Charlotte County, Florida
The #1 real estate team in Southwest Florida since 2012. Punta Gorda, Port Charlotte and every Charlotte County community compared on price, property taxes, and flood exposure.
Charlotte County's median sale price did not move in the year to July 2026, and that single fact is the most misread number in this market. Almost every page you will read about Charlotte County quotes it without explaining it, which turns a genuinely interesting piece of information into a misleading one. Here is what it actually means. It was $325,000 in July 2025 and $325,000 in July 2026, a change of exactly zero. (verified, SunStats, pulled 2026-08-27)
That figure is easy to misread. It does not mean the market stood still. It means two opposite movements cancelled almost perfectly, and the only way to see them is to split the county by property type.
It is also not a Charlotte peculiarity, which is the part no competitor page will tell you. Measured on the same instrument on the same day, Lee County's median moved by $1,000 and Collier County's did not move at all: Lee $350,000 to $351,000, up 0.3%; Collier $599,000 to $599,000, flat to the dollar. (verified, SunStats county pulls, 2026-08-27)
Three counties, three completely different price tiers, and all three medians landed within a rounding error of where they started. Meanwhile closed sales rose 14.0% in Charlotte, 15.0% in Lee and 16.3% in Collier, and dollar volume rose 24.1%, 26.2% and 47.4%.
Southwest Florida's middle did not reprice in the year to July 2026. Its top did.
A blended county median is an average of three markets that had nothing in common last year. Charlotte County contains a single-family market, a condominium market and a manufactured-home market, and in the year to July 2026 they moved in different directions at different speeds. Split them apart and the flat headline stops being mysterious.
Building this page, we tracked every one of the 660 closed sales the county recorded in July 2026 and split them by property type. The flat median comes apart at once (all verified, SunStats, 2026-08-27):
Property type | Median, Jul 2026 | Year over year | Share of closings |
|---|---|---|---|
Single-family homes | $353,545 | up 2.5% | 80.0% |
Townhouses and condominiums | $219,000 | down 5.6% | 15.3% |
Manufactured homes | $139,900 | up 1.7% | 4.7% |
A single-family buyer and a condominium buyer had opposite years. The blended $325,000 sits between them and describes neither.
The condominium segment did two things at once: it got cheaper, and it took a larger share of sales than a year earlier (14.5% to 15.3%). Falling prices with rising weight pull a blended median down twice over. Single-family, at four out of five closings, pulled it up. The two effects met in the middle.
⭐ This is arithmetic, not inference. The three property types sum exactly to the county totals on all four figures, both years: closed sales 528 + 101 + 31 = 660, and 463 + 84 + 32 = 579; cash sales 202 + 68 + 27 = 297, and 132 + 54 + 23 = 209. Every sum matches the countywide row exactly, so the split accounts for the whole market with nothing left over. (verified, SunStats; the reconciliation is our own and was run before any of the above was written.)
Choosing who advises you on a Charlotte County purchase or sale matters more here than in most Florida counties, because so much of what determines value is parcel-specific rather than market-wide: which county actually taxes you, which flood zone your lot sits in, which taxing district your millage comes from, and which of three property-type markets your home belongs to.
Jesse McGreevy and Marc Comisar lead McGreevy and Comisar, the flagship team within Domain Realty Group, a real estate team of roughly forty agent-partners founded in 2008, operating under Domain Realty, a Southwest Florida brokerage headquartered in Bonita Springs.
Charlotte County has been one of our primary markets since 2019, and we have agent-partners living and working in it. That matters here more than it does in most counties, because Charlotte is the market most often described badly by people writing about it from somewhere else.
This page is the evidence. Every market figure comes from Florida Realtors SunStats. Every millage rate comes from the Florida Department of Revenue's certified tax roll. Every flood zone comes from FEMA's own National Flood Hazard Layer, queried point by point. Every storm figure comes from the National Hurricane Center's tropical cyclone reports. Every population figure comes from the US Census.
And every one of them carries a label saying whether we verified it, inferred it from figures we verified, or do not know it. Where we do not know something, this page says so instead of guessing.
⭐ You will not find another Charlotte County page that tells you the flat median hides a single-family market up 2.5% against a condominium market down 5.6%, that Hurricane Ian blew water out of Charlotte Harbor while it devastated Lee County next door, or that buying inside Punta Gorda city limits costs you more in millage than buying outside them. Those took a day of primary-source work, and each one changes a decision.
That is the standard we bring to a listing appointment.
Measure, July 2026 | Value | Year over year |
|---|---|---|
Closed sales | 660 | up 14.0% |
Median sale price | $325,000 | 0.0% |
Average sale price | $399,437 | up 8.9% |
Dollar volume | $263.6 million | up 24.1% |
Cash share of closings | 45.0% | from 36.1% |
Median percent of original list | 92.6% | up 3.0% |
Median time to contract | 83 days | down 4.6% |
New listings | 757 | up 9.9% |
Active inventory | 3,403 | down 24.8% |
Months supply of inventory | 5.4 | from 8.4 |
(all verified, Florida Realtors SunStats, All Property Types, pulled 2026-08-27)
Two things in that table deserve more than a row.
Inventory fell while listings rose. New listings were up 9.9% and active inventory still dropped 24.8%, taking months of supply from 8.4 to 5.4. Absorption outran supply for a full year. (verified)
Cash took nearly half the market, up from roughly a third. That deserves its own section, because the county figure is misleading on its own.
Cash share is the figure that most changes how you should bid, price or negotiate in this county, and it is also the figure most often quoted at a level that describes almost nobody. The countywide number is real, and applying it to your own purchase will mislead you in one direction or the other depending on what you are buying.
Forty-five percent of every Charlotte County closing in July 2026 was cash, up from 36.1% a year earlier. (verified, SunStats)
Quoted alone, that number will mislead a single-family buyer, because the cash is not spread evenly. Split by property type (all verified, SunStats, 2026-08-27):
Property type | Cash share, Jul 2026 | A year earlier | Move |
|---|---|---|---|
Manufactured homes | 87.1% | 71.9% | up 15.2 points |
Townhouses and condominiums | 67.3% | 64.3% | up 3.0 points |
Single-family homes | 38.3% | 28.5% | up 9.8 points |
Nearly nine manufactured-home sales in ten close with no lender involved. Two condominium sales in three. But fewer than four single-family sales in ten, which is below the county's own headline figure.
So the "Charlotte County went to cash" story is carried by its two smallest segments. If you are buying a single-family home with a mortgage, you are competing against cash in under four sales out of ten, not in nearly half. That is a materially different negotiating position from the one the county number implies.
