Englewood, Florida
Englewood real estate on both sides of the Charlotte and Sarasota county line, priced parcel by parcel from county recorded sales by McGreevy and Comisar.
McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida, selling and buying homes in Englewood. Top 1% Nationally since 2008. Over $900 million in personal sales and $2.5 billion+ sold as a team. The team Englewood homeowners call first. For the wider county picture, read our Charlotte County guide. Englewood is a market where the same ZIP code crosses two counties, with two property appraisers, two tax systems and two sets of rules.
Englewood is not a city. It is one unincorporated Census-designated place that crosses the Charlotte and Sarasota county line, with 20,800 people counted in 2020 (U.S. Census Bureau QuickFacts). That split shapes everything on this page. We tracked every recorded sale on both county rolls: the Charlotte County file for the 12 months from September 10, 2025 to September 9, 2026 (Charlotte County Property Appraiser), and the Sarasota County file for the 12 months from October 15, 2025 to October 14, 2026 (Sarasota County Property Appraiser). Each figure below names its county and its window, and the two counties’ medians are never added together or averaged.
Last 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 about page.
Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and they bring over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar to Englewood sales on both sides of the county line. We price from county recorded sales, parcel by parcel, never from a blended Englewood average.
Englewood rewards that discipline. A Gulf-side condominium on the Charlotte part of Manasota Key, a new villa in Beachwalk by Manasota Key on the Sarasota roll, and a lot in the Port Charlotte Subdivision grid east of Lemon Bay are three different markets with three different cost stacks. Our job is to know which one your property is in before anyone names a price. These are the credentials we bring to that work:
In the 2026 RealTrends rankings, Domain Realty Group was the #5 real estate team in Florida (RealTrends 2026): 241 transactions, $157M+ volume, and the #1 real estate team in Bonita Springs by sales volume and by transaction sides. Domain Realty Group has closed 4,000+ transactions as a team.
Choosing an agent is a comparison worth making on the public record. Our best real estate agents in Englewood page compares the Englewood agents and teams on Google reviews, licence dates and published production, and our Best Real Estate Agents in Port Charlotte and Best Real Estate Agents in Punta Gorda pages do the same for the Charlotte County markets next door.
Selling your Englewood home? Start with a free home valuation or call Jesse direct at (239) 898-6072 (text or call, same-day response).
Buying a home in Englewood? Call Marc at (239) 287-5873 or read our buying guide.
Englewood is a two-county, unincorporated market, and these eight facts from the county records and public agencies frame every decision on this page.
Jump to any part of this Englewood guide.
The Englewood, FL housing market in 2026 is two county markets. On the Charlotte County side, ZIP 34224 recorded 405 single-family sales at a $320,000 median in the 12 months to September 9, 2026. On the Sarasota County side, ZIP 34223 recorded 603 single-family sales at a $490,000 median in the 12 months to October 14, 2026.
Data updated: November 2026
We tracked every recorded sale on both county rolls, and we print them county first because that is how the property is taxed, permitted and insured. The Charlotte County figures come from the Charlotte County Property Appraiser’s public roll and sales files, counting DOR-qualified sales above $1,000, with the newest qualified sale in the file dated September 9, 2026, so “12 months” means September 10, 2025 to September 9, 2026 (Charlotte County Property Appraiser). The Sarasota County figures come from the Sarasota County Property Appraiser’s bulk parcel and sales file dated October 21, 2026, counting qualification codes 01 and 02 above $1,000, with the newest qualified sale dated October 14, 2026, so “12 months” there means October 15, 2025 to October 14, 2026 (Sarasota County Property Appraiser). The windows differ by 35 days and the two offices code sales differently, so a Charlotte median and a Sarasota median are two separate facts, not one Englewood number.
Two definitions matter when you read the tables. A “builder-direct” sale on the Charlotte side is the first qualified sale of an improved parcel within one year of its year built, in other words a builder’s first sale of a new home. Price per square foot is per square foot of the county’s heated area, which is not the same as an MLS living-area figure, so it should never be compared with a listing sheet (Charlotte County Property Appraiser).
On the Charlotte County side of Englewood, ZIP 34224 recorded 405 single-family sales at a $320,000 median, 63 condominium sales at a $138,000 median and 118 mobile-home sales at a $135,000 median, all in the 12 months to September 9, 2026. The Charlotte parcels in ZIP 34223, mostly on the barrier islands, sold higher.
Charlotte County side, ZIP 34224 (15,910 Charlotte parcels). Window: September 10, 2025 to September 9, 2026. Source: Charlotte County Property Appraiser recorded sales (ccappraiser.com).
| Property type | Parcels (with a year built) | Sales | Median | Low to high | Builder-direct | Resale | Per sq ft of county heated area |
|---|---|---|---|---|---|---|---|
| All residential (every improved use code) | 15,910 (11,478) | 728 | $270,500 | $8,000 to $2,200,000 | 187 at $310,000 | 541 at $255,000 | $186.74 |
| Single-family | 7,177 | 405 | $320,000 | $100,000 to $2,200,000 | 96 at $329,800 | 309 at $310,000 | $201.22 |
| Condominium | 943 | 63 | $138,000 | $43,000 to $710,000 | 0 | 63 at $138,000 | $135.92 |
| Mobile home | 2,356 | 118 | $135,000 | $20,000 to $320,000 | 0 | 118 at $135,000 | $144.38 |
| Vacant lots | 3,265 parcels coded vacant residential | 138 | $25,000 | $8,000 to $530,500 | not meaningful for lots | not meaningful for lots | not printed (two sales) |
Charlotte County side, ZIP 34223 Charlotte parcels (3,431 parcels). Window: September 10, 2025 to September 9, 2026. Source: Charlotte County Property Appraiser recorded sales (ccappraiser.com).
