Punta Gorda Isles, Florida
$1,500 per single-family lot for fiscal 2027, adopted September 9, 2026, with every rate since FY2007.
Updated November 2026 · By Jesse McGreevy and Marc Comisar, McGreevy and Comisar at Domain Realty · More about Jesse McGreevy, Marc Comisar and our team on the McGreevy and Comisar about page. Every rate below carries the date and the record it came from.
The Punta Gorda Isles canal maintenance assessment for fiscal year 2027 is $1,500 per single-family lot, adopted unanimously by Punta Gorda City Council, sitting as the district board, on September 9, 2026. It appears as a non-ad valorem line on the November 2026 Charlotte County property tax bill and covers October 2026 through September 2027. This guide sits under our Charlotte County area guide and our Punta Gorda city guide, and it goes deeper on one number than our Punta Gorda Isles community guide can: every rate from FY2007 to FY2031, the adopted years marked apart from the City Finance planning path, Burnt Store Isles beside it, who pays, what the money buys, and how to handle the charge when you buy or sell.
The Punta Gorda Isles canal assessment for fiscal year 2027 is $1,500 per single-family lot. Punta Gorda City Council, acting as the board of the Punta Gorda Isles Canal Maintenance Assessment District, adopted that rate unanimously on September 9, 2026. Land zoned for other uses pays $0.156 per square foot of land within 120 feet of the seawall instead.
Data updated: November 2026 (City of Punta Gorda Council budget hearing minutes of 9 September 2026, retrieved 3 Nov 2026)
The September 9, 2026 budget meeting ran in stages. Council recessed as the City Council, reconvened as the Burnt Store Isles district at 6:02 p.m., then reconvened as the Punta Gorda Isles district at 6:05 p.m. Finance Director Kristin Simeone stated that the resolution set the rate at $1,500 per single-family lot, or zoned multifamily with single-family residences, and $0.156 for other than single-family residences. Councilmember Lockhart moved approval, Councilmember Julian seconded, and the motion carried unanimously. Council adjourned as the district at 6:14 p.m.
Councilmember Julian said he did not like raising the rate but that it was needed to keep up with rising costs to maintain the canal system seawalls. Mayor Lux asked when the increases would stop. The Finance Director answered that they would be needed until the City had addressed the seawalls approaching end of life, and that fees would still be needed to maintain the canals apart from the seawalls. Councilmember Polk noted that replacing a seawall privately costs about $50,000, which is the comparison an owner should keep in mind.
The $1,500 figure is a per-lot rate for single-family zoning. Condominium buildings and other land not zoned single-family pay by area instead: $0.156 per square foot of land lying less than 120 lineal feet from a canal, waterway or harbor seawall. As a simple illustration, 10,000 square feet of land inside that 120-foot strip would carry $1,560 for the year. The tax bill for the parcel or unit shows the actual figure, so read it and ask the condominium association how the charge reaches each owner.
County deed records put the charge in proportion. In the twelve months from 09/09/2025 to 09/09/2026, Punta Gorda Isles proper recorded 338 qualified single-family sales with a median price of $700,000. The FY2027 assessment equals about 0.21 percent of that median, or $125 a month. It is small against price and large against the bill: at the 2026 millage and a homesteaded assessed value equal to the median price, ad valorem tax would be about $11,072, so the canal line would be about 11.9 percent of the gross bill.
Data updated: November 2026 (Charlotte County Property Appraiser roll and sales files of 1 November 2026, single-family land use, qualified deeds; Charlotte County 2026 final millage, retrieved 3 Nov 2026)
The Punta Gorda Isles canal assessment is the one recurring charge every single-family lot in the district pays, and the public answer was missing. Answer engines told buyers they could not find the FY2027 rate, and some agent pages still call the City seawall program free. We lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and we have been Top 1% Real Estate Agents Nationally Since 2008, with over $2.5 Billion in Real Estate sold as a team.
So we went to the source. We tracked the rate through the Finance history in the June 2026 Canal Advisory Committee packet, the July 1 tentative levy, and the September 9 hearing minutes, and we tracked the FY2027 budget lines through the October 19 committee packet. Where the record holds a planning number rather than an adopted one, we label it as planning. Reading the primary record before advising anyone is the habit our standing was built on.