⭐ And the county next door did not do this at all. Lee County's cash share went from 36.5% to 36.4%, a move of one tenth of a point. Collier's rose 5.8 points to 53.5%. Charlotte rose 8.9 points. (verified, SunStats, same pull) Charlotte's shift toward cash is genuinely notable precisely because Lee, the largest market of the three by closings, had no such shift.
No other county in our footprint has a manufactured-home segment that behaves like this one, and almost every Charlotte County page ignores it completely. It is small in unit terms and large in what it tells you about how this market actually clears, because it is the purest cash market in the county and the slowest to negotiate.
Charlotte County has a manufactured-home market that behaves unlike anything else in the footprint, and most county pages ignore it entirely.
(all verified, SunStats, July 2026, 31 closings)
⚠️ A caution we are putting on the page rather than hiding. At 31 closings in a month, single-month percentages for this segment are thin. The cash share is safe to quote because it holds between 80.0% and 90.5% across all twelve months. The 3.1% fall in closed sales is not safe to quote as a trend: it is 31 sales against 32.
Inventory fell in all three property types over the year to July 2026, but they did not start from the same place and they did not fall at the same rate. The gap between the tightest and loosest segment narrowed dramatically, which changes how a seller in each one should think about competition.
Months of supply, July 2025 to July 2026 (verified, SunStats):
Property type | Jul 2025 | Jul 2026 |
|---|---|---|
Single-family | 7.5 | 5.0 |
Townhouses and condominiums | 11.1 | 6.4 |
Manufactured homes | 13.9 | 7.0 |
A year ago those three sat 6.4 months apart. They now sit 2.0 months apart. Condominium and manufactured inventory drained far faster in relative terms and converged on single-family. Charlotte County is becoming one market where it used to be three.
Most of what determines your outcome in this county is specific to your parcel rather than to the market: which of three property-type markets your home sits in, whether your buyer pool is paying cash, and what your flood zone and year built do to a buyer's carrying cost. Those are all checkable before you list.
We will run a full property-specific analysis before you list, at no cost: get your Charlotte County home value, or talk to Jesse and Marc directly on (239) 898-6072.
Three things matter more here than a headline median, and all three are specific to your property.
Which segment you are actually in. Single-family, condominium and manufactured homes had three different years in Charlotte County. The blended county median describes none of them.
Whether your buyer pool is cash. Cash share runs from 38.3% on single-family to 87.1% on manufactured homes. That changes your pricing strategy, your inspection exposure and your realistic timeline to close.
What your flood zone and your year built do to your buyer's carrying cost. Charlotte County sits on an effective 2022 flood map with no countywide revision pending, both jurisdictions hold CRS Class 5, and a post-2004 build carries code-mandated wind mitigation that insurers are required by statute to price. All of that is checkable per parcel, and all of it is worth real money at the negotiating table.
We will run that analysis on your address before you list, at no cost and with no obligation.
Top 1% Real Estate Agents Nationally Since 2008. McGreevy and Comisar alone have over $900 million in Sales, and with their Domain Realty Group team have sold over $2.5 Billion in Real Estate. Want this applied to your address? Call Jesse McGreevy on (239) 898-6072 or get your Charlotte County home value.
Before any market figure means anything in Charlotte County, you need to understand how the place is governed, because it is unlike every other county in our footprint and it drives the tax bill, the services and the boundaries that any listing description depends on.
Charlotte County has eleven Census places and exactly one city.
Punta Gorda is the county's only incorporated municipality. The other ten are Census Designated Places: statistical geographies with no government, no mayor, no council, no city taxes and no city services. Everything outside the Punta Gorda city limits is governed directly by the Charlotte County Board of County Commissioners. (verified, 2024 Census Gazetteer place file, LSAD codes, read 2026-08-24)
90.4% of Charlotte County residents live outside any city: 191,706 people of 212,122. (verified, Census Population Estimates, July 1 2024)
The county's own comprehensive plan says it plainly: Charlotte County "has a host of 'villages,' 'subdivisions,' 'settlements,' geographic entities, which may be called 'neighborhoods,' or 'communities.' They are not cities or towns in any official sense, but they have evolved their own identities." (verified, Smart Charlotte 2050 Future Land Use Data and Analysis)
This matters to a buyer in three concrete ways. Your local government is the county, not a city hall. Your tax bill has no city line on it unless you buy inside Punta Gorda. And the place name on your mailing address may have no legal boundary at all.
Year (July 1) | Charlotte County | Punta Gorda city | Unincorporated balance |
|---|---|---|---|
2020 | 188,017 | 19,658 | 168,359 |
2021 | 194,982 | 20,111 | 174,871 |
2022 | 203,113 | 20,789 | 182,324 |
2023 | 207,085 | 20,441 | 186,644 |
2024 | 212,122 | 20,416 | 191,706 |
(all verified, Census Population Estimates Program, sub-est2024_12.csv, read 2026-08-24)
The county added roughly 25,275 people between the 2020 Census and July 2024, a gain of about 13.5% in four years. Punta Gorda's estimate peaked in 2022 at 20,789 and has fallen in each of the two years since, to 20,416. The unincorporated balance grew every single year without exception.
⚠️ One honest caution on that table. The Census publishes two different series for 2020: a Decennial count (Punta Gorda 19,471, county 186,847) and an Estimates base. The table above stays inside the Estimates series throughout so the year-over-year changes are like for like. Mixing the Decennial 19,471 with the 2024 estimate of 20,416 would overstate Punta Gorda's growth by blending two instruments, which is exactly the error this page refuses to make elsewhere. (verified, both series named above)
A grep of the full 957-row 2024 Florida Gazetteer place file returns zero matches for Placida, Boca Grande, Gasparilla, Cape Haze, Punta Gorda Isles, Deep Creek, Murdock, El Jobean, Tropical Gulf Acres and Babcock Ranch. (verified, read 2026-08-24)
None of them has an official standalone population. They are real communities with real identities and real price differences, and they are also not units any government or statistical agency reports on. If a page quotes you a "Deep Creek population" or a "Boca Grande median," ask which boundary produced it.
Top 1% Real Estate Agents Nationally Since 2008. McGreevy and Comisar alone have over $900 million in Sales, and with their Domain Realty Group team have sold over $2.5 Billion in Real Estate. Want this applied to your address? Call Jesse McGreevy on (239) 898-6072 or get your Charlotte County home value.
⭐ This is the one thing a county page can do that no city page can. Every city page is written from inside one city and is structurally incapable of comparing itself to its neighbours. A county page can put all eleven places side by side, measured on a single instrument on a single day, which is the only way a comparison between them means anything at all.