| Property type | Parcels | Sales | Median | Low to high | Builder-direct | Per sq ft of county heated area |
|---|---|---|---|---|---|---|
| All residential (every improved use code) | 3,431 (3,140 built) | 193 | $390,000 | $1,500 to $2,200,000 | 5 at $1,425,000 | $341.53 |
| Single-family | 1,254 | 87 | $385,000 | $123,500 to $2,200,000 | 3 at $1,555,000 | $322.27 |
| Condominium | 1,452 | 81 | $419,900 | $120,000 to $1,300,000 | 0 | $355.14 |
The ZIP 34223 Charlotte slice is the beach-and-key slice of Charlotte County Englewood (Englewood Beach, the Charlotte part of Manasota Key, Sandpiper Key and a mainland strip around Rock Creek Park), which is why its condominium median of $419,900 sits far above the $138,000 condominium median in ZIP 34224 (Charlotte County Property Appraiser). It should never be read as “Englewood” on its own. The “all residential” rows take every improved parcel in the ZIP whatever its use code, so they can include an occasional commercial or multifamily sale; the single-family and condominium rows are the home figures.
The Charlotte side of Englewood has eased from its peak. Single-family sales in ZIP 34224 had a $345,000 median over the 60 months to September 9, 2026, against $320,000 in the latest 12 months, and condominiums fell from a $225,000 sixty-month median to $138,000. The mobile-home median moved from $150,000 to $135,000 over the same windows.
Each row of the next table is a longer window ending on the same date, September 9, 2026, so the longer windows include the older, higher-priced sales. Read it as the direction of travel, not as a year-by-year series (Charlotte County Property Appraiser).
Charlotte County, ZIP 34224, window ladder ending September 9, 2026 (sales and median)
| Window | Single-family | Condominium | Mobile home | Vacant lots |
|---|---|---|---|---|
| 12 months | 405 at $320,000 | 63 at $138,000 | 118 at $135,000 | 138 at $25,000 |
| 24 months | 907 at $327,000 | 90 at $147,450 | 212 at $145,000 | 275 at $24,000 |
| 36 months | 1,358 at $335,000 | 136 at $200,000 | 312 at $147,000 | 513 at $25,000 |
| 60 months | 2,060 at $345,000 | 233 at $225,000 | 504 at $150,000 | 1,147 at $25,000 |
The Charlotte Englewood condominium market is small and thin: 63 sales in a year across 943 condominium parcels in ZIP 34224. A handful of sales in one complex can move that median by tens of thousands of dollars, which is one reason the 36-month median ($200,000 on 136 sales) and the 12-month median ($138,000 on 63 sales) are so far apart. The ZIP 34223 Charlotte condominium ladder is steadier: 81 sales at $419,900 over 12 months, 121 at $419,900 over 24 months and 304 at $470,000 over 60 months (Charlotte County Property Appraiser).
On the Sarasota County side of Englewood, the 14,536 Sarasota parcels in ZIP 34223 recorded 790 qualified improved sales at a $410,000 median in the 12 months to October 14, 2026. Single-family homes accounted for 603 sales at a $490,000 median, condominiums for 67 sales at $202,300, and mobile homes for 86 sales at $156,750.
Sarasota County side, ZIP 34223 Sarasota parcels. Window: October 15, 2025 to October 14, 2026. Source: Sarasota County Property Appraiser bulk parcel and sales file (sarasotapropertyappraiser.gov).
| Property type | Sarasota parcels | Qualified improved sales | Median |
|---|---|---|---|
| All improved, ZIP 34223 | 14,536 | 790 | $410,000 |
| Single-family | 603 | $490,000 | |
| Condominium | 67 | $202,300 | |
| Mobile home | 86 | $156,750 | |
| Sarasota parcels with a 34224 ZIP | 59 | 1 | one sale at $450,000 (no median) |
On the Sarasota side, “improved” means the parcel shows living area on the current roll and a year built on or before the sale year, because the Sarasota table carries no improved-or-vacant flag at the time of sale. A builder’s first sale cannot be separated exactly from a resale there, so the Sarasota rows do not carry a builder-direct column (Sarasota County Property Appraiser). Where we show a “built within a year of sale” count for a Sarasota community further down, it is a proxy for new construction, labelled as such.
For broader context, the Census Bureau’s American Community Survey puts the median value of owner-occupied homes across the whole Englewood Census-designated place at $339,900 for 2020 to 2024, a survey estimate of owners’ own valuations rather than a sale price (U.S. Census Bureau QuickFacts).
