Cove | 258 single family, 136 paired villas, 105 vacant lots | Single family 1,312 to 3,306 sq ft (average 2,199); villas 1,327 to 1,526 (average 1,501) | 2022 to 2025 |
| The Hammocks | 382 single family, 8 vacant lots | 1,482 to 3,368 sq ft (average 1,925) | 2021 to 2025 |
| The Palms | 123 single family, 124 paired villas, 24 vacant lots | Single family 1,488 to 2,988 (average 1,989); villas 1,470 to 1,522 (average 1,491) | First recorded sale November 30, 2022 |
| The Isles | 104 single family, no vacant lot | 1,672 to 3,325 sq ft (average 2,170) | 2021 to 2024 |
| Driftwood Bay | 177 vacant residential lots | Not yet on the roll | First closings June 2026 |
| The Landings | 172 townhomes (rental community) | 682 to 1,488 sq ft (average 1,376) | 2022 and 2023 |
Source: Charlotte County Property Appraiser public roll, file dated October 4, 2026, our analysis.
The Cove is West Port's only gated village, according to the builder's marketing on the developer's site (seen October 10, 2026). It has the community's only resident amenity center and the widest range of lots, from villas to 60 foot homes. In the 12 months to September 9, 2026, The Cove recorded 95 sales at a $289,000 median: 82 builder-direct at $300,000 and 13 resales at $245,000, at $160.34 per square foot of county heated area (n = 71). By phase, Phase 4 had 46 sales at $282,000, Phase 3 had 25 at $300,000 and Phase 2 had 21 at $375,900. Of its 105 vacant lots, 101 are in Phase 4, so building will continue here for some time. Taylor Morrison's page for The Cove reads sold out (seen October 10, 2026), and D.R. Horton sells in two collections, Express and Tradition. The Cove's association owns its 24 street parcels, the amenity parcel and 17 common parcels, so its streets are private.
The Hammocks holds the earliest recorded sale in West Port, dated June 24, 2021, and 382 single-family homes averaging 1,925 square feet. It recorded 38 sales in the 12 months to September 9, 2026 at a $287,500 median, 24 of them builder-direct at $273,500 and 14 resales at $327,500, at $160.47 per square foot (n = 30). Because it holds the earliest sale in West Port and has only 8 vacant lots, a Hammocks buyer is mostly buying a house that has been lived in or a recent quick move-in, not a lot. The West Port CDD owns its streets. The real 2025 tax bill we show later in this guide is from this village.
The Palms mixes 123 single-family homes with 124 paired villas, and its first recorded sale was November 30, 2022. In the 12 months to September 9, 2026 it recorded 37 sales at a $307,500 median: 30 builder-direct at $316,600 and seven resales (too few for a median), at $163.52 per square foot (n = 19). West Palms Dr and Queen Palm Dr carry most of the sales. With 24 vacant lots, it is close to built out.
The Isles is 104 single-family homes averaging 2,170 square feet, built from 2021 to 2024, with no vacant lot. Only four resales recorded in the last 12 months, so the longer window is the useful one: 99 sales in the 60 months to September 9, 2026 at a $420,800 median, 88 builder-direct and 11 resales at $489,700. Every recorded Isles sale in the last 12 months was a resale, and its 60-month median of $420,800 sits above the $347,250 median for all of West Port over the same 60 months.
Driftwood Bay is the name D.R. Horton and the developer use for the first village on the West Port East plat. The roll shows 177 vacant residential lots on Harmon Dr, Summerville St and Stillwell Ct and no home with a year built yet, but six builder-direct closings recorded on Harmon Dr in June 2026. Driftwood Bay is on its own district, the West Port East CDD, which is on the tax bill for the first time in fiscal year 2027. Buyers here are buying a house on a lot the builder is finishing or has just finished, so the builder contract, the district step-up and the flood letter matter more than the roll.
The Landings is 172 townhomes, 164 of them held by two companies according to the county's ownership records, and it operates as a rental community. Its 11 qualified sales in history were eight builder-direct closings in March and April 2023 ($210,000 to $220,000) and three resales in 2024 ($214,000 to $245,000), all on Vista Landings Ct, and none since July 2, 2024. A buyer should treat The Landings as a neighbor and a rental market, not a village to shop in.
D.R. Horton is the builder selling on the developer's villages page for The Cove and Driftwood Bay, as of October 10, 2026. The developer, Kolter, lists a wider group of builders at the community level: Christopher Alan, Taylor Morrison, M/I Homes, Lennar and Maronda Homes, with D.R. Horton in the expansion. Gulfshore Business reported on August 3, 2026 that the expansion adds 423 new homes on 180 acres, with Lennar expected to begin building in 2027 (Gulfshore Business). We cite builders as builder marketing and do not link their pages.
West Port is in unincorporated Charlotte County, so there is no city government and no city property tax levy, and Charlotte County governs it. A Port Charlotte mailing address, ZIP 33953, does not make a home part of a city, because Port Charlotte itself is unincorporated.
Data updated: October 2026 (county records through September 9, 2026; Florida Department of Revenue 2025 tax district table).
West Port sits inside the county's Urban Service Area, in County Commission and School Board District 4. The county provides water and sewer through Charlotte County Utilities, fire rescue through Charlotte County Fire Rescue (Fire Station No. 2 is on Collingswood Boulevard) and the law enforcement and lighting levies on the tax bill. The county zones West Port Planned Development with a Murdock Village Mixed Use future land use (Florida Department of Revenue, 2025 Charlotte tax district table).
West Port sits inside the Murdock Village Community Redevelopment Area, which Charlotte County created by Resolution 2003-081 on May 27, 2003, on about 1,200 acres, after buying out an over-platted lot grid that had produced only 77 homes on about 3,000 platted lots. The plan runs until 2045. For a buyer the practical point is that the redevelopment area adds no millage of its own: the tax districts that cover West Port all carry 15.0855 mills for tax year 2025, and the sample bill we show later has no redevelopment line (Charlotte County, Murdock Village CRA).
West Port, written as two words, is the name the developer, the recorded plats and both districts use, and the county record also writes it as Westport. Other places share the name, and Springs at West Port is an apartment community on the same parent plat, not a village of owner-occupied homes. When you search, confirm the ZIP code, 33953, and the cross streets, US 41 and SR 776.
West Port and Willow are both Charlotte County master plans of new builder homes with community development district assessments. West Port has a resale market and an older first phase, with homes on the roll since 2021, while Willow is newer and almost entirely builder-direct.
Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026).
Willow facts other than county sales come only from our Willow guide, built September 2026. Read each row as a question to answer before signing.
| What a buyer asks | West Port (Port Charlotte) | Willow (Punta Gorda) |
|---|---|---|
| How many homes sold, at what middle price? (county, 12 months to September 9, 2026) | 180 at $290,000 | 95 at $319,500 |
| Can I buy from an owner instead of a builder? | Yes: 38 resales beside 142 builder closings | Rarely: one resale beside 94 builder closings |
| What does a square foot cost? (county heated area) | $160.53 across 124 sales | $170.79 across 70 sales |
| When did homes first reach the roll? | 2021 | 2024 to 2025 (Willow page) |
| How large will it grow? | Up to 2,702 homes entitled, per county staff in December 2025; 1,614 lots and homes on the roll now | Up to 1,389 planned homes (Willow page) |
| What is the district line for FY2027? | $1,605.80 to $2,692.35 in the West Port CDD, or $2,649.82 to $2,947.69 in the West Port East CDD | Area One $1,573.31 to $2,246.57 (Willow page) |
| What are the association dues? | Published only for The Cove: $2,220 to $3,200 a year in a May 2024 document; master dues unpublished | About $2,116 to $3,804 a year, an offering-statement estimate (Willow page) |
| Is there a gate and a clubhouse? | Only in The Cove; the county's Centennial Park sits next door | An amenity center expected to be complete in August 2026 per its offering statement (Willow page) |
| What does FEMA's map show? | Zone AE (9 ft) at five of seven sample points, shaded X at two; 29 FEMA letters on the plats | See our Willow page (2025 map revision) |
| Which evacuation zone? | B | D (Willow page) |
| Which zoned schools, graded 2025-26? | Liberty Elementary A, Murdock Middle B, Port Charlotte High B | East Elementary B, Punta Gorda Middle A, Charlotte High B (Willow page) |
| Who is building? | D.R. Horton now; Lennar expected in the expansion in 2027 (press) | Lennar and Toll Brothers (Willow page) |
The two county rows were run with the same tool, the same rules and the same window. Builder names are as seen on October 10, 2026, and naming a builder is not an endorsement.
On paper the district lines look similar, and they are not the same kind of number. West Port's $2,692.35 is a full year on a single-family lot in a district that has carried bonds since 2020. West Port East's FY2027 charge is its first on the tax roll, about $1,530 to $1,548 higher than FY2026 (our arithmetic from that district's budget). Willow's association figure is an estimate from an offering statement, and West Port's only published dues are a 2024 figure for The Cove. Neither community hands a buyer a complete, current fee sheet for every lot, so we build one for the lot you choose.
West Port fits a buyer who wants the option of buying from an owner (38 resales were recorded in the 12 months), a choice between paired villas and single-family lots as wide as 60 feet, a gated village in The Cove, and a county pool, gym and ball fields a few minutes away at Centennial Park. Willow fits a buyer who prefers a newer plat and an evacuation Zone D address over West Port's Zone B. Weighing Willow seriously? Our buyer's guide for Willow runs the same checks there.
Whichever way you lean, the answer comes down to one address: its fee class, its FEMA status and its school assignment. Put that address through the district's school lookup, get the CDD line in writing and read the recorded documents before signing.
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In the 12 months to September 9, 2026 the county recorded 180 West Port sales, against 327 in South Gulf Cove, 113 in Riverwood and 95 in Willow. Below, West Port sits beside those three Charlotte County communities, with every row measured by the same tool, the same rules and the same window.
Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026).
| Community | Recorded sales (12 months to September 9, 2026) | Median | Builder-direct / resale | Price per sq ft (n) | Page |
|---|---|---|---|---|---|
| West Port | 180 | $290,000 | 142 / 38 | $160.53 (124) | Covered here |
| South Gulf Cove | 327 | $480,000 | 109 / 218 | $235.14 (305) | South Gulf Cove guide |
| Riverwood | 113 | $345,000 | 0 / 113 | $192.16 (113) | Guide in progress |
| Willow | 95 | $319,500 | 94 / 1 | $170.79 (70) | Willow guide |
Source: Charlotte County Property Appraiser public roll and sales files dated October 4, 2026, our analysis.
These four communities differ in kind more than in rank. South Gulf Cove is a large grid of canal and dry lots, 11,887 parcels, and two thirds of its 327 sales (218) were owner resales. Riverwood's 113 sales were all resales. West Port and Willow are builder master plans, so builder closings make up most of their counts.
If you want an older canal-front home, South Gulf Cove is the comparison; if you want a gated golf community in the same 33953 ZIP code, Riverwood is. A lower midpoint in West Port reflects a different set of homes, not a discount on the same house.