⛔ Read the column notes before using any cell. Everything here is Florida Realtors SunStats, All Property Types, pulled 2026-08-27, reporting July 2026 against July 2025. Millage is the 2025 certified final roll. Flood zones are FEMA NFHL point queries.
Place | Type | 2020 pop | Median sale price, Jul 2026 | Months supply | Closings, Jul 2026 | Total millage, 2025 | Predominant flood zone | Our page |
|---|---|---|---|---|---|---|---|---|
Port Charlotte | CDP | 60,625 | $274,000 ᵛ | 4.7 ᵛ | 149 ᵛ | 15.0855 ⁱ | AE waterfront / X inland ⁱ | no page yet |
Englewood | CDP ⚠️ | 20,800 ⚠️ | $310,000 ᵛ | 4.4 ᵛ | 45 ᵛ | 15.2833 ⁱ | AE / VE at the beach ᵛ | no page yet |
Punta Gorda | City | 19,471 | $537,500 ᵛ | 4.7 ᵛ | 65 ᵛ | 16.6185 ᵛ | AE, VE on open harbor ᵛ | no page yet |
Rotonda | CDP | 10,114 | $411,250 ᵛ | 5.3 ᵛ | 40 ᵛ | 15.2833 ⁱ | AE ᵛ | no page yet |
Charlotte Harbor | CDP | 3,784 | $127,000 ᵛ ⚠ | 11.1 ᵛ | 8 ⚠ | unknown | VE, BFE 13 ft ᵛ | no page yet |
Cleveland | CDP | 3,435 | $173,950 ᵛ ⚠ | 7.5 ᵛ | 6 ⚠ | unknown | unknown | no page yet |
Harbour Heights | CDP | 3,428 | $392,250 ᵛ ⚠ | 5.4 ᵛ | 4 ⚠ | unknown | unknown | no page yet |
Charlotte Park | CDP | 2,667 | $264,450 ᵛ ⚠ | 8.7 ᵛ | 6 ⚠ | unknown | unknown | no page yet |
Grove City | CDP | 2,174 | $382,000 ᵛ ⚠ | 6.9 ᵛ | 6 ⚠ | unknown | unknown | no page yet |
Manasota Key | CDP ⚠️ | 1,326 | $550,000 ᵛ ⚠ | 5.8 ᵛ | 5 ⚠ | 16.0631 ᵛ | VE / AE ᵛ | no page yet |
Solana | CDP | 671 | (no sales) ᵛ | 6.5 ᵛ | 0 ᵛ | unknown | unknown | no page yet |
Key: ᵛ verified · ⁱ inferred, chain given below · ⚠ single-month figure on fewer than ten sales, see the small-place note · ⚠️ geography trap, see below
⚠ The eight places marked with a warning triangle had single-digit closings in July 2026. Their medians are real, in the sense that SunStats computed them from actual sales, and they are not a market. Do not read a year-over-year percentage into any of them. Charlotte Harbor's "+700% closed sales" is eight sales against one. Its dollar volume "rose 1,060%" because last July it sold a single $200,000 house. We are not printing those percentages, and neither should anyone else.
For the eight smallest places we tracked twelve months of closings rather than one month, because that is the only honest denominator at this scale. The trailing year, not the month (verified, summed from each measure's own twelve-month series, August 2025 through July 2026):
Place | Closings, trailing 12 months | Roughly per month |
|---|---|---|
Charlotte Park | 108 | 9 |
Manasota Key | 103 | 9 |
Harbour Heights | 96 | 8 |
Charlotte Harbor | 81 | 7 |
Cleveland | 70 | 6 |
Solana | 11 | under one |
⭐ Solana recorded zero closed sales in July 2026 and zero in July 2025, and eleven in the entire trailing year. SunStats prints a literal "(No Sales)" for its price measures. That is not a data failure. It is what a Census place of 671 people looks like, and it is the cleanest illustration on this page of the difference between a name on a map and a market.
Top 1% Real Estate Agents Nationally Since 2008. McGreevy and Comisar alone have over $900 million in Sales, and with their Domain Realty Group team have sold over $2.5 Billion in Real Estate. Want this applied to your address? Call Jesse McGreevy on (239) 898-6072 or get your Charlotte County home value.
Charlotte County shares borders with Sarasota to the north and Lee to the south, and in three well-known places the name on the listing does not match the county on the tax bill. Each of these has cost real buyers real money, because the county you are actually in decides your millage, your school district, your permit office and your flood ordinance.
These are not trivia. Each one changes which county taxes you, which school district zones you, and which building department issues your permit.
Englewood CDP straddles the Charlotte and Sarasota county line, and roughly three of every four Englewood residents live in Sarasota County, not Charlotte: 15,386 of 20,800 at the 2020 Census, with only about 18% of the CDP's land area on the Charlotte side. (verified, 2020 Census P.L. summary level 155)
That is the reverse of what most "Englewood real estate" pages imply. A listing described as Englewood may sit in either county, with different property tax bills, a different school district, a different permit office and a different flood ordinance.
Two further layers on the same name. ZIP 34223 is 94.8% Sarasota County land; ZIP 34224 is 94.4% Charlotte County land. And North Port city occupies 39% of ZIP 34223 and 4% of 34224, so a "34224 Englewood" address can be a North Port property in Sarasota County. (all verified, Census ZCTA-to-place and ZCTA-to-county relationship files, 2020)
Separately and importantly for families: ZIP 34223 is zoned to Englewood Elementary, which is in the Sarasota County school district. (verified, _CountyHub_BuildBrief county notes)
The Census place called Manasota Key sits entirely in Charlotte County, all 31 of its 2020 blocks. The physical barrier island does not: it continues north into Sarasota County, where it falls inside Englewood CDP and ZIP 34223. (verified, 2020 Census block assignment)
So a "Manasota Key population" figure describes the Charlotte County portion only, and never the island. Ask which one a page means before you use it.
Burnt Store Marina is a Lee County CDP whose mailing address reads "Punta Gorda, FL 33955." All fifteen of its 2020 Census blocks carry the Lee County FIPS code. (verified, 2020 Census block assignment)
Lee County taxes, Lee County schools, Lee County permitting, under a Charlotte County city name on the envelope.
⚠️ And a smaller one worth knowing: there are two separate subdivisions both named Punta Gorda Isles, one west of the Peace River in mid county and one on Burnt Store Road near the Lee line. (verified, Smart Charlotte 2050)
Top 1% Real Estate Agents Nationally Since 2008. McGreevy and Comisar alone have over $900 million in Sales, and with their Domain Realty Group team have sold over $2.5 Billion in Real Estate. Want this applied to your address? Call Jesse McGreevy on (239) 898-6072 or get your Charlotte County home value.