Days on market, sale-to-list ratio, months of supply, active listing counts and rents come only from the multiple listing service, which was not pulled for this page. For each of those fields the answer is the same: Information not available at time of publishing (checked November 14, 2026). Every Englewood figure on this page is a county recorded sale.
That gap is deliberate rather than an oversight. Recorded sales capture every qualified deed, including the builder closings that never pass through a listing service, and on the Charlotte side of Englewood those builder closings were 187 of the 728 improved sales in ZIP 34224 over the 12 months to September 9, 2026 (Charlotte County Property Appraiser). A count built from listings alone would miss roughly a quarter of the market. When we prepare a pricing opinion for a specific Englewood home, we add the listing-side measures for that property’s own segment at that time.
Englewood, FL is in both counties. The Englewood Census-designated place counted 20,800 people in 2020, 5,414 (26.0 percent) in Charlotte County and 15,386 (74.0 percent) in Sarasota County. The parcel decides the county: ZIP 34223 holds 3,431 Charlotte parcels and 14,536 Sarasota parcels, and ZIP 34224 holds 15,910 Charlotte parcels and 59 Sarasota parcels.
Englewood is one Census place (FIPS 1220825) with a part in each county, not two separate towns, and it has no city government of its own on either side of the line (U.S. Census Bureau QuickFacts). Both county parts are unincorporated, so the county commission is the local government: the Charlotte County Board of County Commissioners for a Charlotte parcel and the Sarasota County Commission for a Sarasota parcel. Sarasota County runs the Englewood Community Redevelopment Area, established March 31, 1998, which covers only the Sarasota part of Englewood (Sarasota County, Englewood CRA). Charlotte County has no redevelopment agency for its part.
Englewood ZIP codes cannot settle the county because both cross the line. ZIP 34223 is mostly Sarasota parcels and ZIP 34224 mostly Charlotte parcels, yet 34223 holds 3,431 Charlotte parcels. North Port city covers 39 percent of 34223’s land, so an Englewood address can be a North Port parcel.
The county rolls show the split parcel by parcel. On the Charlotte County roll, ZIP 34223 holds 3,431 parcels and ZIP 34224 holds 15,910; on the Sarasota County roll, ZIP 34223 holds 14,536 parcels and ZIP 34224 holds 59 (Charlotte County Property Appraiser; Sarasota County Property Appraiser). The North Port overlap matters for a different reason: North Port is an incorporated city in Sarasota County, so a property inside its limits carries a city layer of government and taxes that an unincorporated Englewood parcel does not. We exclude North Port city parcels with Englewood ZIP codes from every Englewood figure on this page.
| Geography | Charlotte County parcels | Sarasota County parcels | Share of ZIP land |
|---|---|---|---|
| ZIP 34223 | 3,431 | 14,536 | North Port city 39 percent |
| ZIP 34224 | 15,910 | 59 | Information not available at time of publishing |
The Charlotte side of Englewood holds the Port Charlotte Subdivision grid east of Lemon Bay, Grove City, the Placida Road corridor, Englewood Beach and the southern part of Manasota Key. The Sarasota side holds Dearborn Street, Englewood Isles, Beachwalk by Manasota Key, Boca Royale, Stillwater and the northern part of Manasota Key.
Manasota Key itself is split. Charlotte County Code section 3-9-53 defines Manasota Key as “the land located south of the Sarasota-Charlotte County line, west of Sandpiper Key, north of Stump Pass Beach State Park and east of the Gulf of Mexico” (Charlotte County, Manasota Key overlay). The Tamarind Gulf and Bay condominium association, which sits on the Charlotte part, describes the northern and central parts of the key as Sarasota County and the southern part as Charlotte County (Tamarind Gulf and Bay). Even a single neighborhood can split: Englewood Gardens has 77 parcels on the Charlotte roll and 636 on the Sarasota roll, and the two halves must be priced separately (Charlotte County Property Appraiser; Sarasota County Property Appraiser).
When an Englewood home is in Charlotte County rather than Sarasota County, nearly every public layer changes: the property appraiser, tax collector, county commission, millage stack, school district, flood map panels and permit office. Two special districts, Englewood Water District and the Englewood Area Fire Control District, cross the line and serve parcels in both counties.
| Layer | Charlotte County parcel | Sarasota County parcel |
|---|---|---|
| Property appraiser | Charlotte County Property Appraiser | Sarasota County Property Appraiser |
| Tax collector | Charlotte County Tax Collector | Sarasota County Tax Collector |
| 2026 ad valorem rate, sample | Tax district 005, 15.5683 mills (2026 final) | Tax code 1500, 11.3712 mills (2026 proposed, sample TRIM) |
| FEMA flood map panels in effect | Effective December 15, 2022 | Effective March 27, 2024 |
| Redevelopment agency | none | Englewood Community Redevelopment Area |
| Water and sewer | Englewood Water District in its sections; Charlotte County Utilities or well and septic elsewhere | Englewood Water District |
| Fire | Englewood Area Fire Control District at the Englewood end | Englewood Area Fire Control District |
Sources for the table: the 2026 Charlotte final rate chart (ccappraiser.com), a 2026 Sarasota sample TRIM notice (sc-pa.com), the FEMA National Flood Hazard Layer (FEMA NFHL), and the Englewood Water District enabling act, which names sections in both counties (Florida Senate, HB 1381 (2004)). The two millage figures are from different stages of the 2026 cycle (final in Charlotte, proposed in Sarasota) and Sarasota adds non-ad valorem lines for fire, solid waste and stormwater, so the rates are not a like-for-like tax comparison. The full tax walk-through is in the property tax section of this guide.