If a boat at the back door or a golf course inside your own gates is the priority, West Port is the wrong community, and we will say so. The lakes here are stormwater ponds, and the county roll carries no golf use code anywhere in the community. If a new home, a published district schedule and a short drive to US 41, a town center and a county park fit the way you live, West Port deserves the tour.
West Port gives a buyer new homes in a master-planned community, a builder selling in The Cove and Driftwood Bay, and a recorded market of 180 sales in a year, 98 of them between $200,000 and $300,000. The next step is a short consultation about the village, the district assessment for the lot and the paperwork you should hold before a contract. Call Marc at (239) 287-5873, see how we represent buyers across Southwest Florida, or read our guide to buying a home in Port Charlotte. If you also own a home you need to sell first, our West Port home valuation lines the sale and the purchase up, and you can call Jesse direct at (239) 898-6072.
★★★★★ "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
A West Port owner's yearly costs stack in layers: county property tax at 15.0855 mills (2025), a West Port CDD line of $1,605.80 to $2,692.35 or a West Port East CDD line of $2,649.82 or $2,947.69 (FY2027), and association dues that are public only for The Cove, $2,220 to $3,200 a year in a May 2024 document. Several other layers are unpublished.
Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026)
Below is every charge we could tie to a West Port home, grouped by who sends the bill. Where nobody has published a figure we say so rather than estimate. The fire rescue, sanitation and stormwater numbers come from a single 2025 bill and will differ by home.
| Who bills you | Charge | How much | How often | Where to check it |
|---|---|---|---|---|
| Tax Collector, ad valorem | County, schools, law enforcement, lighting, water management and other authorities | 15.0855 mills for tax year 2025, in tax districts 097, 098, 100 and 104 | Yearly | Florida Department of Revenue, 2025 Charlotte TACD |
| Tax Collector, for the West Port CDD | Upkeep, special revenue fund and bond repayment | $1,605.80 to $2,692.35 by area and product, FY2027 | Yearly | West Port CDD FY2027 budget |
| Tax Collector, for the West Port East CDD | The same three parts | $2,649.82 on a 40 ft lot, $2,947.69 on a 50 ft lot, FY2027 | Yearly, on the tax bill for the first time | West Port East CDD FY2027 budget |
| Tax Collector, for the county | Fire rescue assessment | $278.20 on the one 2025 bill we read | Yearly | 2025 tax bill, a Sunset Preserve Way home |
| Tax Collector, for the county | Sanitation unit | $324.64 on that bill | Yearly | The same bill |
| Tax Collector, for the county | Mid-Charlotte stormwater utility | $14.44 on that bill | Yearly | The same bill |
| Cove at West Port Community Association | Association dues | $2,220 (villa lot), $2,900 (50 ft lot), $3,200 (60 ft lot); the document does not say whether master dues are included | Yearly, per a May 2024 document | Series 2024 offering document |
| West Port Community Association (master) | Dues | Unpublished | Unpublished | Florida Division of Corporations, which shows only that it exists |
| Driftwood Bay Homeowners Association | Dues | Unpublished | Unpublished | Florida Division of Corporations, existence only |
| Murdock Village CRA | No separate charge | None on the bill; the CRA runs on tax increment | n/a | 2025 Charlotte TACD |
| Street or drainage service unit | No separate charge found | None at our seven sample points; only the countywide fire rescue assessment returned | n/a | Charlotte County GIS, October 7, 2026 |
| Association, at a resale | Transfer fee, capital contribution, estoppel | Information not available at time of publishing (checked 2026-10-07). | At closing | The recorded declaration and the estoppel certificate |
Add up the rows for your own lot rather than reading any one of them. Outside The Cove, a single-family owner carries county tax, a West Port CDD line of $2,691.28 to $2,692.35 and master dues that nobody has published. Inside The Cove, the owner carries the lower Area Two or Area Four district line plus the Cove dues.
The district's adopted FY2027 budget prints a per-unit comparison. We have rearranged it around the question a buyer actually asks: what will my lot pay? Amounts are gross, on the tax roll, per unit.
| If the home is | District area (units) | FY2027 total | FY2026 total | Upkeep / special revenue fund / bonds |
|---|---|---|---|---|
| A twin villa in The Cove | Area Two 2020 (120) | $1,605.80 | $1,607.58 | $706.32 / none / $899.48 |
| A 50 ft single family in The Cove | Area Two 2020 (163) | $1,955.60 | $1,957.38 | $706.32 / none / $1,249.28 |
| A 60 ft single family in The Cove | Area Two 2020 (68) | $2,205.45 | $2,207.23 | $706.32 / none / $1,499.13 |
| A twin villa in The Cove, Area Four | Area Four (52) | $1,605.94 | $1,607.72 | $706.32 / none / $899.62 |
| A 50 ft single family in The Cove, Area Four | Area Four (84) | $1,955.79 | $1,957.57 | $706.32 / none / $1,249.47 |
| A 60 ft single family in The Cove, Area Four | Area Four (13) | $2,205.68 | $2,207.46 | $706.32 / none / $1,499.36 |
| A 40 or 50 ft single family, Area One 2020 | Area One 2020 (320) | $2,692.35 | $2,694.13 | $706.32 / $709.77 / $1,276.26 |
| A twin villa, or a 50 or 60 ft single family, Area One 2021 | Area One 2021 (124, 149 and 41) | $2,691.73 | $2,693.51 | $706.32 / $709.77 / $1,275.64 |
| A townhome, Area One 2021 | Area One 2021 (172) | $2,160.40 | $2,161.93 | $600.37 / $603.30 / $956.73 |
| A 40, 50 or 60 ft single family, Area Three | Area Three (61, 59 and 12) | $2,691.28 | $2,693.06 | $706.32 / $709.77 / $1,275.19 |
| An apartment unit | Multi-family (504) | $494.42 | $495.67 | $494.42 / none / none |
| Commercial | 5.44 units | $1,293.16 | $1,292.43 | $1,293.16 / n/a / n/a |
Source: West Port CDD adopted budget FY2027, assessment comparison; the district's May 2024 offering document identifies Areas Two and Four as The Cove. Outside The Cove your tax bill names the area, and every non-Cove single-family or twin-villa class lands between $2,691.28 and $2,692.35.
A buyer takes two things from it. The assessment barely moved, with the Area One 2020 single-family line going from $2,694.13 to $2,692.35. And Cove lots pay less, $1,605.80 to $2,205.68, because no special revenue fund line is levied on them.
Driftwood Bay's lots join the county tax bill for the first time in FY2027. The West Port East district's budget counts 95 lots 40 feet wide and 82 lots 50 feet wide (West Port East CDD adopted budget FY2027).
By our arithmetic the jump is $1,529.82 a year on a 40 ft lot and $1,547.69 on a 50 ft lot. Price a Driftwood Bay home on the larger FY2027 figure that will appear on the November 2026 bill; a quote still carrying last year's district number is stale.
The Cove is the one village with dues in a public document: a May 2024 district offering statement lists $2,220 a year for a villa lot, $2,900 for a 50 ft lot and $3,200 for a 60 ft lot (West Port CDD Series 2024 offering document). The figure is over two years old and silent on whether the master association's dues sit inside it.
For the master association, Driftwood Bay, The Hammocks, The Palms, The Isles and The Landings we found no published dues. Those numbers live in an association budget or a builder's contract addendum, and we have seen neither. Get the current budget in writing before you sign and set it beside the 2024 Cove figures.
We read one actual 2025 bill, for a homestead on Sunset Preserve Way in The Hammocks (tax district 098), on the Charlotte County Tax Collector's site on October 10, 2026. Its assessed value was $260,237, and the homestead exemption lowers the taxable values, so a new buyer's bill will differ.
The bill carries no CRA line and no association line. One bill is one example, so read the fire rescue and sanitation amounts as illustrations, not rates. Our West Port community guide prints the same bill line by line.
Our arithmetic, using the FY2027 district totals and the 2024 Cove dues. County tax, master dues, insurance and utilities are left out.
| Home | Per month, district plus association | Per year | How we got there |
|---|---|---|---|
| Cove villa | about $318.82 | $3,825.80 | $1,605.80 district plus $2,220 dues (2024 document) |
| Cove 50 ft single family | about $404.63 | $4,855.60 | $1,955.60 district plus $2,900 dues |
| Cove 60 ft single family | about $450.45 | $5,405.45 | $2,205.45 district plus $3,200 dues |
| Single family outside The Cove | about $224.36, plus master dues | $2,692.35, plus master dues | District only; master dues unpublished |
Two more calculations buyers ask us for. County tax, as an illustration only: 15.0855 mills on a $290,000 taxable value comes to $4,374.80 before exemptions, and your real figure depends on the assessment and on homestead, as the bill above shows. Driftwood Bay: a 50 ft lot goes from $1,400.00 billed off the roll in FY2026 to $2,947.69 on the November 2026 bill, $1,547.69 more.
The West Port CDD's FY2025 audit shows five bond series with a combined par of $27,900,000 (Florida Auditor General, West Port CDD FY2025 audit): Series 2020 Area One $6,735,000, Series 2020 Area Two $6,900,000, Series 2021 $9,560,000, Series 2022 for Area Three $2,375,000 and Series 2024 for Area Four $2,330,000.
That money built district infrastructure, such as off-site road work, the stormwater system, irrigation distribution lines and the Area One park, playground and trails, and the bond line in each assessment pays it back. The Cove's clubhouse, pools and courts belong to the Cove association, not the district. Driftwood Bay's district has its own Series 2025 bonds, $3,085,000 of principal. After the hurricanes the West Port CDD also drew on a recovery credit line of $599,858 at 6.95 percent (a $389,748 balance at the FY2025 audit), and it received $119,672 of FEMA grants in FY2026.
The West Port CDD's budget pays for treating 58 acres of wet ponds monthly, 198 FPL streetlights, irrigation supply from two well and pumping systems plus effluent water, landscape maintenance and solar streetlighting, and it owns and maintains the stormwater system. For a buyer this is the answer to what the assessment buys: the lakes, lights and irrigation around your lot rather than a clubhouse.
A West Port buyer should receive the association's governing documents and disclosure summary before signing, the property tax disclosure summary, the seller's written flood disclosure and the district's assessment for the lot. We have not seen a recorded West Port declaration, so we name the statutes and the documents and leave the terms to them.
Data updated: October 2026 (Florida Statutes; Florida Division of Corporations records; read October 10, 2026).
Section 720.401 of the Florida Statutes applies to buyers of parcels in a homeowners' association governed by Chapter 720 (Fla. Stat. 720.401). On the terms as we read them, the disclosure summary belongs in your hands before you sign the contract, the contract must carry a voidability clause, and if you did not receive the summary first, you may void the contract by written notice within 3 days after receipt of the summary or before closing, whichever occurs first. Florida's corporate records show West Port Community Association, Inc., Cove at West Port Community Association, Inc. and Driftwood Bay Homeowners Association, Inc. as active not-for-profit corporations. The recorded declarations were not available to us, so ask the closing agent to confirm which disclosures apply to your village and who supplies them on a builder sale.