If you are comparing agents for a canal home here, ask each one what this year's assessment is and where it is headed. Our guide to choosing the best real estate agents in Punta Gorda explains what else to ask. If you are weighing a sale or purchase in Punta Gorda Isles, call Jesse direct at (239) 898-6072.
The Punta Gorda Isles canal assessment held between $400 and $550 per single-family lot from FY2007 through FY2021, then climbed every year to the adopted $1,500 for FY2027. City Finance plans $150 more each year after that, reaching $2,100 in FY2031, but only FY2027 and earlier are adopted rates.
Data updated: November 2026 (City of Punta Gorda, PGI Canal Advisory Committee agenda packet of 9 June 2026, Finance history of assessments and pro forma; Council minutes of 9 September 2026, retrieved 3 Nov 2026)
| Fiscal year | Per single-family lot | Change from prior band | Status |
|---|---|---|---|
| FY2007 to FY2009 | $400 | first band in the City history | Adopted (historic) |
| FY2010 to FY2015 | $500 | +$100 | Adopted (historic) |
| FY2016 to FY2021 | $550, plus a separate $100 Hurricane Irma rate in 2019-20 | +$50 | Adopted (historic) |
| FY2022 | $650 | +$100 | Adopted (historic) |
| FY2023 | $950 | +$300 | Adopted (historic) |
| FY2024 | $1,100 | +$150 | Adopted (historic) |
| FY2025 | $1,200 | +$100 | Adopted (historic) |
| FY2026 | $1,350 | +$150 | Adopted (historic) |
| FY2027 | $1,500 | +$150 | Adopted 9 September 2026, unanimous |
| FY2028 | $1,650 | +$150 | Finance planning path, not adopted |
| FY2029 | $1,800 | +$150 | Finance planning path, not adopted |
| FY2030 | $1,950 | +$150 | Finance planning path, not adopted |
| FY2031 | $2,100 | +$150 | Finance planning path, not adopted |
Yardstick: the City rate per single-family lot for each fiscal year, October through September, billed the November the fiscal year begins. FY2027 is the November 2026 bill. Other-zoned land is billed per square foot and is not in this table.
From FY2022 to FY2027 the rate rose 130.8 percent, from $650 to $1,500. The last step, FY2026 to FY2027, was $150, or 11.1 percent. An owner who held the same single-family lot through all six of those years paid $6,750 in canal assessments, before any early-payment discount.
The FY2028 to FY2031 figures come from the Finance deck in the June 9, 2026 Canal Advisory Committee packet, which assumes a $150 rate increase per year. If Council followed it, a lot would pay $7,500 over those four years, and FY2031 would sit 40.0 percent above FY2027. Council sets each year at its September hearing, after a recommendation from the resident committee, so any year can come in higher, lower or flat. Budget the path; do not quote it as a rate.
The committee recommended $1,500 for FY2027 because of higher seawall panel and installation costs and interest on the hurricane project loan. The Finance pro forma also notes that materials and installation costs increased significantly over the past two years. Hurricane Ian damaged over six and a half miles of Punta Gorda Isles seawall in 2022, according to the City funding request to the state, and the district carried the repair program and its financing into FY2027.
Want the dollar effect on one address rather than a table? Ask for a Punta Gorda Isles home valuation that lays the canal line next to taxes and insurance, or call Jesse at (239) 898-6072.
Burnt Store Isles pays its own, lower canal assessment: $1,035 per single-family lot for FY2027, against $1,500 in Punta Gorda Isles. Both rates were adopted by the same Council on the same night, September 9, 2026, but the two districts keep separate budgets, separate advisory committees and different seawall mileage, so the numbers move independently.
Data updated: November 2026 (City of Punta Gorda Council minutes of 9 September 2026; City canal maintenance district pages, retrieved 3 Nov 2026)
| Measure | Punta Gorda Isles district | Burnt Store Isles district |
|---|---|---|
| FY2027 single-family lot | $1,500 | $1,035 |
| FY2027 other-zoned land, per sq ft within 120 ft | $0.156 | $0.108 |
| FY2026 single-family lot | $1,350 | $1,010 |
| FY2025 single-family lot | $1,200 | $985 |
| Seawall maintained by the district | 91 miles | 18 miles |
| Canals | 45 miles of canals and inlets | 9 miles |
| Lock | None | The BSI boat lock is in the district scope |
| Advisory committee meets | Third Monday, 1:30 p.m. | Second Tuesday, 1:30 p.m. |
| FY2027 difference per lot | $465 more | baseline |
The county roll shows Burnt Store Isles (plat Section 15 and its replat) at 1,100 parcels, 976 of them single-family, against 4,726 single-family parcels in Punta Gorda Isles proper.