To check which county an Englewood parcel is in, search the address or parcel number on the Charlotte County Property Appraiser site first, then on the Sarasota County Property Appraiser site. The parcel exists on only one roll, and that record also shows the tax district or tax code, flood zone and exemptions.
On the Charlotte side, a parcel record shows the tax district (for example district 005 for a Port Charlotte Subdivision lot on the mainland, or district 003 for Manasota Key), the zoning, the FEMA flood zone and panel, the Save Our Homes base year and the certified values (Charlotte County Property Appraiser parcel record example). On the Sarasota side, the parcel detail page shows the tax code (0100 for plain unincorporated Sarasota County, 1500 where the Englewood lighting district applies), any delineated district such as the Englewood Redevelopment Area, the FEMA panel and zone, and the sales history; the TRIM notice adds the parcel’s hurricane evacuation level (Sarasota County Property Appraiser parcel record example). If a listing or a mailing address and the appraiser disagree, the appraiser’s roll wins.
Englewood is laid out around Lemon Bay. Manasota Key and Englewood Beach run along the Gulf; Lemon Bay and the Intracoastal Waterway sit between the key and the mainland; old Englewood and Dearborn Street sit on the Sarasota mainland shore; and the Port Charlotte Subdivision grid and Grove City spread across the Charlotte mainland to the south and east.
Lemon Bay is the spine. NOAA’s Coast Pilot describes it as “a shallow lagoon that extends 15 miles northwest behind the barrier beach from the head of Placida Harbor to Alligator Creek,” with numerous marinas along both shores, and places Stump Pass, the Gulf inlet at the south end of Englewood, between Knight Island and Manasota Key (NOAA U.S. Coast Pilot 5, Chapter 12). Two drawbridges carry the roads to the key: the State Route 776 bascule bridge from Englewood to the Charlotte part of Manasota Key and the Manasota Beach bascule bridge at the north end, each with 26 feet of vertical clearance closed at mean high water. The Lemon Bay Aquatic Preserve, established in July 1986, covers 7,227 acres of the bay in both counties (Florida Aquatic Preserves).
The largest single block of Englewood land is a grid of Port Charlotte Subdivision sections on the Charlotte mainland with Englewood 34224 addresses: sections 062, 063, 064, 065, 069, 073, 074 and 084. Together they hold 7,957 parcels, 4,710 with a year built, of which 4,323 are coded single-family and 2,869 vacant residential (Charlotte County Property Appraiser). The area is widely called Englewood East, after the county’s Englewood East Non-urban Street and Drainage Unit, which paves and drains these streets from special assessments within the unit (Charlotte County, Englewood East MSBU). The county unit’s own budget counts about 16,363 equivalent residential units, roughly twice the Englewood-addressed parcels, so the unit runs beyond the sections with Englewood addresses and the two names are not exact synonyms.
Grove City is a Charlotte County neighborhood and separate Census-designated place (2020 population 2,174) in western Charlotte County, built from four plats coded GVC, GCT, GCS and GCC with 955 parcels (Charlotte County Property Appraiser). The Englewood Area Chamber of Commerce traces the name to the area’s early citrus groves: “The only citrus legacies the area has been left with are the two beautiful names; Lemon Bay and Grove City” (Englewood Area Chamber of Commerce history). Charlotte County maintains Grove City’s platted streets through its own Grove City Street and Drainage Maintenance Unit (Charlotte County, Grove City MSBU).
Manasota Key is the barrier island west of Lemon Bay, split by the county line. The Charlotte part includes Englewood Beach at Chadwick Park, a 12.67-acre county beach park at 2100 N Beach Road built in 2001, and the Chadwicks, Tamarind Gulf and Bay and Gulf to Bay properties along North Beach Road and Gulf Boulevard (Charlotte County Parks). The Olde Englewood Village Association’s history records that in 1926 the Chadwick brothers began the Chadwick Beach Subdivision and by 1927 had built the first mainland-to-key connection, two bridges by way of Sandpiper Key (Olde Englewood Village Association). The Sarasota part of the key, along Manasota Key Road, holds 484 parcels, zoned RE2 on the Sarasota roll (Sarasota County Property Appraiser).
Behind the key, the mainland shoreline holds the canal and bayfront neighborhoods. Englewood Isles, on the Sarasota side, has 628 parcels on the Sarasota roll; its Parkway Association records that the developer, Kroh Brothers of Kansas City, began the community in 1977 and that the entrance crosses Forked Creek on two bridges (Englewood Isles Parkway Association). Oyster Creek, on the Charlotte side in ZIP 34224, has 432 parcels and an owners association with recorded covenants and architectural guidelines (Oyster Creek Owners Association portal). Gulf access from any canal depends on the canal’s own bridges and the route to Stump Pass or Venice Inlet, which must be checked lot by lot.