Flood zone is the single largest swing factor in the cost of owning Charlotte County property, and it is almost entirely parcel-specific: two houses on the same street can sit in different zones with different base flood elevations. What follows is what the current federal map actually says, how we sampled it, and one structural advantage Charlotte buyers hold over their neighbours right now.
Charlotte County's countywide Flood Insurance Rate Map took effect December 15, 2022, about two and a half months after Hurricane Ian. (verified, FEMA NFHL FIRM panels, DFIRM_ID 12015C; corroborated by the OpenFEMA Community Status Book for CID 120061 and 120062)
⭐ There is no preliminary countywide map pending in Charlotte County. We queried FEMA's Preliminary and Pending national flood hazard layers for Charlotte and both returned zero records. The same query run across all of Florida returned preliminary data for nineteen counties, including Lee (12071C) and Collier (12021C). Charlotte was absent from both. (verified, FEMA NFHL preliminary and pending endpoints, queried 2026-08-24, with a live control proving the API was responding)
What that means in practice: a buyer in Lee or Collier is shopping against maps that are going to change. A buyer in Charlotte is not. Charlotte's December 2022 map is both the effective map and the newest map. A preliminary FIRM does not govern lender requirements or flood insurance rating until FEMA issues a Letter of Final Determination, so in the neighbouring counties the number on today's map and the number that will price your policy are not necessarily the same number.
⚠️ The map is still being amended piecemeal, which is a different thing from a countywide restudy. There are eighteen Letters of Map Revision on the Charlotte FIRM, seventeen currently effective, the most recent taking effect May 27, 2026. (verified, NFHL layer 1) Which areas each LOMR covers is not something we have established, so check your specific parcel rather than assuming the countywide date applies to it.
Charlotte County's map carries VE, AE, A, AH, shaded X at the 0.2% annual chance, unshaded minimal X, and D. (verified, NFHL polygon inventory for 12015C)
Two findings worth more than a zone letter.
VE is not only on the Gulf beaches. VE, the highest-risk coastal zone with wave action, appears on the barrier islands as you would expect, and also along the open shoreline of Charlotte Harbor itself and the lower Peace and Myakka rivers, including waterfront in Punta Gorda and Charlotte Harbor CDP. VE base flood elevations in the county run 9 to 14 feet NAVD88. (verified, all 89 VE polygon bounding boxes pulled)
Inland Charlotte County is genuinely low risk on the map. The single largest polygon category on the whole FIRM is shaded X at the 0.2% annual chance, and mainland Port Charlotte along US 41 and Kings Highway, Deep Creek, and the Charlotte County portion of Babcock Ranch all return X. (verified, point queries)
⚠️ Zone X at 0.2% is the five-hundred-year floodplain, and FEMA models surge and riverine flooding rather than rainfall ponding. "Not in a high-risk zone" is not the same as "does not flood."
(verified point queries, FEMA NFHL, run 2026-08-24. These are approximate community locations, not addresses. A point two hundred feet away can land in a different zone, so this table orients you and does not price your policy.)
Place | Zone returned | Base flood elevation, NAVD88 ft |
|---|---|---|
Punta Gorda | AE predominant, VE on the open harbor | AE 9 to 10, VE 9 to 14 |
Port Charlotte | AE on the harbor waterfront, X inland at US 41 and Kings Highway | AE 9 |
Englewood | AE combined riverine and coastal inland, VE at Englewood Beach | VE 11 |
Rotonda | AE | 8 |
Charlotte Harbor | VE, the highest base flood elevation returned anywhere in our sample | 13 |
Manasota Key | VE in the island interior, AE nearer the Gulf edge | VE 11, AE 8 |
Charlotte County unincorporated (CID 120061) and the City of Punta Gorda (CID 120062) both hold Community Rating System Class 5, which earns a 25% discount on flood insurance inside the Special Flood Hazard Area and 10% outside it. (verified, OpenFEMA NFIP Community Status Book, queried 2026-08-24)
The county states its residents collectively save nearly $3 million a year, an average of about $133 per home. (verified, Charlotte County 50% Rule page)
⚠️ Three honest limits on that discount. CRS classes are reviewed twice a year, so confirm the current class before relying on it. Whether private flood carriers honour a CRS discount is not something we have established, and you should not assume a 25% cut on a private policy. And under Risk Rating 2.0 the discount applies per property in ways we have not verified at parcel level.
Charlotte County's storm history is routinely described in a way that gets the mechanism backwards, and the mechanism is what determines whether a given property is exposed. Wind damage and surge damage come from different directions, hit different parts of the county, and are insured, priced and repaired under completely different rules.
Charlotte County has taken two direct major-hurricane hits in twenty years and two significant surge events in a single month. They did very different things, and conflating them is the most common error in local storm writing.
Charley made landfall near Cayo Costa at about 1945 UTC on August 13, 2004 at 130 knots, roughly 150 mph. The National Hurricane Center's own report says: "Charley's eye passed over Punta Gorda at about 2045 UTC, and the eyewall struck that city and neighboring Port Charlotte with devastating results." (verified, NHC Tropical Cyclone Report AL032004)
The instrument record is stark. Punta Gorda Airport recorded a gust of 97 knots at 2034 UTC and then stopped reporting; the NHC notes it is "highly likely that much stronger winds would have been observed" had the instrument survived. Charlotte County Airport recorded a peak gust of 139 mph, and Charlotte County Medical Center 150 mph, both at 2035 UTC. Four of the ten direct US deaths from Charley occurred in Charlotte County. (all verified, NHC AL032004)
⭐ Charley was wind, not water. Storm surge in the region ran 3 to 7 feet. The damage that rebuilt this county's housing stock was a wind event.
⚠️ Two damage figures circulate and we are not going to pretend they agree. Charlotte County government publishes "estimated $5.4 billion in damage." A 2022 Washington Post report gives $3.2 billion for the county. We do not know what each figure measures, so we cite the county's own number and attribute it to the county. (county figure verified; the discrepancy is real and unresolved)
Ian's second landfall was near Punta Gorda at 2035 UTC on September 28, 2022, at an estimated 125 knots, roughly 145 mph, still a Category 4. (verified, NHC Tropical Cyclone Report AL092022)
And then something happened that separates Charlotte's Ian from Lee's, and almost nobody explains it.