Because West Port sits inside two community development districts, Chapter 190 carries its own notice rules for sales within a district. We did not find a primary-source copy of the specific section in the files we read, so we do not cite one. Ask the title or closing agent to confirm which district notice must appear in or with your contract, and read each district's adopted budget for your lot class before you sign.
On a resale, order the association's estoppel certificate the day the contract is signed. Under Fla. Stat. 720.30851 the association must deliver it within 10 business days of the request, it is effective for 30 days (35 days if mailed), and a buyer or lender who relies on it in good faith is protected. The statutory form asks about any capital contribution, any resale or transfer fees, open violations, whether the board must approve a transfer and any right of first refusal. The statute caps what an association may charge for the certificate, with an added charge for expedited delivery and another when the account is delinquent, and the fee is refunded if the sale does not close. The association's own certificate fee, transfer fee and any capital contribution for West Port: Information not available at time of publishing (checked 2026-10-07).
Florida also requires a property tax disclosure summary before you sign, warning you not to rely on the seller's current taxes (Fla. Stat. 689.261). Separately, Fla. Stat. 689.302 requires the seller's written flood disclosure at or before the contract, covering flood damage claims, federal flood assistance and known flooding during the seller's ownership. On a first sale of a new home, the flood disclosure may have little history to report, and the lot's map, FEMA letter and elevation file matter more.
Choose a West Port resale for a home you can inspect as it stands and an owner's paperwork you can read; choose new construction from D.R. Horton for a plan you pick and a builder warranty. Every home on the county roll was built 2021 to 2025, so even a resale is a recent build.
Data updated: October 2026 (county records through September 9, 2026; builder marketing seen October 10, 2026; Citizens Property Insurance guidance).
The county file separates builder-direct sales from resales: in the 12 months to September 9, 2026, 142 were builder-direct and 38 were resales. The two groups are different mixes of homes, so the medians ($292,650 and $284,000) do not say which costs less for a given house. Compare by village and product. In The Hammocks, resales had a higher median ($327,500) than builder-direct sales ($273,500); in The Cove, the order is the other way ($245,000 against $300,000).
A new home is permitted under a recent building code and today's floodplain rules, carries new systems and comes with a written builder warranty. Citizens Property Insurance says a home may qualify for roof credits due to the year built, though opening protection credits need a completed wind mitigation inspection form (Citizens Property Insurance, FAQ answer 3534). A new build may also sit beside lots that will be built on for months or years: 314 residential lots are still vacant, 177 of them in Driftwood Bay and 101 of The Cove's 105 in Phase 4.
A resale gives you a home you can inspect as it stands, a seller's disclosures, an association estoppel certificate that states what is owed, and sometimes upgrades the builder charges for, such as a screened lanai, window treatments and landscaping. The trade-off is that you buy the house with whatever the first owner chose, and the builder's warranty may have started running from the first closing. Ask the seller for the warranty paperwork and the date it began.
A resale buyer and a new-home buyer pay the same district assessment for the lot class, read the same recorded declaration and face the same FEMA map. The tax bill resets for both, because a sale ends the previous owner's assessed value. The practical difference is who holds the contract and what you can negotiate.
Florida protects a new-construction deposit in escrow only up to 10 percent of the price under Fla. Stat. 501.1375, and the buyer can waive even that in writing. Read the builder's written warranty for what it covers and for how long, and have an independent inspector look at the house before closing. Never sign a builder's contract that waives the escrow without reading what the deposit pays for.
Yes. A buyer in West Port can work with their own agent when buying from a builder, and the time to bring the agent in is before the first model visit, not after. Builders handle buyer representation in their own way, and the terms that govern it are in their own paperwork, which we did not read.
Data updated: October 2026 (builder marketing pages seen October 10, 2026; NAR and Florida Realtors practice guidance; Fla. Stat. 475.278).
In a community where a builder and owners both sell, a buyer can easily meet a builder before meeting an agent. Some builders tie buyer-agent compensation to putting the agent on record at the buyer's first contact, which can include a website sign-up or a visit to a sales center. We did not read D.R. Horton's buyer-agent terms, so we state no builder's rule. What we tell every West Port buyer is simple: tell the sales team at your first visit that you are working with a realtor, and ask the builder how it handles buyer representation.
The sales representative at a builder's model works for the builder. That representative can explain the plans, the options and the schedule. The representative is not there to compare the builder's price with a resale down the street, to tell you the district assessment is a negotiating point, or to read the declaration with you. A buyer's agent works for you, and in a Florida transaction the relationship you sign decides what duties the agent owes, which the compensation section below explains.
Our guide to new construction in Port Charlotte walks through builder contracts, lot contracts and what to inspect across the city, and the principles in it apply in West Port as they do anywhere. Call Marc at (239) 287-5873 before you walk a builder's model.
A West Port builder contract should state the price and what it includes, the district area and assessment for your lot, the deposit terms, the completion schedule, the warranty, and what happens if the home is late. Read it against the declaration and the district budget before you sign, not at the closing table.
Data updated: October 2026 (district budgets FY2027; Fla. Stat. 501.1375; read October 10, 2026).
This is a checklist of questions, not legal advice. A builder's contract is the builder's form, and a real estate attorney can tell you what its clauses mean in Florida. We do not state what D.R. Horton's contract contains, because we did not read it.
Florida limits how much of a new-construction deposit the law protects in escrow, as covered above under Fla. Stat. 501.1375, and a buyer can waive it in writing. Ask who holds the deposit, when it is released to the builder, what it can be spent on, and what you recover if the builder cannot deliver or you terminate under a contract right.
The contract should attach the plan set and a specification sheet that names the roof covering, the windows, the exterior doors and the garage door. Ask for the product approvals, the impact ratings and the signed plan set for your lot. Hurricane features described on a marketing page are marketing statements until they appear in the contract.
Ask for the builder's written warranty before you sign. Ask what it covers, for how long, when the clock starts, how you submit a claim and what the builder's process is for fixing defects. Ask whether the warranty transfers to a later owner. If a third party insures the warranty, ask for the insurer's name and the policy terms.
Look for any clause that sends disputes to arbitration, limits what you can recover, requires you to waive rights or lets the builder substitute materials. A real estate attorney can tell you what each means in Florida.
We read your builder's contract with you against this checklist, mark every blank that the district budget, the declaration or the flood file should fill, and tell you which points we would negotiate. We cannot tell you what a contract's legal effect is, and we say when a question belongs to your attorney.
You should inspect a new West Port home at three points: before the walls close, at the final walk-through, and before your warranty ends. A new house still has defects, and an independent inspector who works for you finds what a builder may miss. The 2021 to 2025 build years on the county roll make this a young-house checklist.
Data updated: October 2026 (Charlotte County elevation certificate guidance; Citizens Property Insurance Wind Loss Mitigation Guide, Rev. 04/26; Florida Office of Insurance Regulation wind mitigation resources; read October 10, 2026).
A builder's own quality checks and the county's permit inspections are not a substitute for an inspector who reports to you. A county inspection confirms a house meets code at a stage. It does not tell you whether the caulk is finished, the garage floor slopes to the door or the air handler is accessible. An independent inspection is paid for by you and works for you.
If the builder allows it, an inspection before the walls close lets an inspector see framing, wiring, plumbing and the connections that hold the roof to the walls. Ask the builder whether you may schedule one and what access rules apply, and put the answer in writing. On a quick move-in home the walls are already closed, so ask for the permit file and the photos the builder took at framing.
Walk the house with the builder's representative and your inspector before you close. Check every window and door, every outlet and switch, the garage door, the air conditioning and the water heater. Test the plumbing, run the appliances and look at the lot grading, the swales and the lake edge. Write every defect on a list the builder signs, and ask how and when each will be fixed. Do not close on a promise you cannot enforce.
A wind mitigation inspection documents the roof covering, roof deck attachment, roof to wall connection, roof shape, secondary water resistance and opening protection on a state form. The Florida Office of Insurance Regulation says a completed form is valid for up to five years and that a new version takes effect April 1, 2026 (Florida Office of Insurance Regulation, wind mitigation resources). Citizens' Wind Loss Mitigation Guide says the form may not be required for a structure built to the Florida Building Code on or after January 1, 2002 with no extra mitigation features, and that it is required when newly built features exceed the code and credits are requested (Citizens, Wind Loss Mitigation Guide, Rev. 04/26). If a builder says a home earns a credit, ask for the form that documents it.
Charlotte County says an under-construction elevation certificate is due before the lintel pour and a final certificate before the final inspection (Charlotte County, elevation certificates). The county holds certificates on file for West Port streets, summarized in the flood section below. For a lot not yet on file, ask the builder for the certificate and when it will be available.
Walk the lot after a heavy rain if you can. Look at where water goes from the roof and the driveway, how the lot sits against its neighbors and what is at the rear edge. The lakes in West Port are stormwater ponds that the district owns and maintains, so ask where the lake behind your lot discharges and who treats it.
A home inspection is a visual review. It does not tell you your flood zone, your insurance premium, your district assessment or the declaration's rules, and it cannot see inside walls that are closed. Use it with the documents in this guide, not in place of them.
Keep a written list of anything that shows up in the first months, and submit warranty claims in the way the warranty says to. Ask the builder when the warranty clock starts and whether there is a follow-up inspection before it ends. Book a final inspection before the first coverage period in your warranty runs out, and report any defect in writing before the deadline.
No single flood zone covers West Port. FEMA's map effective December 15, 2022 puts five of our seven sample points in Zone AE with a 9 foot base flood elevation and two in shaded Zone X, and 29 FEMA letters have since removed or reviewed lots on West Port plats. A buyer checks the lot, not the village.
Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026)
On October 10, 2026 we queried FEMA's National Flood Hazard Layer at one point per village (FEMA National Flood Hazard Layer). Every point falls on FIRM panel 12015C0043G, effective December 15, 2022, and each answer describes that point only.
| Sample street | Village | Zone today | Base flood elevation | FEMA letter covering the lot |
|---|---|---|---|---|
| Remington Trace Drive | The Cove, Phase 1B | AE | 9 ft NAVD88 | Removed by 23-04-3181A, June 9, 2023 |
| Bridle Ridge Street | The Cove, Phase 4 | Shaded X | None | Not needed on the current map; Phase 4 has its own letter |
| Sunset Preserve Way | The Hammocks | AE | 9 ft NAVD88 | Removed by 23-04-3402A, May 11, 2023 |
| West Palms Drive | The Palms | AE | 9 ft NAVD88 | The Palms has removal letters; this lot not verified |
| East Isles Road | The Isles | Shaded X | None | Not checked |
| Harmon Drive | Driftwood Bay (West Port East) | AE | 9 ft NAVD88 | Removed by 26-04-0376A, December 22, 2025 |
| East Landings Way | The Landings | AE | 9 ft NAVD88 | Denied May 5, 2023 at 8.9 ft; removed July 11, 2023 |
None of the seven points falls in the Coastal High Hazard Area, the Limit of Moderate Wave Action, a Coastal Barrier Resources unit or the floodway, and no Letter of Map Revision alters the map at any of them. That is why we describe flood status lot by lot and never for West Port as a whole.