Data updated: November 2026 (Charlotte County Property Appraiser roll of 1 November 2026, retrieved 3 Nov 2026)
The FY2026 Burnt Store Isles rate of $1,010 was reported as $820 for operations, $100 for project accumulation and $90 for the lock. That split is from a June 2025 Council workshop and has not been republished for FY2027, so read it as the shape of the bill rather than this year's exact parts. In July 2026 the Burnt Store Isles committee said annual replacement footage needed to rise above the current 1,000 linear feet.
If the canal charge is the deciding line in a budget, Burnt Store Isles costs $465 less per lot this year. If route and choice of exits matter more, Punta Gorda Isles has no lock, and which bridges sit between a given canal and the harbor is a separate question covered in our Punta Gorda Isles sailboat water guide. Our advice is to decide on the house and the water first and treat the assessment difference as a cost line, not the reason to choose.
Every single-family-zoned lot inside the Punta Gorda Isles Canal Maintenance Assessment District pays it, whether or not the house sits on a canal, because the charge is set per lot in the district rather than per waterfront home. Some Punta Gorda Isles sections and blocks sit outside the district, so the City boundary map, not the subdivision name, decides.
Data updated: November 2026 (City Code Chapter 6 district legal description, as read by the vault; Charlotte County Property Appraiser roll of 1 November 2026, retrieved 3 Nov 2026)
The district legal description covers Punta Gorda Isles Sections 1 to 4, Section 5 less part of Block 34, Section 6, Section 7 less Block 76, Section 8, parts of Sections 9, 9B and 9C, Sections 10 and 11, Section 12 less listed blocks and the golf course tract, Section 14 less Blocks 163 to 167 and Tracts B and C, Section 17, and Tracts B and C of Section 26. Named condominium parcels such as Clipper Cove are included. Section 15 is Burnt Store Isles, with its own district. Sections 18, 24 and 27 are not in the Punta Gorda Isles district.
| Group of PGI proper sections | Single-family parcels | Waterfront-flagged single-family | Vacant parcels |
|---|---|---|---|
| Named whole in the district (1, 2, 3, 4, 6, 8, 10, 11, 17) | 1,489 | 1,485 | 95 |
| In the district with listed blocks or tracts left out (5, 7, 9, 9B, 9C, 12, 14, 26) | 3,219 | 3,004 | 319 |
| Outside the district (24, 27) | 18 | 16 | 20 |
Parcel counts are single-family land use (DOR code 01) and vacant land (DOR 00) on the appraiser roll, by plat section. The middle row cannot be split by block from the roll alone, which is why the map matters. All 18 single-family parcels in the outside group are in Section 24. Our guide to the Punta Gorda Isles sections maps which streets sit in which plat section.
The charge is not a waterfront fee in its legal wording; it falls on each subdivided single-family lot in the district, prorated for partial lots. Most district lots touch the water anyway: 4,505 of the 4,726 single-family parcels in Punta Gorda Isles proper carry the appraiser waterfront flag. If you are looking at one of the off-water homes, check the tax bill for the canal line rather than assuming it is absent.
City Code lets a property outside the boundary ask to join, but the price is steep: the total assessment that would have been due on the property since the district began, prorated or waived if the wall was recently replaced, and the district may refuse based on wall condition. That is a question for the City, not a closing checklist item, and it matters mostly to owners in the excluded blocks.
The Punta Gorda Isles canal assessment is collected by the Charlotte County Tax Collector as a non-ad valorem assessment on the same annual property tax notice as the millage. It is a flat City charge per lot, so homestead, Save Our Homes and assessed value do not change it, though the early-payment discount does apply.