Dearborn Street is old Englewood’s main street, on the Sarasota side of the line, and the heart of the Sarasota County Englewood Community Redevelopment Area. The CRA’s 2024 plan states that the agency runs “until Year 2029” (Sarasota County, Englewood CRA Plan 2024). On July 8, 2026 the Sarasota County Commission unanimously approved the second phase of Buchan’s Bayside, a mixed-use waterfront project on Dearborn Street (WWSB). The FEMA flood layer places 401 W Dearborn St in Zone X (0.2 percent annual chance), inland of the bayfront AE and VE zones (FEMA NFHL).
East of old Englewood, the Sarasota mainland along State Road 776 (Englewood Road) holds the area’s largest planned communities: Beachwalk by Manasota Key, east of Englewood Road and Manasota Beach Road, Boca Royale Golf and Country Club at 1601 Englewood Road, and Stillwater with the new Shores at Stillwater (Boca Royale Golf and Country Club; Sarasota County Property Appraiser). All three sit entirely on the Sarasota County roll.
At the south end, Englewood’s 34224 addresses reach toward Cape Haze along Placida Road. Cape Haze Marina Village (94 parcels) and The Hammocks Preserve condominium (135 parcels) carry Englewood addresses on the Charlotte roll (Charlotte County Property Appraiser), and Cape Haze Marina at 6950 Placida Road describes itself as “Located at Marker 8,” minutes from Stump Pass, with 38 wet slips and indoor and outdoor dry storage (Cape Haze Marina).
Several nearby places share an Englewood mailing address or sit next door but are separate markets, and none of their sales are in the Englewood figures on this page. Rotonda West, Placida and Cape Haze proper belong to the Rotonda West market. Boca Grande, the village on Gasparilla Island south of Englewood across the Boca Grande Causeway swing bridge (NOAA U.S. Coast Pilot 5, Chapter 12), is a Lee County market of its own. Wellen Park lies in Sarasota County’s Venice and North Port area, not Englewood, and North Port city parcels with Englewood ZIP codes are excluded. Gulf Cove and South Gulf Cove, the canal communities east of Englewood, are covered in our live Port Charlotte guides: see Gulf Cove and South Gulf Cove.
The most active communities in Englewood, FL by recorded sales are Beachwalk by Manasota Key (206 sales, $672,300 median, Sarasota side), the Englewood East grid (227 sales, $315,000, Charlotte side), the Coco Bay group (129 sales, $315,000, Charlotte side) and Boca Royale (86 sales, $576,500, Sarasota side). Manasota Key carries the highest prices on both sides of the line.
“Best” depends on the property you need, so we rank by what the county records show and describe each community by its land, product, governance and costs. Condominium complexes and manufactured-home communities have their own sections below.
| Community | County side | Main product | Sales | Median | Window | Source file |
|---|---|---|---|---|---|---|
| Beachwalk by Manasota Key | Sarasota | new single-family, villas | 206 | $672,300 | Oct 15, 2025 to Oct 14, 2026 | Sarasota County Property Appraiser |
| Englewood East (PCH sections, 34224) | Charlotte | single-family, lots | 227 | $315,000 | Sep 10, 2025 to Sep 9, 2026 | Charlotte County Property Appraiser |
| Coco Bay group | Charlotte | new single-family, villas | 129 | $315,000 | Sep 10, 2025 to Sep 9, 2026 | Charlotte County Property Appraiser |
| Boca Royale | Sarasota | golf single-family | 86 | $576,500 | Oct 15, 2025 to Oct 14, 2026 | Sarasota County Property Appraiser |
| Manasota Key, Charlotte side | Charlotte | condominium, single-family | 67 (48 condo, 11 single-family) | condo $530,000; single-family $950,000 | Sep 10, 2025 to Sep 9, 2026 | Charlotte County Property Appraiser |
| Manasota Key, Sarasota side | Sarasota | Gulf and bayfront single-family | 25 | $2,200,000 | Oct 15, 2025 to Oct 14, 2026 | Sarasota County Property Appraiser |
| Grove City | Charlotte | single-family, manufactured | 43 | $282,000 | Sep 10, 2025 to Sep 9, 2026 | Charlotte County Property Appraiser |
| Stillwater and Shores at Stillwater | Sarasota | single-family | 35 | $485,000 | Oct 15, 2025 to Oct 14, 2026 | Sarasota County Property Appraiser |
| Englewood Isles | Sarasota | single-family on Forked Creek | 28 | $475,000 | Oct 15, 2025 to Oct 14, 2026 | Sarasota County Property Appraiser |
| Oyster Creek | Charlotte | single-family | 27 | $335,000 | Sep 10, 2025 to Sep 9, 2026 | Charlotte County Property Appraiser |
| Park Forest | Sarasota | single-family, condominium | 25 | $325,000 | Oct 15, 2025 to Oct 14, 2026 | Sarasota County Property Appraiser |
| Rock Creek Park | Charlotte | single-family | 22 | $317,500 | Sep 10, 2025 to Sep 9, 2026 | Charlotte County Property Appraiser |
| Chadwicks | Charlotte | beach single-family, small multifamily | 13 | $800,000 | Sep 10, 2025 to Sep 9, 2026 | Charlotte County Property Appraiser |
| Englewood Shores | Charlotte | single-family, small multifamily | 12 | $590,000 | 24 months, Sep 10, 2024 to Sep 9, 2026 | Charlotte County Property Appraiser |
Sources: Charlotte County Property Appraiser and Sarasota County Property Appraiser. Charlotte and Sarasota rows use different windows and are not one ranking.