On the map in force before December 15, 2022 (panel 0043F), all seven points were Zone X, outside the Special Flood Hazard Area. On the current map, five of the seven are Zone AE. The FEMA letters below followed that change, and a flood-zone answer from a brochure or a map printed before December 2022 may be out of date.
FEMA has made 29 determinations on West Port plats since 2022, touching every village: 26 Letters of Map Revision based on Fill, one of them a denial, and 3 Letters of Map Amendment. The lowest lot elevations printed in them run from 9.0 to 12.0 feet NAVD88, against a 9.0 foot base flood elevation. Five of the letters show a buyer the pattern:
That last pair is the lesson for a buyer: a tenth of a foot decided it. The Palms (23-04-3431A), The Isles Phase 1 (23-04-3429A) and The Landings Phase 2 (23-04-3393A) have removal letters too, and our West Port community guide prints the elevation range in each. A lot named in no letter stays in the Special Flood Hazard Area where the map puts it, and even a removal letter leaves the lender a choice: "the Federal mandatory flood insurance requirement does not apply. However, the lender has the option to continue the flood insurance requirement to protect its financial risk on the loan" (FEMA case 23-04-3181A, June 9, 2023).
The county's elevation certificate layer shows how high floors were set, measured in NAVD88, the current map's datum:
Since the 6th Edition, the Florida Building Code has required new buildings at or above the base flood elevation plus 1 foot (Florida Division of Emergency Management, elevation freeboard paper), and these medians clear that line. A certificate still describes one house. Certificates in The Isles and The Palms sit on an older map and datum, so we leave them out of the comparison.
Three documents settle a single lot. First, the flood zone on FEMA's current map for that address. Second, the FEMA letter, if one lists the lot; the cases in the table above are the West Port letters we sampled, and the full set is on FEMA's Map Service Center. Third, the home's elevation certificate, which the seller, the builder or the county's elevation certificate record can supply. We ask for all three before the inspection period ends. The county's flood protection page is the county's starting point.
What insurance a West Port closing needs turns on two things: the lot's flood status and the wind carrier. Lenders require flood coverage inside the Special Flood Hazard Area, a FEMA removal letter ends the federal mandate but leaves the lender an option, and Citizens requires flood coverage on most wind policies by January 1, 2027.
Data updated: October 2026 (county records through September 9, 2026; FEMA queried October 10, 2026; Citizens pages read October 10, 2026)
Federal rules require a lender to insist on flood insurance when a home in the Special Flood Hazard Area carries a federally backed mortgage. A lot in Zone AE with no FEMA letter is in that area. A lot that a letter removed is not, and the letter says so, though it also says the lender "has the option to continue the flood insurance requirement." The lender's choice is part of the loan, so we ask the lender in writing before we count on dropping the policy.
If Citizens Property Insurance writes your wind coverage, most policies will need a flood policy beside them by January 1, 2027. Homes inside the Special Flood Hazard Area already had to carry one. For homes outside it, Citizens phased the rule in by Coverage A amount: $600,000 and up in 2024, $500,000 and up in 2025, $400,000 and up in 2026, and every policy in 2027 (Citizens, flood; Citizens, new flood requirements begin January 1).
Keep the two rules apart. A FEMA removal letter ends the federal mandatory purchase rule for that lot, but it does nothing to the Citizens rule, which still applies from January 1, 2027 when Citizens is the wind carrier. A West Port buyer holding a removal letter should get a flood quote anyway.
Citizens gives a building-code discount to homes built on or after January 1, 2002, and wind mitigation credits reduce the wind part of the premium (Citizens, discounts). On age alone every West Port home qualifies, since all 1,299 homes with a year built on the roll date from 2021 to 2025; what a particular home earns depends on its wind mitigation inspection.
On flood, Charlotte County holds Class 5 in FEMA's Community Rating System, worth a 25 percent discount on federal flood insurance, as WINK News reported from FEMA on September 9, 2025 (WINK News, Charlotte County keeps its CRS discount). We publish no premiums, because a quote turns on the house, its elevation certificate and the carrier. Homeowners and flood insurance premiums for West Port: Information not available at time of publishing (checked 2026-10-07).
A buyer under contract has a short window, so we sequence the work. Order the wind mitigation inspection and the elevation certificate first, because the quotes need them. Ask the lender for the flood determination. Then get a wind quote and a flood quote for the exact address, and add both to the monthly number before the inspection period ends. A quote obtained after the deadline is a quote you can no longer act on.
Every sample point we tested in West Port sits in storm surge Evacuation Zone B, and the homes, built from 2021 to 2025, carry a design wind speed of about 150 mph by our reading of the state map. The public record we found reports no storm damage to West Port homes in particular, and we claim none either way.
Data updated: October 2026 (county records through September 9, 2026; FEMA queried October 10, 2026; National Hurricane Center reports read October 10, 2026)
Charlotte County's storm surge evacuation zones run from A to E, and West Port sits in Zone B at every sample point (Charlotte County Emergency Management, Know Your Zone). The county's evacuation route map shows the routes. The county's zone for an address, not our sample points, is the one to check before a contract.
The National Hurricane Center's reports give the regional picture. Ian came ashore near Punta Gorda at 2035 UTC on September 28, 2022, at about 125 knots, and offshore winds left most Port Charlotte surge sensors dry (NHC, Hurricane Ian report). In Helene, countywide, 8 structures in Charlotte County were destroyed, 1,900 had major damage and 750 minor or moderate damage, mostly from surge (NHC, Hurricane Helene report). Milton pushed 5 to 8 feet of surge above ground into the northern harbor and the Peace River, and a station roughly 3 miles south of Port Charlotte logged 6.62 inches of rain (NHC, Hurricane Milton report).
None of those numbers is about West Port in particular. We found no county, NOAA or newspaper report of damage to West Port homes; for a specific house, the permit history and the seller's written disclosure are the record to read.
Our reading of the Florida Building Commission's 2023 wind-speed map puts the design wind speed for Risk Category II buildings at West Port at about 150 mph (UF GeoPlan, 2023 wind speed report). All of Charlotte County is in the wind-borne debris region. A home's design speed is on its building permit, and that document, not our reading of the map, controls.
West Port's stormwater system is a district-owned network of retention lakes, pipes, swales and control structures that discharges to the Crestwood and East Fork waterways and is designed to Southwest Florida Water Management District standards (West Port CDD Series 2024 offering document). The district owns and maintains it, and its budget pays for treating 58 acres of wet ponds monthly.
Only The Cove has a resident amenity center: a 6,458 square foot building on Remington Trace Drive, owned by the Cove association, that the builder markets with a clubhouse, fitness room, resort-style pool, four pickleball courts, bocce, an event lawn and a fenced dog park. Every West Port owner can use Centennial Park, the county's 103.3 acre park next door, at county rates.
Data updated: October 2026 (county records through September 9, 2026; Charlotte County park and recreation pages read October 7, 2026; builder marketing seen October 10, 2026)
The Cove clubhouse, pools and courts are private and are not part of either district. The amenity center was built in 2023 on a 3.6 acre tract of Cove Phase 1A-1 and is owned by The Cove at West Port Community Association. The builder's marketing says it is "exclusively for the use of its residents." The county roll shows no common building in The Hammocks, The Palms, The Isles, The Landings or West Port East, so a buyer in those villages should not assume a clubhouse. The Area One park, playground and trails are district-owned.
Centennial Park was built in 2003 inside the Murdock Village redevelopment area. It has baseball, softball and soccer fields, an 18-hole disc golf course, a dog-friendly area, a nature trail, a playground and the Veterans Memorial Walkway, and it is open from 6 a.m. to 9 p.m. It sits 0.9 road miles from our Hammocks sample point and 1.4 to 1.5 miles from The Cove and West Port East points, about 4 to 5 minutes (Charlotte County, Centennial Park).
The Recreation Center has a 9,976 square foot gym with six basketball goals lined for four pickleball and two volleyball courts, a fitness center and a community garden. It is open Monday to Friday 8 a.m. to 8 p.m., Saturday 10 a.m. to 4 p.m. and Sunday 12 p.m. to 4 p.m. Drop-in is $2, a six-month pass is $40 and an annual pass is $75 (Charlotte County, Centennial Park Recreation Center). The 50-meter pool, with a diving well, charges adult $3 and child $2 a day, or adult $100, child $75 and family of four $230 a year, plus tax. A November 3, 2026 sales-tax referendum would fund a Centennial Park Phase 2 and Phase 3 and a recreation center renovation; it is a proposal, not an approved project.
There is no golf course inside West Port, because the county roll carries no golf use code here. The nearest open course is Riverwood Golf Club, 3.2 to 5.7 road miles away, and the Charlotte Sun reported that Charlotte Harbor National, the former Bobcat Trail course, has been closed since August 2021. There is no marina or boat ramp in West Port, and the lakes are stormwater ponds. The El Jobean Boat Ramp, open 24 hours, is 4.7 to 7.2 road miles away. Most county fishing piers near West Port are closed for restoration after Hurricanes Helene and Milton, and the El Jobean Fishing Pier is closed. Port Charlotte Beach Park is a harbor park, not a Gulf beach, 8.3 road miles and about 18 minutes away; Englewood Beach is 29 to 32 minutes by free-flow drive.
Nothing retail operates inside West Port on the county record yet; the Marketplace is still a plan. Weekly errands are short drives: a Walmart Supercenter on Murdock Circle in about 7 to 9 minutes and a Publix at Quesada Commons in about 9 to 10. From The Cove sample point, Port Charlotte Town Center is 3.2 road miles, about 7 minutes. State licensing data counts 78 seated food service licenses within a 10 minute drive of at least one of our three sample points, 25 of them within 8 minutes; those are licenses, not restaurants. For weekends there is Charlotte Sports Park, spring home of the Tampa Bay Rays, about 7 to 10 minutes away (2027 home games start February 20, 2027), Tippecanoe Environmental Park at about 6 to 10 minutes, and the Mid-County Regional Library, reopened May 11, 2026, at about 10 to 11 minutes.
Every West Port address we tested is zoned to Liberty Elementary, Murdock Middle and Port Charlotte High in Charlotte County Public Schools. We ran seven sample points spread across the villages through the district's own Boundary Locator, got the same three schools each time, and the state graded them A, B and B for 2025-26.
Data updated: October 2026 (Charlotte County Public Schools Boundary Locator and Florida Department of Education school grades, both read October 10, 2026; OSRM routing estimates computed October 10, 2026).
We picked seven address points from the county parcel layer, at least one per village, and ran each through the service behind the district's public Boundary Locator. All seven came back with the same three schools. We publish street names only.
| Grade level | Zoned school | State grade 2025-26 | 2025 | 2024 | Drive from our sample points |
|---|---|---|---|---|---|
| Elementary | Liberty Elementary | A | B | B | about 10 to 11 minutes, 4.8 to 5.4 miles |
| Middle | Murdock Middle | B | B | C | about 7 to 8 minutes, 2.4 to 3.2 miles |
| High | Port Charlotte High | B | C | C | about 8 to 9 minutes, 3.0 to 3.7 miles |
Source: Florida Department of Education, 2025-26 school grades workbook, grades as of September 1, 2026; Charlotte County Public Schools Boundary Locator, read October 10, 2026. Drive times are OSRM free-flow estimates (our analysis); allow more at school hours.