⭐⭐ Charlotte County was on the offshore-wind side of the storm. Ian blew the water out of Charlotte Harbor. The NHC report is explicit: a USGS sensor at Pirate Harbor south of Punta Gorda measured only 4.47 feet above mean higher high water, less than thirty miles from Sanibel and Fort Myers Beach, and "the majority of the sensors placed in Port Charlotte and Englewood remained dry and did not measure storm surge due to offshore winds." (verified, NHC AL092022)
⭐ The Charlotte story from Ian was fresh water, not salt. The highest storm total rainfall recorded anywhere in the state during Ian was 26.95 inches, in Grove City, in unincorporated Charlotte County. The Peace and Myakka rivers and Horse Creek crested at record levels. (verified, NHC AL092022)
The structural damage numbers reflect it. NHC records at least 200 homes destroyed in Charlotte County. In the same passage it records Lee County at 52,514 structures impacted and 5,369 destroyed. (verified, NHC AL092022) Two counties sharing a coastline, one storm, two completely different outcomes, and the reason is the wind direction relative to the harbor.
The worst recent surge in Charlotte County was not Ian. It was Milton, which made landfall at Siesta Key north of the county on October 10, 2024.
Storm surge inundation of 6 to 9 feet above ground occurred from Venice south to Boca Grande, with an isolated peak of up to 10 feet estimated near Manasota Key, and 5 to 8 feet in the northern part of Charlotte Harbor and up the Peace River. A new inlet was cut through Manasota Key, since termed Milton Pass. (all verified, NHC Tropical Cyclone Report AL142024)
The county's own assessment: surge 5 to 8 feet countywide, more than 5,900 damage assessments, over 2,500 structures with major damage, roughly 250 homes destroyed, primarily from surge. The county's 5 to 8 foot figure matches the NHC's exactly, which is the strongest cross-verification available on any storm number on this page. (verified, both sources)
Two weeks earlier, Helene had already put 3 to 5 feet of surge into the county from a landfall hundreds of miles north in the Big Bend, destroying 8 structures and damaging about 2,650 more. The NHC and the county agree on "8 destroyed" exactly. (verified, NHC AL092024 and county summary)
⭐ The honest summary a buyer needs: in Charlotte County, the catastrophic wind event was 2004 and the catastrophic surge events were 2024. Ian, the storm everyone names, was for this county primarily a wind and rainfall event that spared it the surge that devastated Lee. Where your specific property sits relative to the harbor, the rivers and the Gulf matters more than the storm's name.
Top 1% Real Estate Agents Nationally Since 2008. McGreevy and Comisar alone have over $900 million in Sales, and with their Domain Realty Group team have sold over $2.5 Billion in Real Estate. Want this applied to your address? Call Jesse McGreevy on (239) 898-6072 or get your Charlotte County home value.
Insurance is the cost that has moved most for Southwest Florida owners over the last three years, and Charlotte County's trajectory is measurably different from the state's. The clearest available evidence is not premium data, which is not published at county level, but the size of the state-backed insurer's book here, which is a direct proxy for whether private carriers are willing to write in this county at all. Citizens Property Insurance is Florida's state-backed insurer of last resort. Its policy count in a county is a reasonable proxy for whether private carriers are willing to write there.
Charlotte County, personal residential multiperil policies in force (all verified, Citizens "Policies in Force, Detail by County," pulled 2026-08-24):
As of | Policies in force | Total exposure |
|---|---|---|
July 31, 2024 | 14,242 | $5.27 billion |
July 31, 2025 | 6,929 | $2.08 billion |
July 31, 2026 | 2,224 | $382 million |
⭐ Charlotte County's Citizens book fell about 84% in twenty-four months, and its exposure fell from $5.27 billion to $382 million. Statewide over the same period Citizens shrank roughly 77%, from 1,232,161 policies to 278,196. Charlotte depopulated faster than the state did. (verified, same source; the comparison is our own arithmetic on published figures)
For context at the same date: Charlotte 2,224 multiperil policies, Lee 6,151, Collier 1,892.
⛔ What this does not mean, stated plainly because it is the obvious wrong conclusion. Policy counts falling is evidence that private carriers returned and took business off the state insurer. It is not evidence that premiums fell. We have not established the average homeowner premium in Charlotte County, nor its direction over three years, and we are not going to imply one from a policy count.
⚠️ These figures go stale within thirty days. Citizens publishes a new county file monthly.
Three things are true at once in Charlotte County, each independently verified:
So a Charlotte County home built or substantially rebuilt after 2004 carries, by law, the roof attachment, roof-to-wall connection and opening protection that both the flood program and the wind market reward. That is checkable per property, which is why year built is the first question we ask.
⛔ What we will not tell you: a specific discount percentage. Figures like "up to 45%" circulate in secondary sources and we could not confirm them at a Florida Office of Insurance Regulation primary source. Verified wind mitigation features can materially reduce the windstorm portion of a premium, and the amount depends on your carrier's filed credits. We also have not established what share of the county's housing stock was rebuilt after 2004, and we are not publishing a percentage we cannot source.
Top 1% Real Estate Agents Nationally Since 2008. McGreevy and Comisar alone have over $900 million in Sales, and with their Domain Realty Group team have sold over $2.5 Billion in Real Estate. Want this applied to your address? Call Jesse McGreevy on (239) 898-6072 or get your Charlotte County home value.
⚠️ All rates below are the 2025 certified final roll, billed November 2025, covering county fiscal year 2026. There is no 2026 certified table yet; Charlotte's 2026 rates were still in the TRIM process when we pulled this. Do not read these as "current" without the year attached. (verified, Florida Department of Revenue, "Charlotte County 2025 Tax Roll Final Rates," downloaded 2026-08-24)
Taxing authority | 2025 final millage |
|---|---|
Charlotte County, countywide general | 6.0394 |
School, state law required local effort | 3.0400 |
School, local board | 3.2480 |
Environmentally Sensitive Lands debt | 0.2000 |
West Coast Inland Navigation District | 0.0394 |
Southwest Florida Water Management District | 0.1831 |
(all verified) School total is 6.2880 mills, which is nearly 42% of a typical unincorporated bill.