Beachwalk by Manasota Key is a gated DiVosta Homes community, a PulteGroup brand, on the Sarasota County mainland east of Englewood Road (State Road 776) and Manasota Beach Road. It is not on Manasota Key: the builder puts the beach 2.3 to 2.5 miles away (DiVosta Homes). The Sarasota County Property Appraiser file holds 1,388 Beachwalk parcels, all in ZIP 34223 and tax code 0100, of which 897 are improved; Phases 4A and 4B (194 parcels) show no year built yet (Sarasota County Property Appraiser). Sarasota County approved the community, under its earlier name Villages of Manasota Beach, through Ordinance 2015-025 on June 2, 2015: 781.84 acres for up to 1,563 dwelling units (Sarasota County GIS). Press reports have printed larger totals; the county approval is the legal number.
Beachwalk recorded 206 qualified sales in the Sarasota window (October 15, 2025 to October 14, 2026) at a $672,300 median, from $350,000 to $1,371,400, with quartiles of $445,000, $672,300 and $842,375 and a median of $327 per square foot of living area (Sarasota County Property Appraiser). Pulte was the seller of record on 170 of those 206 sales, so the window is mostly new-home closings rather than resales. The median living area of the improved homes is 2,074 square feet. Phases carry different products, so the phase medians differ widely:
| Phase (Sarasota roll) | Sales, Oct 15, 2025 to Oct 14, 2026 | Median |
|---|---|---|
| 3A and 3B | 84 | $873,300 |
| 2A and 2B replat | 54 | $515,350 |
| 2C | 46 | $395,000 |
| 1C and 1D | 17 | $715,000 |
| 1A, 1B and 1E | 3 | $390,000 |
| 1F | 2 | $385,000 |
Governance is a homeowners association, not a community development district. Beachwalk by Manasota Key Homeowners Association, Inc. (Sunbiz N20000012492, filed November 5, 2020) is active (Florida Division of Corporations), and no CDD named Beachwalk appears on the state’s official list of special districts (Florida Department of Commerce). A 2026 TRIM notice for a Phase 1A-1B lot shows no CDD or HOA line, with non-ad valorem charges of $695.37 (fire $290.78, solid waste $263.96, stormwater $140.63) (Sarasota County Property Appraiser TRIM). The 2026 DiVosta fee summary lists Beachwalk HOA dues from $367.29 to $400.71 a month, depending on home series, collected quarterly (DiVosta Beachwalk Community Book, 2026 Fee Summary). Ask for the current budget and an estoppel certificate before contract. The builder lists a guard-gated entry, the Capri Club pool and clubhouse, HighTide Bar and Grill, fitness, pickleball, tennis, bocce and a dog park, with plans from 1,405 to 3,970 square feet (DiVosta Homes).
FEMA’s flood layer places sampled Beachwalk points at 26061 Seastone Cir and 9824 Bright Water Dr in Zone X (0.2 percent annual chance), but a point sample is not a lot determination (FEMA NFHL). And the Sarasota County Commission approved $15 million for a roughly 2-mile Manasota Beach Road extension near the community (WSLR); its construction timing is not confirmed by a county document. Our Beachwalk by Manasota Key guide carries the full phase-by-phase sales record, the DiVosta plans and the HOA documents.
Boca Royale is a gated golf community at 1601 Englewood Road on the Sarasota side, which the club describes as a 1,000-acre community that opened in the 1960s as Englewood Golf and Country Club (Boca Royale Golf and Country Club). Neal Communities bought the club in 2012 and celebrated its transition to a private, non-equity club on July 1, 2026 (Neal Communities). The club lists a 2024 course redesign by architect Gordy Lewis, par 71 at just over 6,600 yards, Seashore Paspalum turf, six lighted Har-Tru tennis courts and eight lighted pickleball courts (Boca Royale membership). Boca Royale membership fees: Information not available at time of publishing (checked November 14, 2026). The club publishes none, so ask the membership office.
The Boca Royale subdivision units hold 1,267 parcels on the Sarasota roll, 949 improved, with a median living area of 2,236 square feet. In the Sarasota window, Boca Royale recorded 86 qualified sales, all single-family, at a $576,500 median, from $325,000 to $1,575,000, with quartiles of $394,750, $576,500 and $823,500 and $266 per square foot (Sarasota County Property Appraiser). The prior 12 months (October 15, 2024 to October 14, 2025) recorded 99 sales at $685,500. That drop is mostly a change in which homes sold: Unit 16 alone sold 22 times at a $394,500 median, while Unit 12 Phase 2 sold 16 times at $576,500 and Unit 14 Phase 2 sold 10 times at $843,400. Over 36 months the median was $677,850 on 276 sales.