Data updated: November 2026 (Charlotte County Tax Collector property tax pages and tax bill insert; Charlotte County Property Appraiser 2026 final rates, retrieved 3 Nov 2026)
Bills mail on or before November 1. Paying in November takes 4 percent off, December 3 percent, January 2 percent and February 1 percent, and unpaid taxes go delinquent April 1. Paid in November, the FY2027 canal line comes to $1,440. Bills over $100 can go on the Tax Collector installment plan if you apply before May 1. Questions about the charge itself go to the City as the levying authority, not to the Tax Collector.
Homestead takes $25,000 off every levy and a further $26,411 for 2026 off the non-school levies, and Save Our Homes caps later growth in assessed value. All of that works on the ad valorem millage of 16.8148 in tax district 155. The canal assessment is not calculated on value, so a homesteaded owner and a second-home owner on identical lots pay the same canal line.
For a typical Punta Gorda Isles single-family home the canal assessment is the only non-ad valorem line. The City FY2027 benchmark of core services shows no separate fire, stormwater or debt assessment for Punta Gorda, and sanitation is billed on the City utility bill. The City special assessments page lists only the two canal districts and the lot mowing assessment, which applies to vacant lots in the mowing program.
Yes, for the same fiscal year, and that is the opposite of the ad valorem part of the bill. A sale resets the assessed value to just value the next January 1, so the millage portion can rise sharply for a buyer. The canal line is set per lot, so it follows the City rate path, not the sale. Read the seller's bill for the canal line, and budget the ad valorem part fresh.
The Punta Gorda Isles canal assessment pays to inspect, repair and replace the City-owned seawalls along private canal frontage inside the district, to dredge canals and inlets, and to trim mangroves in district rights-of-way. In the FY2027 district budget, seawall replacement is the largest line at $6,075,000.
Data updated: November 2026 (City of Punta Gorda, PGI Canal Advisory Committee agenda packet of 19 October 2026, FY2027 expenditure and revenue reports, retrieved 3 Nov 2026)
| FY2027 PGI district budget line | Amount |
|---|---|
| Seawall replacement | $6,075,000 |
| Personnel | $1,153,210 |
| Capital outlay (spoil site channel $225,000, vehicles $95,000, equipment $165,000) | $485,000 |
| Seawall panel building materials | $362,250 |
| Mangrove trimming | $67,120 |
| Inlet dredge | $60,000 |
| Contingency | $50,000 |
| Channel markers | $15,000 |
| Engineering consultant | $10,000 |
Selected lines only, as reported in the October 19, 2026 committee packet; the full fund carries other operating lines. On the revenue side the district budgets $7,800,030 in special assessment revenue for FY2027. With a $5,304,136 carryover, the fund totals $13,260,416, and Finance projects an ending reserve of $3,900,836.
The City builds its own concrete precast seawall panels, which is why panel materials appear as a budget line. The pro forma plans about 10,000 linear feet of replacement in FY2027, then 3 percent plus about 500 more linear feet a year. As of September 14, 2026, the FY2026 seawall replacement line had spent $1,596,876 of $6,950,000, and the Hurricane Ian replacement line $4,728,688 of $6,069,490.
The district dredges canals and inlets; inlet dredging was pending at Bass and Snook Inlets in the October packet, and mangrove trimming was complete for FY2026. A spoil site channel near Buckley's Pass, for barge landing, received its state permit on August 20, 2026 and went to the Army Corps for federal review on August 27. Dredging next to a private dock is separate: owners may hire the City marine contractor at their own cost under the City permits.
The pro forma carries repayment of a $41,368,600 Hurricane Ian seawall and mitigation loan and a $7,981,660 Hurricane Irma riprap loan, and assumes a 95 percent federal and state share on qualified seawalls. At the September 9 hearing, the Mayor said funds for the R.J. Gorman Marine Construction settlement had already been set aside when asked how it would affect the district.
Each $100 on the per-lot rate raises about $520,000 a year, according to the June Finance deck, which is how a $150 step translates into more linear feet of new wall.
Inside the Punta Gorda Isles canal district, the City of Punta Gorda owns and replaces the seawalls that line private canal frontage, and this assessment funds that work. The owner still pays for the dock, lift, fences, irrigation and restoration. Replacement schedules, the condition scale and a full pre-purchase check are in our Punta Gorda Isles seawalls guide.
Punta Gorda City Council sets the Punta Gorda Isles canal assessment each year, sitting as the district board, after the five-member resident Canal Advisory Committee recommends a rate and capital plan. A tentative rate is set in July and the final rate is adopted at the first September budget hearing, ahead of the November tax bill.