Builder marketing and the district do not always agree. One builder's Driftwood Bay page names a different elementary and middle school from the ones the district returned at our West Port East point. The district decides, so check the exact address and, if it matters to you, get the answer from the district in writing.
Liberty Elementary moved up to an A for 2025-26 after B grades in 2025 and 2024. Murdock Middle held a B for a second year, up from a C in 2024. Port Charlotte High reached a B after a C in each of the two prior years (Florida Department of Education, school grades 2026). A letter grade is the state's measure of a school, not a forecast of one student's year. District-wide, Charlotte County Public Schools earned an A rating, its first in 15 years, and ranked 21st of 67 districts (Charlotte County Public Schools, July 1, 2026 release).
Under the district's 2026-27 Code of Student Conduct, students walk if school is 2 miles or less from home, or if the assigned stop is 1.5 miles or less away (Charlotte County Public Schools, Code of Student Conduct). Measured by road from our sample points, all three zoned schools are more than 2 miles away. Bus eligibility and the stop location are still the district's call for each address and school year, so ask for the stop assignment on the exact house.
Emergency care is close to West Port: HCA Florida Tamiami Trail Emergency, a 24-hour emergency room at 150 Tamiami Trail, is about 3 miles and 6 to 7 minutes away. For a hospital admission, AdventHealth Port Charlotte and HCA Florida Fawcett Hospital are each 6.4 to 6.9 miles away, about 14 to 15 minutes in free-flow traffic.
Data updated: October 2026 (hospital and Florida Agency for Health Care Administration pages read October 10, 2026; OSRM routing estimates computed October 10, 2026).
HCA Florida Tamiami Trail Emergency is an off-campus emergency department of HCA Florida Fawcett Hospital, and it opened in 2023 (HCA Florida Tamiami Trail Emergency). The state lists it among hospital-based off-campus emergency departments in a list dated April 6, 2026 (Florida AHCA, hospital-based off-campus emergency departments). In a real emergency the right step is 911, and the ambulance crew decides the destination.
AdventHealth Port Charlotte (renamed in March 2025) and HCA Florida Fawcett Hospital each sit 6.4 to 6.9 road miles and 14 to 15 minutes from West Port in free-flow conditions (HCA Florida Fawcett Hospital). Both are in Port Charlotte, so a buyer does not need to leave Charlotte County to reach inpatient care.
Everyday driving from West Port is short, and the long trips are long. In free-flow conditions US 41 is about 3 to 5 minutes away, the Port Charlotte Town Center area about 6 to 8, North Port City Hall about 14 to 15, I-75 at Toledo Blade Boulevard about 19 to 20, and downtown Punta Gorda about 21 to 22.
Data updated: October 2026 (OSRM routing engine on OpenStreetMap data, free-flow, from sample points in The Cove, The Hammocks and West Port East; computed October 10, 2026).
Free-flow estimates from OSRM routing on October 10, 2026, from sample points in The Cove, The Hammocks and West Port East (OSRM routing engine). Each is an "about" figure, and traffic and season add time.
| Trip type | Destination | Minutes: Cove / Hammocks / West Port East |
|---|---|---|
| Errands | West Port Boulevard at US 41 | 3 / 5 / 4 |
| Errands | US 41 at SR 776 | 7 / 8 / 6 |
| Errands | Port Charlotte Town Center | 7 / 8 / 6 |
| Interstate | I-75 exit 179, Toledo Blade Boulevard | 19 / 20 / 20 |
| Interstate | I-75 exit 170, Kings Highway | 25 / 26 / 25 |
| Nearby towns | North Port City Hall | 14 / 15 / 14 |
| Nearby towns | Downtown Punta Gorda | 21 / 22 / 21 |
| Nearby towns | Venice City Hall | 36 / 37 / 36 |
| Gulf beaches | Englewood Beach | 32 / 29 / 32 |
| Gulf beaches | Boca Grande | 42 / 39 / 42 |
| Airports | Punta Gorda Airport (PGD) | 31 / 32 / 30 |
| Airports | Sarasota-Bradenton International (SRQ) | 64 / 65 / 65 |
| Airports | Southwest Florida International (RSW) | 68 / 69 / 68 |
| Cities | Downtown Fort Myers | 55 / 56 / 55 |
| Cities | Downtown Sarasota | 58 / 59 / 58 |
Source: OSRM routing, our analysis, October 10, 2026.
Errands and the interstate are close; the airports and the Gulf take a drive. Punta Gorda Airport is roughly half an hour, while Sarasota-Bradenton and Southwest Florida International are each more than an hour. Englewood Beach and Boca Grande take 29 to 42 minutes depending on where in West Port you start. Without a car, the county's free Charlotte Rides curb-to-curb service operates Monday to Friday, 6:30 a.m. to 6 p.m.
The expansion of West Port itself is the largest project nearby: county staff report approvals through site plans for 1,438 single-family and 705 multi-family units, a 47,240 square foot Publix and retail on El Jobean Road, and a separate planned development, West Port Village, north of SR 776. A buyer here lives next to construction and should price that in.
Data updated: October 2026 (Charlotte County staff reports through December 10, 2025; Gulfshore Business, August 3, 2026; plat records read October 7, 2026)
County planning staff reported on December 10, 2025 that the governing planned development, Ordinance 2023-015, allows up to 2,702 residential units (1,898 single family and 804 multi-family) and about 670,522 square feet of commercial space (PD-25-11 staff report, Charlotte County). Site plans approved at that date cover 1,438 single-family and 705 multi-family units, a 7,610 square foot amenity center and a Publix of 47,240 square feet with a 2,100 square foot liquor store and 9,800 square feet of retail, with 206 more townhomes under review. An applicant asked in December 2025 to convert commercial rights to 206 more multi-family units (2,923 in all); the outcome of that request is not confirmed in the records we read.
Gulfshore Business reported on August 3, 2026 that the expansion adds 423 new homes on 180 acres, that Flamingo Boulevard will connect US 41 and SR 776 (two lanes first, then four with a median), that a Publix-anchored center on SR 776 is scheduled to open in late 2027 and that Lennar is expected to begin building in 2027 (Gulfshore Business). West Port Marketplace is a four-lot commercial plat of about 14 acres at El Jobean Road and Flamingo Boulevard (Plat Book 28, Page 14, 2025), and no building is on the county record yet.
West Port Village is a separate planned development of 154.93 acres north of SR 776, south of Seymour Avenue, east of the Como Waterway and west of Collingswood Boulevard. Ordinance 2025-007 allows up to 670 homes (350 single family, 320 multi-family) and commercial uses. It was platted in 2026 (Plat Book 28, Page 24), and no parcel is on the county roll yet. It is not part of the West Port sales figures on this page.
Two apartment communities, Springs at West Port and Swiftwater, sit on the parent plat; both are rentals, and the West Port CDD assesses 504 multi-family units. The county's metropolitan planning organization lists SR 776 at Flamingo Boulevard intersection improvements ($3.02 million construction) among its 2025 priorities, which are priorities and not schedules. The county is also expanding the West Port Water Reclamation Facility, a $70.077 million capital project funded by wastewater connection fees.
Construction nearby cuts both ways. It brings a Publix, new roads and new neighbors, and it brings noise, trucks and a changing view for years. Before you commit to a lot, ask the builder in writing what is scheduled on the neighboring lots, and look at the plat for tracts marked for future development behind or beside the lot.
We find the right West Port home by screening each lot for the costs a brochure hides before you tour it: the district area and assessment, the association paperwork, the FEMA file for the lot, the schedule on neighboring lots and the builder's written recurring charges. Then we tour the few that survive.
We start with the full monthly carrying cost you are comfortable with: the mortgage at today's rate, the county tax bill at the post-sale value, the district assessment for the lot, the association's fee, and homeowners and any flood insurance. In West Port the association figure is unpublished in most villages and the insurance figure is unpublished everywhere, so we price an address only after the budget and the quotes are in hand, and we tell you which number is still open.
A resale of a 2021 to 2025 build, a builder's quick move-in home, a home built to order, a paired villa or a single-family lot of 40, 50 or 60 feet. Each has a different paperwork list, a different timeline and a different association layer. The recorded sales show a $330,000 single-family median and a $250,000 villa and townhome median in the same 12 months, so the product decision is about the house and your date, not a price rule we can print.
For every lot that survives we pull the district area, the FEMA zone for the lot and any letter that names the plat, any elevation certificate, the plat showing the lake and tract edges, the permit history on the county's record and the recorded sales on the street. Listings we hear about before they reach the market go through the same screen. For a later phase or Driftwood Bay, we add the builder's street schedule.
A West Port tour looks at the roof and the garage, the grading and swales around the lot, the lake edge, what is built and what is vacant on the neighboring lots, and the state of construction nearby. A model home is not the community you will live in, so we also ask what is finished on your street and what is not.
If you want us to start the file, call Marc at (239) 287-5873 or read how we represent buyers.
We negotiate West Port purchases from county evidence. Charlotte County recorded 180 sales in 12 months, 98 of them between $200,000 and $300,000, and a builder advertises starting prices next door, so a buyer has alternatives. The multiple listing service measures days on market and sale-to-list: Information not available at time of publishing (checked 2026-10-07).
Data updated: October 2026 (county records through September 9, 2026; builder marketing seen October 10, 2026).
We price from recorded sales of comparable homes in the same village, product and size band, including sales that never reached the multiple listing service. A builder's advertised price gets our comparables in writing, and we say which sales we excluded and why. We do not read a builder's marketing price against a recorded sale, and we do not claim a negotiation discount, because we have no days-on-market or sale-to-list figure for West Port and will not borrow one.
Builder sales are not one-price, and the contract has more to negotiate than the number on the front. Depending on the builder's terms, which we did not read, we look at the lot premium, options, closing-cost credits, rate offers, completion dates, who pays the title policy, the treatment of the district assessment at closing, and what the builder will do in writing about neighboring construction. We do not tell you what a given builder will accept.
On a resale, price is only one term. We look at the inspection period, repairs or credits, the estoppel and its cost, who pays the association's transfer fee, any warranty transfer, the closing date and the personal property that stays. A buyer who has read the district budget and the declaration can ask for the right credits, and an owner who has them ready removes a source of doubt.
On the Florida AS IS contract, the initial deposit is due within 3 days of the effective date, the additional deposit within 10 days, the inspection period is 15 days unless the parties change it, the loan application is due within 5 days and the loan approval period defaults to 30 days (Florida Realtors and The Florida Bar, ASIS-7 contract). We set those dates to fit the estoppel, the flood file, the elevation certificate and the insurance quotes, and we calendar every deadline in writing on day one. A builder's own contract may use different dates, which is why the contract section above matters.