The master association, Boca Royale Golf Property Owners Association, Inc., was filed in 1974 (Sunbiz 731131), and at least one unit has its own maintenance association (Florida Division of Corporations). No CDD bears the Boca Royale name on the state list. Flood exposure varies inside the gates: the FEMA layer returns Zone AE with a base flood elevation of 12.1 feet at 1 Golf View Dr and Zone X at 37 Grand Palms Blvd (FEMA NFHL). Boca Royale at Wellen Park is Neal's name for Boca Royale East, the newest section of the same community, inside the West Villages Improvement District; it had no completed homes on the county roll in October 2026, so none of the sales figures here come from it. Our Boca Royale guide carries the full unit-by-unit sales record, the Neal Communities plans and the club details.
Manasota Key is the Gulf barrier island, and its two county sides are different markets that are never blended. On the Charlotte side, we tracked 1,259 parcels on North Beach Road, Gulf Boulevard and Manasota Key Road in ZIP 34223. In the 12 months to September 9, 2026 they recorded 67 qualified sales across all property types (Charlotte County Property Appraiser):
| Charlotte side segment | Sales, Sep 10, 2025 to Sep 9, 2026 | Median | Range | Per sq ft | 60-month check |
|---|---|---|---|---|---|
| Single-family | 11 | $950,000 | $680,000 to $1,850,000 | $642 | 49 sales at $900,000 |
| Condominium | 48 | $530,000 | $250,000 to $1,300,000 | $443 | 171 sales at $560,000 |
On the Sarasota side, the 484 parcels along Manasota Key Road recorded 25 qualified sales in the Sarasota window at a $2,200,000 median, from $525,000 to $9,200,000, with quartiles of $1,599,100, $2,200,000 and $3,692,500 and $775 per square foot (Sarasota County Property Appraiser). The 60-month figure there is 85 sales at $2,495,000. The median living area is 2,881 square feet, the median just value is $1,939,400, and the roll’s waterfront codes include 159 Gulf and 164 bay rows. The Sarasota figure covers all property types together, so it is not a single-family median and should not be set against the Charlotte single-family figure.
The key’s costs differ by side as well. Charlotte’s Manasota Key tax district 003 carries 16.3481 mills in 2026, including the Manasota Key special and debt line at 0.7798 mills and Stump Pass at 0.1978 (Charlotte County Property Appraiser 2026 rate chart). Sampled points on the Sarasota side return Zone AE at 8285 and 7430 Manasota Key Rd (base flood elevation 9 feet) and Zone VE at 740 Manasota Key Rd (10 feet), and on the Charlotte side Zone AE at 1245 Gulf Blvd and 2100 N Beach Rd (8 feet) (FEMA NFHL). Beach renourishment, building height rules and the coastal construction control line are covered later in this guide. A dedicated two-county page on Manasota Key is coming. We’ll link it here when it goes live.
Englewood East is the Charlotte mainland grid of Port Charlotte Subdivision sections with Englewood 34224 addresses, mostly single-family homes on platted lots; the county street and drainage unit is an assessment, not a homeowners association. In the 12 months to September 9, 2026 it recorded 227 sales at a $315,000 median (Charlotte County Property Appraiser):
| Measure | Sales | Median | Low | High |
|---|---|---|---|---|
| All improved sales | 227 | $315,000 | $100,000 | $1,175,000 |
| Builder-direct (new home, first sale) | 46 | $357,500 | $265,000 | $505,000 |
| Resale | 181 | $305,000 | $100,000 | $1,175,000 |
By section, PCH 064 led with 53 sales at $300,000, followed by PCH 074 (42 at $312,450), PCH 065 (36 at $352,000), PCH 062 (32 at $301,000), PCH 063 (24 at $305,450), PCH 084 (21 at $330,000) and PCH 069 (17 at $310,000). The longer windows run 439 sales at $317,000 over 24 months and 1,239 at $340,000 over 60 months.
The street and drainage unit is the cost to know. Charlotte County’s two-year budget sets the Englewood East assessment at $292.00 per equivalent residential unit in FY2026 and FY2027, up from $190.00 in FY2025, at the same rate for vacant and occupied units, and it funds paving programs of $8,910,961, $11,750,000 and $15,847,000 in construction for FY25, FY26 and FY27 (Charlotte County, Englewood East budget). Whether a lot is served by Englewood Water District, Charlotte County Utilities or a well and septic system is decided address by address. A dedicated page on Englewood East is coming. We’ll link it here when it goes live.
Grove City recorded 43 sales in the Charlotte window at a $282,000 median, all resales, from $33,000 to $1,160,000 (Charlotte County Property Appraiser). Its 955 parcels mix 547 single-family homes with 124 mobile homes, which explains the spread: by plat, GCT 003 sold 15 times at $280,000 and GVC 000 12 times at $151,000, while GCS 003 sold twice at $842,500. No mandatory association covers the Grove City plats as a whole; the county’s Grove City Street and Drainage Maintenance Unit maintains the streets (Charlotte County, Grove City MSBU).
Coco Bay is Lennar’s new-construction cluster on the Charlotte side, in ZIP 34224, and the Charlotte side’s largest source of new homes in Englewood. The group’s 601 parcels recorded their first qualified sale on November 30, 2023 (Charlotte County Property Appraiser). In the Charlotte window it recorded 129 sales at a $315,000 median, from $227,500 to $685,000; 109 were builder-direct at $315,600 and 20 were resales at $280,000. By plat, Palm Lake (PCO) and Island Lakes (ICB) each recorded 58 sales, at $268,500 and $331,050.