Data updated: November 2026 (City of Punta Gorda CMAD page; Council minutes of 1 July and 9 September 2026; PGI Canal Advisory Committee agenda of 19 October 2026, retrieved 3 Nov 2026)
The City describes the committee as a five-member resident board with three-year terms and a three-term limit, meeting the third Monday at 1:30 p.m. The October 19, 2026 agenda lists Harry G. Walberg (Chair), Jeffrey T. D'Amico (Vice Chair), Ronald P. Ludvig, Jake Dye and James A. Merritt, with the next meeting set for November 16, 2026. The City streams the meetings on its YouTube channel.
The City page says the current Punta Gorda Isles district was established July 3, 1996, by Ordinance 1156-96 under Section 189.02, Florida Statutes, and City Code traces a predecessor district to 1979. Burnt Store Isles carries the same founding line for its own district.
Treat the Punta Gorda Isles canal assessment as part of the property tax bill when you buy or sell: confirm the parcel is in the district, read the canal line on the latest bill, check whether that bill is paid, and have the closing agent show the line in the tax proration. Then budget the next year at the planning path.
Florida Realtors' legal staff notes that prorations of many items are covered in paragraph 18(K) of the main body of the standard contract, so the contract you sign, read with your closing agent, governs who pays what share. Our job is to make sure the canal line is on that list.
Have the latest bill and any City notice letter about seawall work ready for buyers, because the canal line and the wall schedule are the first two questions on a canal home here. Our Punta Gorda Isles seller guide covers the rest of the paperwork that moves price.
Selling? Get your Punta Gorda Isles home valuation, or call Jesse direct at (239) 898-6072, and we will price your address against its own comparables with the canal line in the cost picture. Buying? Read our Punta Gorda Isles buyer guide or how we represent buyers in Southwest Florida, or call Marc at (239) 287-5873. If you want to see which homes are on the market today, start with the Punta Gorda Isles homes for sale on DomainRealtyGroup.com, then come back here to budget the canal line on each one. As Top 1% Real Estate Agents Nationally Since 2008, we would rather show you the record than tell you about it.
Several pages that rank for Punta Gorda Isles describe the canal charge wrongly: as free, as a lump sum paid over two years, or at an old rate. The City record says otherwise: an annual, per-lot, non-ad valorem charge, $1,500 for a single-family lot in FY2027, adopted on September 9, 2026.
Some agent pages say the City seawall program takes the cost and upkeep off owners. The City does own and replace the walls inside the district, but every lot pays for that program through the assessment, $1,500 for FY2027, and the owner still pays for docks, lifts and restoration around them.
One 2026 agent blog gives canal special assessments as $800 to $2,200 per waterfront property, payable over 24 months. That is not the City method. The district bills a single annual rate per single-family lot on the property tax notice, and the rate for a given year is one number.
A 2024 Gulfshore Business story on FEMA seawall funding still circulates with a $1,100 canal figure. That was the FY2024 rate. FY2025 was $1,200, FY2026 $1,350, and FY2027 is $1,500.
For fiscal year 2027, which is the November 2026 tax bill, the Punta Gorda Isles canal maintenance assessment is $1,500 per single-family lot, adopted unanimously by City Council on September 9, 2026. Land zoned for other uses pays $0.156 per square foot of land within 120 feet of a canal, waterway or harbor seawall.
Adopted. Council set a tentative levy at the same rate on July 1, 2026, and the September 9, 2026 budget meeting minutes record the Punta Gorda Isles district resolution passing unanimously on a motion by Councilmember Lockhart, seconded by Councilmember Julian. The City special assessments page lagged and still showed FY2026 figures for Burnt Store Isles on November 3, 2026, so rely on the hearing record.
The City Finance planning path adds $150 a year: $1,650 in FY2028, $1,800 in FY2029, $1,950 in FY2030 and $2,100 in FY2031. Those are planning figures, not adopted rates. The Finance Director told Council increases would be needed until the City had addressed the seawalls approaching end of life.
Burnt Store Isles, Punta Gorda Isles Section 15, has its own district. Its FY2027 rate is $1,035 per single-family lot and $0.108 per square foot for other-zoned land, adopted unanimously on September 9, 2026, the same evening as the Punta Gorda Isles rate. Its FY2026 rate was $1,010.