A roof an insurer will not accept, an elevation certificate that shows a floor close to the base flood elevation, a district assessment that differs from the figure in the contract or an association budget higher than expected are all negotiating points. They carry more weight inside the contract's review periods than after them.
Your deposit is held in escrow by a title company, attorney or broker, and on the AS IS form it is returned if you terminate in time under the inspection, financing or flood provisions. New-construction deposits follow a different rule, covered in the new-construction section above. We never let a deadline pass on a deposit without a written extension in hand.
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A West Port buyer who finances pays Florida's documentary stamp tax on the mortgage at 35 cents per $100, the 2-mill intangible tax on the loan, recording, lender, title and inspection charges, and any association or district charges the contract assigns. In Charlotte County the seller customarily pays the owner's title policy, and the contract controls.
Data updated: October 2026 (Florida Statutes; Florida Department of Revenue; retrieved October 10, 2026).
Under Fla. Stat. 201.08 the documentary stamp tax on a recorded mortgage is $0.35 per $100 of the amount secured, and Fla. Stat. 199.133 adds a nonrecurring intangible tax of 2 mills on the loan. The deed stamp of $0.70 per $100 under Fla. Stat. 201.02 is customarily a seller cost, but the contract decides.
We use $290,000 here because it is the 12-month recorded median to September 9, 2026, not because it is a price you will pay. With 20 percent down, the loan is $232,000. Mortgage stamps are $812 and the intangible tax is $464, which is $1,276 in state taxes on the loan. The deed stamps on a $290,000 sale would be $2,030, which the AS IS form treats as a seller cost. Add recording, lender fees, the inspection, the survey and any association or district charges. This is our arithmetic from the statutory rates, not a closing estimate; your lender's Loan Estimate is the document that binds.
| Item at a $290,000 price, 20 percent down | Amount | Who customarily pays |
|---|---|---|
| Mortgage documentary stamps on a $232,000 loan | $812 | Buyer |
| Intangible tax on a $232,000 loan | $464 | Buyer |
| Deed documentary stamps on $290,000 | $2,030 | Seller |
| Association estoppel fee (resale) | Information not available at time of publishing (checked 2026-10-07). | Seller on the AS IS form, by default |
| Association application, transfer or capital fees | Information not available at time of publishing (checked 2026-10-07). | Buyer on the AS IS form, by default; a builder's contract may differ |
| Impact fees | Unpublished | Set by the builder's contract |
Source: Fla. Stat. 201.08, 199.133 and 201.02, our arithmetic on the county's 12-month median of $290,000.
In Charlotte County the seller customarily pays for the owner's title insurance policy, and the contract controls. Paragraph 9(c) of the AS IS contract has the parties check a box to say who pays, so read the box before you sign, because a different choice is legal and sometimes negotiated, and a builder's contract may assign it its own way. Florida sets title insurance premiums by rule, so the premium for the same coverage is the same at every title company (Rule 69O-186.003); the settlement and search fees are what vary. A buyer who is paying for a lender's policy pays that premium separately.
Florida property taxes are paid in arrears, so the seller credits you at closing for the part of the year the seller owned the home. On a new home from a builder, the lot may have been assessed as land for part of the year, and the district assessment and the association fee are prorated as the contract says. Budget separately for an independent inspection, a wind mitigation report, an elevation certificate if none is on file, and a survey. Because both West Port districts bill on the county tax bill, the district assessment rides on the same bill as the county's taxes.
West Port property taxes reset after a sale: the seller's capped assessment does not transfer, so your first full bill reflects market value and your own exemptions. The bill has two halves, ad valorem tax on value at 15.0855 mills for 2025 and flat non-ad valorem lines, and the district assessment is on that bill.
Data updated: October 2026 (Florida Department of Revenue 2025 tax district table; Charlotte County Tax Collector bill read October 10, 2026).
The ad valorem half multiplies each taxing authority's millage by your taxable value after exemptions. For the districts that cover West Port the 2025 rates are the county general fund at 6.0394 mills, county law enforcement at 2.1449, the Greater Charlotte lighting district at 0.1907, environmentally sensitive lands at 0.2000, West Coast Inland Navigation at 0.0394, the Southwest Florida Water Management District at 0.1831 and the school levies at 3.0400 and 3.2480, for a total of 15.0855 (Florida Department of Revenue, 2025 Charlotte TACD). The non-ad valorem half carries service assessments and the district's assessment. The real 2025 Hammocks bill earlier in this guide shows both halves. An association's fee is not on the county bill, because the association bills it directly.
West Port parcels sit in tax districts 097 and 098. District 098 covers every Cove, Hammocks, Palms, Isles, Landings and parent-plat parcel, with the Murdock Village CRA and the West Port CDD, and district 097 covers West Port East, with the CRA and the West Port East CDD. The 2025 millage is the same in both, 15.0855. The redevelopment area funds itself from tax increment and adds no line to your bill.
To claim homestead in Charlotte County you must hold title, be a Florida resident living in the home as your permanent residence on January 1, and file between January 1 and March 1 after the deed is recorded (Charlotte County Property Appraiser, Exemptions). The exemption is set by Fla. Stat. 196.031, and the Property Appraiser's page states the current amounts. A buyer who closes late in the year should plan the filing, because the first January 1 after closing sets the first exemption year.
A non-homestead home's 10 percent assessment cap resets on sale, and a homestead's Save Our Homes value resets to just value in the year after the change of ownership. The Florida property tax disclosure summary in Fla. Stat. 689.261 tells you not to rely on the seller's current taxes. On a first sale of a new home, the previous bill may have been on vacant land, which is why a resale's current bill and a builder's estimate are poor guides. Budget from your purchase price and current millage, not the seller's total. As an illustration only, our calculation of 15.0855 mills on a $290,000 taxable value is $4,374.80 before any exemption.
If you are leaving another Florida homestead, you can carry part of its Save Our Homes benefit to a West Port homestead established within three years of January 1 of the year you left the old one, filing Form DR-501T by March 1 (Form DR-501T; Fla. Stat. 193.155). Selling a Florida homestead to buy here? That is a timing question we plan with you before either contract is signed.
Since August 17, 2024, an MLS participant must have a West Port buyer sign a written agreement before they tour a home together, and that agreement must state compensation that is specific and fully negotiable. Offers of compensation no longer appear on the MLS, and a seller or builder may still agree to pay some or all of it.
The National Association of Realtors' practice changes require MLS participants working with a buyer to sign a written agreement prior to touring a home, stating compensation that is objectively ascertainable and not open-ended, barring payment above the agreed amount from any source, and stating conspicuously that broker fees are not set by law and are fully negotiable (NAR, Summary of 2024 MLS Changes; NAR Settlement FAQs). Florida Realtors adds that a range is not allowed (Florida Realtors, NAR settlement FAQs).
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, and the single agent version includes a clause that compensation the broker receives from a seller reduces what the buyer owes (Florida Realtors, updated forms).
Fla. Stat. 475.278 presumes that all licensees are operating as transaction brokers unless a single agent or no brokerage relationship is established, in writing. A transaction broker owes limited confidentiality and no duty of loyalty. If you want an agent who represents only you, say so and sign the single agent version; the national settlement did not change Florida brokerage relationship law.
In a community where a builder and owners both sell, a buyer can easily meet a builder before meeting an agent. Bring us in before the first model visit or sales call and we put you on record with the builder on its published terms, which we ask the builder to state in writing. Read how we represent buyers or call Marc at (239) 287-5873 before you walk a builder's model.
Your lender's rate and loan program set the principal and interest on a West Port purchase, so we build the full monthly number from the lender's quote for each address. In the 12 months to September 9, 2026, the county recorded 180 West Port sales from $225,000 to $500,000, and 167 of them closed under $400,000.
Data updated: October 2026 (Charlotte County recorded sales through September 9, 2026).
Your lender's rate sets the principal and interest. We build the full monthly number from the lender's quote for each address, with the county tax bill, the district assessment, the association's fee and insurance added to it. An actual loan quote depends on your credit, down payment and lender, and Freddie Mac publishes the weekly national average rate on its Primary Mortgage Market Survey page for context.
We print no loan-limit figure here. The Federal Housing Finance Agency publishes the conforming loan limit (FHFA, conforming loan limit), and HUD publishes FHA limits by area (HUD, FHA 2026 areas above the floor). The limit that applies to your loan: Information not available at time of publishing (checked 2026-10-07). Every recorded West Port sale in the last 12 months closed at $500,000 or less.
West Port's record is young: 180 recorded sales in a year, 142 of them builder-direct, on homes built 2021 to 2025. An appraiser has comparable sales to use, but a builder's contract price may sit above or below what the appraiser finds, especially in a village with few resales. Ask your lender early how it handles an appraisal on a new-construction sale, and ask the builder what happens to your deposit if the appraisal comes in under the contract price.
Lenders count the housing payment, which for most programs includes the district assessment and the association fee along with principal, interest, taxes and insurance. In West Port the district assessment is $1,605.80 to $2,947.69 a year, a large line against a $290,000 median price. We did not read any lender's rules on how they treat a district assessment, so ask your lender how it will treat your lot's assessment, and bring the district's budget page to the conversation.
A lot purchase and a construction loan are different products from a home mortgage, with their own down payment, draw schedule and timeline. In West Port the records we read show builders selling the lots with homes, so most buyers will be financing a completed or to-be-built home through a builder's contract. Ask your lender how a builder's closing-cost credit, if one is offered, fits the loan before you sign.
For a buyer, West Port's strengths are homes built from 2021 to 2025, an owner resale market, products from villas to 60 foot lots, Centennial Park next door and an A-graded zoned elementary. Its weaknesses are a district line on every bill, Zone AE at five of our seven sample points, no golf, marina or beach, and recorded declarations we could not read.
Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026).
The pros are mostly about the home you are buying: recent, documented and priced across a wide middle band. The cons are mostly about what sits around the home: districts that carry debt, a declaration you must read, flood status that changes by lot and services still being built nearby. None of the cons is a reason to walk away. Each is a reason to ask for a document before you sign, and we will help you gather them.
If you are also selling a Florida home to buy in West Port, the two transactions need one plan: the sale funds the purchase, the closing dates must line up with the builder's schedule, and a Florida homestead may carry portable Save Our Homes savings into the new home. We run both sides so neither date surprises you.
If you are moving within the community, start with a free West Port home valuation built on the county's recorded sales. When you are ready to list, our guide to selling your home in West Port explains how we price a resale against the builder next door. Call Jesse direct at (239) 898-6072.
A to-be-built home has a schedule the builder controls, and a sale you must close first has a date you control. We map both before you sign, and we ask the builder for the completion estimate and the remedy if it slips, as covered in the contract section above.
For a home in the city or another Port Charlotte neighborhood, start with a Port Charlotte home valuation or read how we sell homes in Port Charlotte. Our Port Charlotte area guide sets the city picture beside West Port. Selling elsewhere in Florida? You can also get a free home valuation or call Jesse direct at (239) 898-6072.
A custom West Port listing alert tells you about the right home the day it reaches the market. With a builder advertising its own homes and resales that may trade outside a builder's pipeline, the buyers who see a correctly priced home first are the ones who get to tour it and write the first offer.