⚠️ Far-eastern Charlotte County, including the Babcock area, is in the South Florida Water Management District instead, at a combined 0.2301. (verified)
Parcels outside Punta Gorda city limits also pay municipal service taxing units:
MSTU | 2025 final millage | Who pays |
|---|---|---|
Charlotte Public Safety | 2.1449 | nearly all unincorporated parcels |
Greater Charlotte Lighting | 0.1907 | most, not all, unincorporated parcels |
Integrated Shoreline (Stump Pass dredging) | 0.1978 | west county, barrier island and Englewood area |
Manasota Key Street and Drainage | 0.7798 | Manasota Key only |
Don Pedro and Knight Island Street and Drainage | 1.4410 | those islands only |
(all verified)
Situation | Total 2025 millage |
|---|---|
Lowest general situation in the county | 14.8948 |
Typical Port Charlotte parcel | 15.0855 |
Englewood area, with fire and shoreline units | 15.2833 |
Manasota Key | 16.0631 |
City of Punta Gorda | 16.6185 |
Don Pedro and Knight Island | 16.5336 |
Boca Grande | 16.9893 |
(all verified, and every district total reconciles exactly from its component rates)
⭐ Buying inside the city costs you more, not less. Punta Gorda parcels do not pay the 2.1449 Public Safety MSTU or the 0.1907 Lighting MSTU, because the city provides those services. But the city's own levy is 3.8686 mills, which is 1.5330 mills more than the two county units it replaces. A Punta Gorda address carries the highest general tax situation of any populated place in the county except Boca Grande. (inferred: 3.8686 minus the sum of 2.1449 and 0.1907 equals 1.5330, and 15.0855 plus 1.5330 equals 16.6185, which matches the certified district total exactly.)
That is a genuinely useful thing to know before you narrow a search to "Punta Gorda" because it sounds like the nicer address.
(all verified, Charlotte County Property Appraiser exemptions page, retrieved 2026-08-24)
⚠️ Fire and EMS is assessment funded, not millage funded. Charlotte County Fire and EMS carries no ad valorem line on the Department of Revenue table, and neither does the Englewood Area Fire Control District. Those costs reach you as non-ad-valorem assessments on the same bill. Boca Grande Fire Control District is the exception, levying 1.7060 mills. (verified)
⚠️ Community development districts carry no ad valorem millage on the 2025 certified table. Where a CDD exists, its cost also arrives as a non-ad-valorem assessment. (verified)
Top 1% Real Estate Agents Nationally Since 2008. McGreevy and Comisar alone have over $900 million in Sales, and with their Domain Realty Group team have sold over $2.5 Billion in Real Estate. Want this applied to your address? Call Jesse McGreevy on (239) 898-6072 or get your Charlotte County home value.
Charlotte County's population, traffic, restaurant waits and buyer competition all swing hard between season and summer, and unlike most claims about seasonality this one can be measured precisely rather than described anecdotally. The cleanest instrument is the county's own airport, which publishes monthly passenger counts going back years.
Charlotte County's seasonal swing is not a vibe, it is measurable, and the cleanest instrument is the airport.
Punta Gorda Airport passenger traffic, calendar 2025 (verified, Charlotte County Airport Authority, "Year by Year Totals PAX Count," August 2026 edition):
Month | Passengers |
|---|---|
March | 309,678 |
December | 239,295 |
February | 223,811 |
April | 221,534 |
January | 205,625 |
July | 179,640 |
November | 180,204 |
June | 176,546 |
October | 172,561 |
May | 158,571 |
August | 122,177 |
September | 92,360 |
Total for the year: 2,282,002.
⭐ March runs 3.35 times September. And January through April accounts for 42.1% of the entire year's traffic in four months, against the 33.3% an even spread would give. (inferred, our own arithmetic on the published monthly figures above.)
If you are viewing property in September, you are seeing the county at its emptiest. If you are viewing in March, you are seeing it at roughly three times that. Restaurant waits, traffic on 41, and how quickly a well-priced listing moves all follow the same curve.
Top 1% Real Estate Agents Nationally Since 2008. McGreevy and Comisar alone have over $900 million in Sales, and with their Domain Realty Group team have sold over $2.5 Billion in Real Estate. Want this applied to your address? Call Jesse McGreevy on (239) 898-6072 or get your Charlotte County home value.
There is no single Charlotte County market, and the eleven places in it differ more from each other than most buyers expect: by price level, by tax district, by flood exposure, by whether an HOA exists at all, and by whether anything is selling. Here is how we would narrow it, based on what people usually tell us matters most.
If you want the only real downtown, it is Punta Gorda, and it is the only place in the county with a city government. Highest median of the four larger markets at $537,500, the county's highest general tax situation at 16.6185 mills, and a population that has edged down two years running while the county grew. (all verified above)
If you want the most inventory and the most choice, it is Port Charlotte: 149 closings in July 2026 against 65 in Punta Gorda, a median of $274,000, and the fastest-tightening market in the county with time to contract down from 89 days to 60. (verified)
If you want the beach, Englewood and Manasota Key, with the geography caution above: most of Englewood is in Sarasota County, and Manasota Key took the worst of Milton's surge including a new inlet cut through the island. (verified)
If you want a deed-restricted community with a golf-course grid, Rotonda, six platted subdivisions of which Rotonda West is a deed-restricted HOA under a Florida non-profit association. That is unusual in a county where most of the platted stock has no HOA at all. (verified, Rotonda West Association)
If you are buying a manufactured home, understand you are entering the county's most cash-dominated and slowest-negotiating segment: 87.1% cash, a median 84.3% of original list. Bring your own financing question early. (verified)
Before you start looking at listings, three questions decide more about your carrying cost than anything on a property detail page: which county you are actually buying in, whether the parcel sits inside the one incorporated city, and what the water has historically done at that specific address rather than in the region generally.
Start your search below, or talk to us about buying in Charlotte County if you would rather have the shortlist built for you.
Which county are you actually buying in? In Englewood, most likely Sarasota. At Burnt Store Marina, Lee, despite the Punta Gorda mailing address. That determines your tax bill, your school district and your permit office.
Is it inside the city? Only Punta Gorda is, and city parcels carry the county's highest general millage at 16.6185 against 15.0855 for a typical Port Charlotte parcel.
What did the water actually do at that address? Not what the storm did to the region. Charlotte County's flood story is genuinely place-specific: VE zones run along the open harbor and the rivers as well as the Gulf beaches, while inland Port Charlotte returns X.
Top 1% Real Estate Agents Nationally Since 2008. McGreevy and Comisar alone have over $900 million in Sales, and with their Domain Realty Group team have sold over $2.5 Billion in Real Estate. Want this applied to your address? Call Jesse McGreevy on (239) 898-6072 or get your Charlotte County home value.