No. The canal assessment is a flat non-ad valorem charge per lot, so the homestead exemption, Save Our Homes and the assessed value have no effect on it. Homestead lowers only the ad valorem millage part of the same bill. The early-payment discount, 4 percent in November, does apply to the whole bill.
If the lot is inside the district, yes. The charge falls on each single-family-zoned lot in the district, not only on waterfront homes. Some Punta Gorda Isles sections and blocks are outside the district, so check the City boundary map and the canal line on the tax bill for the exact parcel.
Condominium and other land not zoned single-family pays by area: $0.156 per square foot of land within 120 lineal feet of the seawall for FY2027. Named condominium parcels such as Clipper Cove are in the district. Read the unit's tax bill for the canal line and ask the association how the charge is shared.
No. The district legal description leaves out Sections 18, 24 and 27, Section 15 has its own Burnt Store Isles district, and Sections 5, 7, 12 and 14 each have some blocks or tracts left out. The City posts a district boundary map; use it, with the tax bill, for any specific address.
Not to the City directly, because it rides the county tax bill. The Charlotte County Tax Collector runs an installment plan for bills over $100 if you apply before May 1, which spreads the whole bill, canal line included, across installments.
It pays for seawall inspection, repair and replacement, including concrete panels the City casts itself, plus dredging of canals and inlets, mangrove trimming in district rights-of-way, channel markers, staff, equipment and hurricane loan repayment. The FY2027 district budget carries $6,075,000 for seawall replacement, its largest line.
Inside the canal district, the City owns and replaces the seawalls along private canal frontage, funded by the assessment. The homeowner owns and maintains the dock, pilings, boat lift, davits, utilities and yard, and clears the work zone when the City replaces a wall. Outside the district, ask the City who maintains the wall.
At the September 9, 2026 hearing Councilmember Polk said replacing a seawall privately costs about $50,000, and a 2024 WINK News report quoted a local contractor at $30,000 to $40,000 for an 80-foot wall. The district spreads that cost across every lot through the annual assessment instead.
City Council sets it at the September budget hearing, acting as the district board, after the Punta Gorda Isles Canal Advisory Committee recommends a rate. The committee meets the third Monday of the month at 1:30 p.m., and its meetings are public and streamed by the City.
For the same fiscal year, yes, because the charge is per lot and not tied to value. The ad valorem part of the bill is different: a sale resets assessed value to just value the next January 1, so a buyer's millage bill is often much higher than the seller's.
No mandatory homeowners association covers Punta Gorda Isles single-family homes. The recurring community charge is this City canal assessment. The Punta Gorda Isles Civic Association is voluntary, at $80 per adult a year plus a one-time $25 fee, and condominiums have their own association fees.
McGreevy and Comisar are Jesse McGreevy and Marc Comisar, leading Domain Realty Group in Southwest Florida. We have been selling this market since 2004 and have been Top 1% Real Estate Agents Nationally Since 2008. This guide exists because we kept being asked what the Punta Gorda Isles canal charge really is and kept finding that nobody had published the adopted number. So we read the minutes, and we bring the same parcel-level rigor to a question about a tax bill line that we bring to pricing a waterfront listing.
McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and that standing is the reason a page like this one gets built rather than bought. Being Top 1% Real Estate Agents Nationally Since 2008 buys nothing on its own. What it reflects is twenty years of reading the primary record on a client's behalf, which is the same habit that produced every rate above.
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Brokered by Domain Realty. Jesse McGreevy, Florida license #SL3101296. Marc Comisar, Florida broker license #BK3060671, regulated by the Florida Real Estate Commission (FREC).
Selling in Punta Gorda Isles? Get your free home valuation, or call Jesse direct at (239) 898-6072. Buying instead? Start with our Southwest Florida buyer guide, or call Marc at (239) 287-5873. Either way, we will put this year's canal line, next year's planning figure and the seawall schedule for the address in front of you before you commit. Those of you exploring the Bird Section of Punta Gorda Isles will find the same rule applies there: check the block against the City district map and read the canal line on the bill.
Page last verified 2026-11-03. Rates are re-checked after each September budget hearing and each Canal Advisory Committee packet. County counts come from the appraiser files named below, computed by script.