Price and bedrooms are the least useful filters in West Port. The ones that matter are village, because the district and the association follow it, product (single family, paired villa or townhome), lot width, because the district class follows it, whether the home is a resale or a builder's quick move-in, and the street, because the FEMA letters and the neighboring construction change street by street. If you want a villa, say so, because villa dues and district classes differ from single-family ones.
To browse the team's search, visit DomainRealtyGroup.com, or tell us your criteria and we will build the saved search and send you the link. The alerts route to Jesse and Marc as well, so when something matches you hear from a person. Call Marc at (239) 287-5873, or use the buyer consultation on this page.
The West Port buyer consultation is a working session, not a sales meeting: we take your monthly carrying number, compare builder, quick move-in and resale paths, flag the lots that need a closer look at the flood file or the district area, and give you the document list for the addresses you like. There is no charge and no obligation.
A carrying-cost model with the district assessment and the association estimate separated from the mortgage; the recorded comparables for the homes you are considering; the FEMA zone and any elevation certificate for any address you name; a read of the builder contract against the checklist in this guide; and an estimate of your cash to close from the state figures in this guide.
Your timing, whether you are financing, whether you intend to homestead, whether you are selling a Florida home and might have portability to carry, whether you want a single-family home or a villa, and whether the amenity center, the school assignment or the drive to US 41 and I-75 decides it for you.
Use the consultation form below the hero of this page, see how we represent buyers across Southwest Florida, or call Marc Comisar at (239) 287-5873 or Jesse McGreevy direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar are a top-reviewed Southwest Florida buyer team on Google, and the quotes below are five-star Google reviews from clients we represented, reproduced word for word. They are not West Port transactions unless the client says so, and we do not display an aggregate rating.
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These are the West Port questions a buyer will ask that no public primary source we could read on October 10, 2026 answered. We would rather name the gap and the document that closes it than print a number from a brochure or a blog post, and each item below names who settles it.
The questions below are the ones West Port buyers ask us most, from what West Port is and who builds there to what the districts, the association, flood and insurance look like. Each answer draws on a county record, a district budget or a federal or state source, and where a fact is not public the answer says so and names the document that holds it.
Data updated: October 2026 (county records through September 9, 2026; district budgets FY2027; FEMA queried October 10, 2026)
It is a master-planned community of new builder homes in unincorporated Port Charlotte, ZIP 33953, laid out inside the Murdock Village Community Redevelopment Area that Charlotte County created in 2003 (Charlotte County, Murdock Village CRA). The county roll file dated October 4, 2026 lists 1,299 West Port homes with a year built, all from 2021 to 2025, plus 314 vacant lots (our analysis). For the plats and the history, see our West Port community guide.
West Port sits between US 41 (Tamiami Trail) and SR 776 (El Jobean Road) in unincorporated Charlotte County, with a Port Charlotte mailing address in ZIP 33953. From our sample points, West Port Boulevard at US 41 is about 3 to 5 minutes by free-flow drive and Port Charlotte Town Center about 6 to 8 minutes (OSRM routing, October 10, 2026, our analysis). Add time for traffic and season.
No. Charlotte County governs West Port directly, because the community, like Port Charlotte itself, is unincorporated: there is no city council and no city tax levy, whatever the mailing address says. It lies inside the county's Urban Service Area, in County Commission and School Board District 4 (Florida Department of Revenue, 2025 Charlotte tax district table).
West Port, as two words, is the name the developer, the recorded plats and both districts use, and the county record also writes it Westport. Murdock Village is the county redevelopment area that West Port sits inside, so the two are related but not the same. Other places share the name, and Springs at West Port is an apartment community on the same parent plat, not a village of owner-occupied homes.
The county roll lists 1,299 West Port homes with a year built: 867 single family and 432 paired villas or townhomes. County staff put the approved ceiling at up to 2,702 homes under Ordinance 2023-015 in a report dated December 10, 2025, and the developer markets about 2,500 (PD-25-11 staff report, Charlotte County). The roll is a January 1 snapshot, so homes finished in 2026 mostly show no year built yet.
Kolter affiliates develop West Port. The developer's own site names KL West Port, LLC, managed by Kolter Land, and the entity on the expansion plats and petitions is KL Westport Expansion LLC, which is active on Florida's corporate records. Gulfshore Business reported on August 3, 2026 that Brookfield Kolter Land Partners LLC is the master developer (Gulfshore Business, West Port expansion).
D.R. Horton is the builder on the developer's villages page, in The Cove (gated) and Driftwood Bay, seen October 10, 2026. Taylor Morrison's Cove at West Port page reads sold out, seen the same day. Gulfshore Business reported that Lennar is expected to begin building in the expansion in 2027. These are builder marketing and press statements, and we do not link builder pages.
Keep two numbers apart. The county recorded 142 builder closings in West Port in the 12 months to September 9, 2026, with a median of $292,650, including six Driftwood Bay deeds between $250,000 and $290,000. Separately, D.R. Horton's marketing seen October 10, 2026 advertises Driftwood Bay Express Series homes from $259,990 and the two Cove collections from the $278s and the $343s. An advertised start is not a sale price, and the district and association lines sit on top of either.
In the 12 months to September 9, 2026, the county recorded 180 West Port sales at a $290,000 median, from $225,000 to $500,000. By village: The Cove 95 at $289,000, The Hammocks 38 at $287,500 and The Palms 37 at $307,500, with four Isles resales and six Driftwood Bay closings listed rather than averaged. About 30 further new-home closings are coded as vacant land in the county file and are not in these figures (Charlotte County recorded sales, our analysis).
It depends on the village and the product. Across West Port, the 38 resales had a $284,000 median and the 142 builder-direct sales $292,650. In The Hammocks resales had the higher median ($327,500 against $273,500) and in The Cove the lower ($245,000 against $300,000). The groups are different mixes of homes, so compare the same product in the same village, with the district and association lines added to each.
Five villages are open to buyers: The Cove (500 homes and lots on the roll, gated), The Hammocks (390), The Palms (271), The Isles (104) and Driftwood Bay on the West Port East plat (177 lots). The Landings, 172 townhomes, is a rental community. The Cove is West Port's only gated village, according to the builder's marketing on the developer's site (seen October 10, 2026).
The Landings is a rental townhome community. It has 172 townhomes (1,376 square feet on average, built 2022 and 2023), and the county's ownership records show 164 of the 172 held by two companies. The record shows 11 qualified sales, all on Vista Landings Court, and none since July 2, 2024, so a buyer will rarely find one offered.
Driftwood Bay is the name D.R. Horton and the developer use for the first village on the West Port East plat. The county roll shows 177 vacant residential lots on Harmon Drive, Summerville Street and Stillwell Court, and six builder-direct closings on Harmon Drive from $250,000 to $290,000 were recorded in June 2026. The village is on the West Port East CDD, whose assessment steps up in fiscal year 2027, and Driftwood Bay Homeowners Association, Inc. filed on Florida's corporate records on August 2, 2024.
Only The Cove's dues are public. A May 2024 district offering document lists $2,220 a year for a villa lot, $2,900 for a 50 foot lot and $3,200 for a 60 foot lot (district offering document). Dues for the master association and for Driftwood Bay, The Hammocks, The Palms and The Isles have not been published, and we will not guess them. The district assessment is a separate line, billed on the county tax bill.
It is a special taxing district that Charlotte County established by Ordinance 2019-023 on October 22, 2019, covering 434.677 acres under a five-seat board. The district owns and runs the stormwater system, treats 58 acres of wet ponds, pays for 198 streetlights and supplies irrigation, and at its FY2025 audit it carried bonds with a combined par of $27,900,000. Owners fund it through the yearly assessment on the tax bill (West Port CDD).
Charlotte County created the West Port East Community Development District by Ordinance 2024-041 in December 2024 and expanded it by Ordinance 2026-015 to 280.775 acres. Its FY2027 assessment on Driftwood Bay lots is $2,649.82 for 40 foot lots and $2,947.69 for 50 foot lots, the first year on the tax bill. Before that the district billed $1,120.00 and $1,400.00 for debt only, off the tax roll, so the step-up is $1,529.82 and $1,547.69 a year (our calculation from the district budget).
It depends on the area and the product printed on the tax bill. In the West Port CDD for FY2027, the lowest line is $1,605.80 for a twin villa in The Cove's Area Two and the highest is $2,692.35 for an Area One single-family home; Cove 50 foot lots pay $1,955.60 and 60 foot lots $2,205.45. Outside The Cove, single-family and twin-villa classes pay $2,691.28 to $2,692.35 and townhomes $2,160.40. Driftwood Bay's West Port East CDD lines are $2,649.82 and $2,947.69 (West Port CDD FY2027 budget).
Yes. West Port parcels fall in tax districts 097 and 098, and the district charge is printed on the county tax bill as a non-ad valorem line. On one 2025 Hammocks bill we read, the West Port CDD line was $2,687.05 of a $6,249.31 total, and the four non-ad valorem lines together came to $3,304.33 (our arithmetic). That bill showed no association line and no redevelopment area line (Charlotte County Tax Collector, tax year 2025).
For tax year 2025 the tax districts covering West Port carried 15.0855 mills, and the redevelopment area adds no millage of its own. Purely as an illustration, 15.0855 mills on a $290,000 taxable value is $4,374.80 before exemptions (our calculation). The one real 2025 Hammocks bill we read, a homestead with a $260,237 assessed value, showed $2,944.98 of ad valorem tax (Florida Department of Revenue, 2025 Charlotte tax district table).
Yes, in the sense that matters. The seller's capped assessed value does not transfer to you, so the first full bill reflects the market value after the sale and your own exemptions. Florida's property tax disclosure summary under Fla. Stat. 689.261 tells you not to rely on the seller's current taxes, and on a new home the prior bill may have been on vacant land. Budget from your purchase price and the current millage.
Parts of it are, lot by lot. On FEMA's current map (panel 12015C0043G, effective December 15, 2022), our sample points on Remington Trace Drive, Sunset Preserve Way, West Palms Drive, Harmon Drive and East Landings Way are Zone AE with a 9 foot base flood elevation, while Bridle Ridge Street and East Isles Road are shaded Zone X. On the map before December 2022 all seven were Zone X, and FEMA has since issued 29 letters on West Port plats (FEMA flood map service).
It depends on the lot and the lender. A FEMA removal letter for The Cove reads: "the Federal mandatory flood insurance requirement does not apply. However, the lender has the option to continue the flood insurance requirement to protect its financial risk on the loan." Separately, Citizens requires most policies with wind coverage to carry flood by January 1, 2027 (FEMA letter 23-04-3181A; Citizens).
A Letter of Map Revision based on Fill, or LOMR-F, is FEMA's finding that a filled lot now sits above the base flood elevation and outside the Special Flood Hazard Area. West Port plats have 29 FEMA determinations since 2022 across every village (26 LOMR-F including one denial, and 3 LOMA), with lowest lot elevations of 9.0 to 12.0 ft against a 9.0 ft base flood elevation. One Landings lot was turned down at 8.9 ft in May 2023, then removed at 9.0 ft that July. Your lot is found in a letter by plat and lot number (FEMA Letter 23-04-4388A).