Neither, at the blended level: the median was $325,000 in July 2026 and $325,000 in July 2025. Underneath that, single-family rose 2.5% to $353,545 and condominiums fell 5.6% to $219,000. Which answer applies to you depends entirely on what you are buying. (verified, SunStats, 2026-08-27)
Partly. Forty-five percent of all closings were cash in July 2026, but that splits to 87.1% for manufactured homes, 67.3% for condominiums and 38.3% for single-family. A single-family buyer with a mortgage competes against cash in under four sales in ten, not in nearly half. (verified)
One. Punta Gorda is the county's only incorporated municipality. The other ten Census places are Census Designated Places with no government, no mayor and no city taxes, and 90.4% of county residents live outside any city. (verified, 2024 Census Gazetteer)
Higher in the city. A City of Punta Gorda parcel paid 16.6185 mills on the 2025 certified roll against 15.0855 for a typical Port Charlotte parcel. City parcels skip the county's Public Safety and Lighting units but pay a city levy that is 1.5330 mills more than those two combined. (verified 2025 final roll; the 1.5330 difference is our arithmetic on the certified rates)
Not countywide. Charlotte's map took effect December 15, 2022 and FEMA shows no preliminary or pending countywide map for the county, while neighbouring Lee and Collier both have preliminary maps in process. Charlotte's map is amended parcel by parcel through Letters of Map Revision, eighteen of them so far, most recently effective May 27, 2026. (verified, FEMA NFHL, queried 2026-08-24)
Less than almost anyone expects, and the reason is wind direction. Charlotte was on Ian's offshore-wind side, so water was pushed out of Charlotte Harbor rather than into it. The National Hurricane Center records that most surge sensors placed in Port Charlotte and Englewood stayed dry. Charlotte's Ian damage was wind and fresh water: the highest storm rainfall total in Florida, 26.95 inches, fell at Grove City. The county's worst recent surge event was Milton in October 2024, not Ian. (verified, NHC AL092022 and AL142024)
Partly, and mostly not. About three quarters of Englewood's residents live in Sarasota County. ZIP 34223 is 94.8% Sarasota land and is zoned to a Sarasota County elementary school; ZIP 34224 is 94.4% Charlotte land. Confirm the county on any Englewood listing before you assume the tax bill, the school or the permit office. (verified, Census relationship files)
On July 2026 medians, Charlotte Harbor at $127,000, followed by Cleveland at $173,950. Both had single-digit sales that month, so treat those as an indication of price level rather than a market reading. Charlotte Harbor also carries the county's loosest inventory at 11.1 months against a county figure of 5.4. (verified)
Enough that it is a distinct market. Manufactured homes were 4.7% of July 2026 closings at a median of $139,900, roughly 40% of the single-family median, and they are the most cash-dominated and slowest-selling segment in the county. (verified)
Depends what you want to learn. March is the county at full season, with airport traffic 3.35 times its September floor and January through April carrying 42.1% of the year. September shows you the quiet version. See both before you commit if you can. (verified, Charlotte County Airport Authority 2025 figures; the ratios are our arithmetic)
No, and that surprises people coming from Lee or Collier. Most of the county's platted stock has no homeowners association at all. Rotonda is the notable exception: of its six platted subdivisions, Rotonda West operates under a deed-restricted association incorporated as a Florida non-profit. Deep Creek and parts of Punta Gorda Isles carry restrictions too. Ask about the specific plat, not the county. (verified, Rotonda West Association; Smart Charlotte 2050)
If the cost of improving or repairing a building in a Special Flood Hazard Area reaches 50% of the structure's market value, the whole building must be brought up to current flood code, which usually means elevating it. It governs whether a damaged coastal property is repaired or rebuilt from scratch, and it is the single most consequential rule for older waterfront housing stock in this county. ⚠️ Whether Charlotte County or Punta Gorda applies a cumulative lookback across multiple permits over several years is something we have not verified at a primary source, and it changes the answer materially. Ask the relevant building department about your specific parcel before you buy a fixer on the water. (rule verified, county 50% Rule page; the lookback is explicitly unverified)
Only if you have a federally backed mortgage and the structure sits in a Special Flood Hazard Area, meaning a zone beginning with A or V. It is not required in zone X, where much of inland Port Charlotte sits, though many owners there carry it anyway because zone X is the five-hundred-year floodplain rather than a no-risk designation. (verified, FEMA NFIP program rules and our own zone point queries)
Both Charlotte County unincorporated and the City of Punta Gorda hold Community Rating System Class 5, which earns a 25% discount inside the Special Flood Hazard Area and 10% outside it. The county states residents collectively save close to $3 million a year, averaging about $133 per home. ⚠️ Classes are reviewed twice yearly, and whether private flood carriers honour a CRS discount is not something we have established. (verified, OpenFEMA Community Status Book; savings figure is the county's own)
Because Charlotte County sits inside the wind-borne debris region of the Florida Building Code and adopts that code with no local amendments. A home built or substantially rebuilt after the 2004 Charley rebuild carries, by law, the roof attachment, roof-to-wall connections and opening protection that insurers are required by Florida Statute 627.0629 to price into a windstorm premium. It is verifiable per property on the uniform mitigation inspection form, which is why it is the first question we ask. (verified; ⛔ we do not publish a specific discount percentage, having failed to confirm the circulating figures at a primary source)
The evidence says yes. Citizens, the state-backed insurer of last resort, held 14,242 personal residential multiperil policies in the county in July 2024, 6,929 in July 2025 and 2,224 in July 2026, a fall of roughly 84% in two years against a statewide decline of about 77%. Charlotte depopulated faster than the state did. ⛔ That is evidence private carriers returned. It is not evidence premiums fell, and we have not established the direction of premiums here. (verified, Citizens county detail files)
Charlotte County Public Schools runs 10 elementary, 4 middle and 3 high schools, plus 2 charters. Assignment is address-based, with Controlled Open Enrollment opening in January only. ⚠️ ZIP 34223 is zoned to Englewood Elementary, which is in the Sarasota County district, not Charlotte's. Babcock Neighborhood School and Babcock High are Charlotte-authorized charters. Confirm the assignment for a specific address with the district rather than by ZIP. (verified, county notes; school detail lives on the county schools guide page)
Partly. Babcock Ranch straddles the Charlotte and Lee county line, and its two schools are Charlotte-authorized charters. ⚠️ The acreage split between the two counties is circulated widely but traces to a 2022 trade article rather than a county document, so we are not publishing a percentage. The Charlotte portion returns flood zone X and sits in the South Florida Water Management District rather than the Southwest Florida district that covers most of the county. (verified where stated; the split is explicitly unverified)
Millage is charged against assessed value. Non-ad-valorem assessments are flat charges for specific services and they appear on the same tax bill. In Charlotte County this matters more than usual because fire and EMS is assessment funded rather than millage funded: Charlotte County Fire and EMS carries no ad valorem line on the Department of Revenue's certified table, and neither does the Englewood Area Fire Control District. Community development district costs arrive the same way. Boca Grande Fire Control District is the exception, levying 1.7060 mills. (verified, 2025 certified tax roll)