Storm surge Evacuation Zone B, at all seven sample points we tested. Charlotte County uses zones A to E. Your zone is set by address, so check the county's lookup before you buy, and review the evacuation routes in the county's map (Charlotte County, Know Your Zone).
About 150 mph for Risk Category II under the 2023 Florida Building Code, our reading of the Florida Building Commission's 2023 wind-speed map. All of Charlotte County is in the wind-borne debris region. A home's actual design speed is on its building permit, so we read the permit for a specific address rather than rely on the map (UF GeoPlan wind speed report).
The district's Boundary Locator returned Liberty Elementary, Murdock Middle and Port Charlotte High at every one of our seven sample points. Their 2025-26 state grades: Liberty Elementary A (B in 2025 and 2024), Murdock Middle B (B in 2025, C in 2024) and Port Charlotte High B (C in 2025 and 2024). Some builder pages name other schools, and the district's lookup is the one that counts (Boundary Locator).
There is no golf course: the county roll has no golf use code inside West Port, and the nearest open course is Riverwood Golf Club, 3.2 to 5.7 road miles away (Riverwood Golf Club). Only The Cove has a resident pool, in its 6,458 square foot amenity center on Remington Trace Drive, owned by the Cove association. No other village has an amenity building on the county roll, and the county's Centennial Park Pool, a 50-meter pool, is next door and open to the public.
It is Charlotte County's 103.3 acre park, built in 2003, roughly 0.9 to 1.5 road miles (about 4 to 5 minutes) from our West Port sample points. Ball fields for baseball, softball and soccer, an 18-hole disc golf course, a nature trail, a playground and the Veterans Memorial Walkway are open 6 a.m. to 9 p.m. Because it is a public county park beside West Port rather than part of it, anyone may use it at county rates (Charlotte County, Centennial Park).
West Port has no Gulf beach. Port Charlotte Beach Park is a harbor park, 8.3 road miles and about 18 minutes away, and Englewood Beach is 16.7 to 19.2 road miles (29 to 32 minutes). By estimated free-flow drive (OSRM, October 10, 2026), I-75 exit 179 at Toledo Blade Boulevard is about 19 to 20 minutes, Punta Gorda Airport about 30 to 32 minutes, Sarasota Bradenton about 64 to 65 minutes and Southwest Florida International about 68 to 69 minutes. Add time for traffic and season.
The closest emergency room is HCA Florida Tamiami Trail Emergency at 150 Tamiami Trail, a 24-hour off-campus emergency department of HCA Florida Fawcett Hospital that opened in 2023, about 3 miles or 6 to 7 minutes away. For admission, AdventHealth Port Charlotte (renamed in March 2025) and HCA Florida Fawcett Hospital each sit 6.4 to 6.9 miles away, about 14 to 15 minutes (HCA Florida Tamiami Trail Emergency).
No age restriction appears on any public record we read, and the county does not list one. The recorded declarations were not available to us, and they control. If an age restriction matters to your purchase, read the recorded declaration for your village at the Charlotte County Clerk's official records before you contract (Charlotte County Clerk).
We have not read the leasing rules for any West Port village, so we do not state a minimum lease term or a rental cap. The recorded declarations were not available to us, and they control. The Landings, with 172 townhomes held mostly by two companies, operates as a rental community, which shows rentals exist in West Port but not what rules apply to a particular lot.
Yes. A buyer can work with their own agent on a builder sale, and the time to bring the agent in is before the first model visit. We did not read D.R. Horton's buyer-agent terms, so we state no builder's rule. Tell the sales team at your first visit that you are working with a realtor, and ask the builder how it handles buyer representation. Call Marc at (239) 287-5873 before you walk a model.
Since August 17, 2024, an MLS participant working with a buyer must have a written agreement signed before touring a home together, and it must state compensation that is specific and fully negotiable (NAR, Summary of 2024 MLS Changes). Florida Realtors' updated buyer brokerage forms took effect January 5, 2026. Under Fla. Stat. 475.278, a licensee is presumed to be a transaction broker unless a single agent relationship is established in writing.
In Charlotte County the seller customarily pays the owner's title insurance policy and the deed documentary stamps, and the contract controls. The buyer customarily pays the lender's costs, the mortgage stamps and intangible tax, recording and the inspection. On a builder sale the builder's contract may assign these differently, so read the title clause before you sign.
Our arithmetic from the statutory rates, with 20 percent down on a $290,000 price: the loan is $232,000, the documentary stamp tax on the mortgage at $0.35 per $100 is $812 and the nonrecurring intangible tax at 2 mills is $464, for $1,276 in state taxes on the loan (Fla. Stat. 201.08; Fla. Stat. 199.133). Your lender's Loan Estimate is the binding document.
On the Florida Realtors and Florida Bar AS IS contract the inspection period is 15 days unless the parties change it, the initial deposit is due within 3 days of the effective date and the additional deposit within 10 days (ASIS-7 contract). A builder's contract may use different dates. We calendar every deadline in writing on day one.
Yes. A county inspection confirms a house meets code at a stage; an independent inspector who works for you looks at what the builder's checks may miss, before the walls close and again at the final walk-through. Order a wind mitigation inspection and ask for the elevation certificate too, because insurance quotes need them. Our inspection section above lists what to check at each point.
Florida protects a new-construction deposit in escrow only up to 10 percent of the price under Fla. Stat. 501.1375, and a buyer can waive even that in writing (Fla. Stat. 501.1375). Ask who holds the deposit, when it is released to the builder, what it can be spent on and what you recover if the builder cannot deliver. A real estate attorney can tell you what a particular clause means.
Both are Charlotte County master plans of new builder homes with CDD assessments. In the 12 months to September 9, 2026, West Port had 180 recorded sales at a $290,000 median (142 builder-direct, 38 resales) and Willow had 95 at $319,500 (94 builder-direct, one resale). Our Willow community guide has the full picture, and the West Port vs Willow section above sets the two side by side.
It is a commercial plat of four lots, about 14 acres, on El Jobean Road at Flamingo Boulevard (Plat Book 28, Page 14, recorded 2025). Its site plan calls for a 47,240 square foot Publix, a 2,100 square foot liquor store and 9,800 square feet of retail, though no building appears on the county record yet. Gulfshore Business reported a late 2027 opening for the Publix-anchored center (Gulfshore Business).
Charlotte County Utilities supplies water and sewer, and the county is expanding the West Port Water Reclamation Facility, a $70.077 million capital project paid for by wastewater connection fees (FY2025 capital budget). Lawn irrigation is separate: the West Port CDD's FY2027 budget funds supply from two well and pumping systems plus effluent water. The 2025 Hammocks bill we read also carried a $324.64 Charlotte County Sanitation Unit line (FY2025 capital budget).
Yes, and the two contracts need one calendar. We line up the sale closing, the builder's completion date and any homestead portability filing before either contract is signed. Our West Port home valuation starts the sale side, and you can call Jesse direct at (239) 898-6072 for the listing plan.
Start with a short conversation about your monthly number, the village and product you want and your timing. Then we pull the district area, the FEMA file and the recorded comparables for the addresses you like, before you tour. Call Marc at (239) 287-5873 or read how we represent buyers.
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These West Port documents are published by the West Port and West Port East community development districts, Charlotte County, the Florida Department of Revenue and FEMA. Each link opens the issuing authority's own copy, so you read the current version rather than a reprint. Read the recorded documents for any specific parcel before you buy.
| Document | Publisher | Link |
|---|---|---|
| West Port CDD adopted budget FY2027 | West Port Community Development District | Open |
| West Port East CDD adopted budget FY2027 | West Port East Community Development District | Open |
| Ordinance 2019-023 (West Port CDD) | West Port Community Development District | Open |
| Ordinance 2024-041 (West Port East CDD) | Charlotte County | Open |
| Ordinance 2026-015 (West Port East CDD expansion) | Charlotte County | Open |
| PD-25-11 staff report (entitlements and plats, December 10, 2025) | Charlotte County | Open |
| West Port CDD Series 2024 offering document | FMS Bonds | Open |
| FEMA LOMR-F 23-04-3181A (The Cove) | Federal Emergency Management Agency | Open |
| FEMA LOMR-F 26-04-0376A (West Port East IB) | Federal Emergency Management Agency | Open |
| 2025 Charlotte County tax district table | Florida Department of Revenue | Open |
| Murdock Village Community Redevelopment Plan | Charlotte County | Open |
| Evacuation route map | Charlotte County Emergency Management | Open |
County sales from Charlotte County Property Appraiser public files, analyzed October 2026. Brokered by Domain Realty.
Every figure in this West Port buyer guide traces to one of the primary sources below: Charlotte County and its Property Appraiser, the West Port and West Port East community development districts, Charlotte County Public Schools, state and federal agencies, and newspapers of record. Market figures come from Charlotte County recorded sales. Source titles and links are the issuing authority's own.
Charlotte County Property Appraiser public files
Charlotte County, the Property Appraiser and the Clerk
Charlotte County parks, recreation and emergency management
West Port community development districts, tax and association records
Flood, wind, storms and insurance
Schools, hospitals and drive times
Press, state and regional sources
Developer, builder and operator pages (builder marketing, cited by name and date seen October 10, 2026, not linked)
Comparison communities (our pages)
Buying process, taxes and insurance
McGreevy and Comisar are the Southwest Florida team West Port buyers call when a purchase has to be priced on the county record and closed without surprises. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales. #5 real estate team in Florida (RealTrends 2026).
McGreevy and Comisar are a top-reviewed buyer team in Southwest Florida, and West Port buyers get the same partner-level representation our clients from Estero to Charlotte Harbor get. If you are searching for the best buyer's agent in West Port, Port Charlotte, Florida, McGreevy and Comisar represents homebuyers across Port Charlotte, Punta Gorda, Charlotte County, Cape Coral, Estero, Bonita Springs, Naples, Fort Myers, Lee County and Collier County. Whether you are relocating, snowbirding, buying your first home, buying new construction or upgrading to a newer home, our team provides honest market guidance, partner-level negotiation and a clear plan to help you buy confidently.
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida Realtors with Domain Realty, regulated by the Florida Real Estate Commission under Chapter 475, Florida Statutes. Meet Jesse McGreevy and Marc Comisar, or read about McGreevy and Comisar.
The community guide for this purchase is our West Port neighborhood guide. Selling first? Read how we sell homes in West Port. Ready to buy? Use the buyer consultation on this page or call Marc at (239) 287-5873. Owners can also see what their West Port home is worth, or call Jesse direct at (239) 898-6072. For the wider city, see our guides to buying a home in Port Charlotte and the best real estate agents in Port Charlotte.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Updated October 2026. This guide is general information about buying a home in West Port, Port Charlotte, Florida. It is not legal, tax or insurance advice, and it is not an offer of representation. Market figures from Charlotte County Property Appraiser public sales files, our analysis, through September 9, 2026. Brokered by Domain Realty.