Once you have a homestead exemption, it caps annual increases in your assessed value at 3% or the change in the Consumer Price Index, whichever is lower, and it applies automatically. Over a long hold in a rising market that gap between assessed and market value becomes the largest tax benefit most Florida owners ever receive. ⚠️ It resets to full market value the year after a change of ownership, so a long-held neighbour's tax bill tells you nothing about yours. (verified, Charlotte County Property Appraiser)
Yes, within Florida. You must re-establish homestead within three years of January 1 of the year you left the prior homestead, and file form DR-501T with the property appraiser in your new county by March 1. We have not verified the statutory dollar cap on portable benefit and are deliberately not stating one. (verified, county property appraiser portability page)
Renting out an entire homesteaded dwelling counts as abandonment. Abandonment after January 1 does not affect that year's exemption, but a second consecutive year of it loses the exemption entirely, and with it the Save Our Homes cap. (verified, county property appraiser, quoted verbatim in our research file)
Yes, a 10% annual cap on assessed value increases for all non-homestead property, including rentals, vacation homes, vacant land and commercial. It applies to every millage except the school board's, which is 6.2880 of a typical 15.0855-mill bill, and it is applied automatically the year after purchase. (verified)
Strongly, and entirely outside the city. The county went from 188,017 residents in 2020 to 212,122 in July 2024, about 13.5% in four years. The unincorporated balance grew every single year. Punta Gorda's own estimate peaked at 20,789 in 2022 and has declined in each of the two years since. (verified, Census Population Estimates)
Very, and it is measurable. Punta Gorda Airport handled 309,678 passengers in March 2025 against 92,360 in September, a ratio of 3.35 to 1, and January through April carried 42.1% of the year's 2,282,002 total. Expect restaurant waits, traffic and buyer competition to follow the same curve. (verified, Charlotte County Airport Authority; the ratios are our arithmetic on their published monthly figures)
Our data does not answer that directly and we are not going to guess at it. What it does show is that the buyer pool is at its largest between January and April, and that in July 2026 the county absorbed inventory faster than it was replaced, with months of supply at 5.4 against 8.4 a year earlier. A month-by-month listing-outcome analysis is owed work, not a claim we can make today. (verified where stated)
We do not know, and anyone who tells you they do is selling something. What we can tell you is what the last twelve months actually did: the blended median did not move, single-family rose 2.5%, condominiums fell 5.6%, inventory tightened from 8.4 to 5.4 months, and cash rose to 45% of closings. Those are facts with dates on them. The forecast is not. (verified)
Because the movement is at the top of the range rather than across it. The county's average rose 8.9% while the median stayed flat, which happens when high-value sales grow as a share of the total without the middle of the market repricing. The same pattern appears in all three counties and is extreme in Collier, where an unchanged $599,000 median sits against an average that rose 26.8% to $1.18 million. (verified, SunStats)
An elevation certificate is not required to buy, but it is the document that tells an insurer where your lowest floor sits relative to base flood elevation, and in a county where VE base flood elevations run 9 to 14 feet it can change a premium substantially. ⚠️ USGS elevations are bare-earth ground elevations and are not a substitute; they say nothing about finished floor. (verified)
Port Charlotte on current figures. Its median time to contract fell from 89 days to 60, a 32.6% drop, and it was the only place where new listings actually fell while pending sales rose. It is also tighter than the county overall at 4.7 months of supply against 5.4. (verified, SunStats)
On July 2026 medians, Charlotte Harbor at $127,000 and Cleveland at $173,950, and manufactured homes countywide at a median of $139,900. ⚠️ The first two had single-digit sales that month, so read them as an indication of price level rather than a market. Charlotte Harbor also carries the county's loosest inventory at 11.1 months. (verified)
You should know exactly who is advising you and under which licence before you share anything about your property. Everything below is the licensed identity behind this page: the individuals, the brokerage, the licence numbers and the office of record. If any of it does not match what you see elsewhere, tell us and we will correct it. McGreevy and Comisar · Domain Realty Group Domain Realty, 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy, licensed real estate agent, SL3101296 Marc Comisar, licensed broker associate, BK3060671 Domain Realty, DOMAINREALTY.COM, LLC, brokerage license CQ1049052
McGreevy and Comisar have worked Southwest Florida real estate together for more than fifteen years, and Charlotte County has been one of our primary markets since 2019 with agent-partners living and working in it. The credentials below are why sellers hand us listings, and the analysis above is what we do with a market once we have one.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
You will work with Jesse McGreevy and Marc Comisar, not a call centre and not a junior handed your file after the listing appointment.
Jesse McGreevy is a licensed Florida real estate agent, SL3101296. Marc Comisar is a licensed broker associate, BK3060671. Domain Realty, DOMAINREALTY.COM, LLC, brokerage license CQ1049052.
More about the team on our about page, and our other county hubs are Lee County and Collier County. For the part of Charlotte County that straddles the Lee line, see our Babcock Ranch hub.
Updated August 2026. Market figures pulled 2026-08-27 from Florida Realtors SunStats. Contact Jesse McGreevy at (239) 898-6072 to have any figure on this page applied to a specific address.
Every link below goes to the issuing authority's own copy, not to a copy we host. If one breaks, tell us and we will chase the authority rather than quietly substituting our own file.
McGreevy and Comisar is a top-reviewed real estate team on Google, operating under Domain Realty from Bonita Springs and working Charlotte, Lee and Collier County. Reviews matter, and they are also the easiest thing on any agent page to assert without evidence, which is why we would rather you judged us on the analysis above than on a quote we selected ourselves.
We would rather you judge us on this page than on a testimonial. Every figure above carries its source and a label saying whether we verified it, inferred it, or do not know it, and where we do not know something the page says so. That is the same standard we apply to a listing presentation, a pricing recommendation and a flood-zone question on a specific parcel.
If that is the way you want to be advised, we should talk.
★★★★★ "Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!" Ryan Mitchell
★★★★★ "Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail." constanza hernandez
★★★★★ "Marc's attention to detail and deep understanding of the Southwest Florida market gave us so much confidence." Katie Whalen Polewski
Every source is a primary authority URL per the AUTHORITY-LINK STANDARD: the issuing government, agency or association's own site, never a self-hosted copy and never a competitor real estate site. Market figures pulled 2026-08-27; research sources retrieved 2026-08-24.
⚠️ Two secondary sources are cited on this page and both are labelled where they appear, because no primary equivalent exists: a Washington Post report on Hurricane Charley damage totals, cited only to show it disagrees with the county's own figure, and a trade report on the Babcock Ranch acreage split, which is precisely why this page does not state that split.