Lennar describes Island Lakes at Coco Bay, at 8893 Coco Bay Blvd, as a gated master-planned community “actively selling” with a price range of $292,999 to $464,999 as of November 13, 2026, planned amenities including a clubhouse, pool and sports courts, and an approximate HOA fee of $241.33 on its villas page (Lennar, Island Lakes at Coco Bay). Palm Lake at Coco Bay, at 8140 Shore Lake Drive, is listed as sold out, with an approximate HOA fee of $282.33 (Lennar, Palm Lake at Coco Bay). Those are builder figures and the billing period is not stated. Lennar’s web address files both under “sarasota-manatee,” which is its sales division; the parcels are on the Charlotte County roll. A dedicated page on Coco Bay is coming. We’ll link it here when it goes live.
Stillwater is an established Sarasota-side neighborhood and Shores at Stillwater is Pulte’s new section beside it (Pulte Homes). Together their 394 parcels recorded 35 sales in the Sarasota window at a $485,000 median, from $250,000 to $766,700; Shores at Stillwater (Phases 1A and 1B, 140 parcels built 2025 to 2026) accounted for 16 of them at $523,250, all on homes built within a year of sale (Sarasota County Property Appraiser). Shores at Stillwater has a community development district: in 2026 the Shores at Stillwater CDD sought court validation of special assessment bonds “not to exceed $14,000,000” (Business Observer legal notice). No CDD is verified for the older Stillwater sections. The FEMA layer returns Zone X at 208 Lake Victoria Ct (FEMA NFHL).
Englewood Isles is a Sarasota-side neighborhood on Forked Creek, entered from State Road 776, with 628 parcels. It recorded 28 sales in the Sarasota window (26 single-family, 2 condominium) at a $475,000 median, and $502,500 for single-family (Sarasota County Property Appraiser). Several unit associations sit under the Englewood Isles Parkway Association, incorporated in 1988, which maintains the State Road 776 entrance and median gardens; its dues are $59 per parcel (Englewood Isles Parkway Association). Sarasota County scheduled a public meeting for November 18, 2026 at the Elsie Quirk Library on replacing or rebuilding the Englewood Isles Parkway bridges (Englewood Isles Property Owners Association).
Oyster Creek is a deed-restricted single-family neighborhood on the Charlotte side, in ZIP 34224, with 432 parcels and an owners association that publishes its declaration of covenants, architectural guidelines and rules through Priority Community Management (Oyster Creek Owners Association portal). It recorded 27 resales in the Charlotte window at a $335,000 median, in a narrow $255,000 to $443,000 range (Charlotte County Property Appraiser). It is separate from Oyster Creek MHP, covered in the manufactured-home section.
Park Forest is on the Sarasota side, with 453 parcels (38 of them carrying a 34233 mailing ZIP). It recorded 25 sales in the Sarasota window, 17 single-family and 8 condominium, at a $325,000 median and $399,000 for single-family (Sarasota County Property Appraiser). Rock Creek Park is a Charlotte-side mainland neighborhood in ZIP 34223 with 280 parcels; it recorded 22 resales at a $317,500 median, from $140,000 to $525,000. Englewood Shores, also Charlotte side in 34223, mixes single-family homes with small multi-unit buildings across 97 parcels; it recorded 12 sales at a $590,000 median over 24 months (September 10, 2024 to September 9, 2026), from $299,900 to $1,850,000, including 2 builder-direct sales (Charlotte County Property Appraiser).
Chadwicks, on the Englewood Beach side of the Charlotte part of the key, traces to the 1926 Chadwick Beach Subdivision (Olde Englewood Village Association). Its 190 parcels recorded 13 resales in the Charlotte window at an $800,000 median, from $456,500 to $1,500,000, at $633.40 per square foot (Charlotte County Property Appraiser). Englewood Gardens straddles the line: its 77 Charlotte parcels needed all recorded history to September 9, 2026 to reach ten sales (37 sales at $250,000), while its 636 Sarasota parcels recorded 17 sales at $550,000 in the Sarasota window (Sarasota County Property Appraiser). The two halves are priced separately.
The Sarasota roll groups several more Englewood neighborhoods in ZIP 34223, each with its own sales in the Sarasota window (Sarasota County Property Appraiser): Overbrook Gardens (491 parcels, 31 sales, $357,500), Tangerine Woods (367 parcels, 29 sales, $180,000), Foxwood (21 sales, $205,000), Alameda Isles (20, $170,000), Polynesian Village (19, $125,000), the Englewood Golf Course plat (13, $720,000), Bay Vista Blvd of Englewood (13, $335,000), Oak Forest (13, $295,000) and Quails Run (10, $95,500).
Englewood’s condominiums split by county and by water. On the Charlotte side, ZIP 34224 recorded 63 condominium sales at a $138,000 median and the Charlotte parcels in ZIP 34223, mostly on Manasota Key, recorded 81 at $419,900, both to September 9, 2026. On the Sarasota side, ZIP 34223 recorded 67 condominium sales at $202,300 to October 14, 2026.
The gap between those medians is a location story. The ZIP 34224 condominiums are mainland complexes along Placida Road and the Cape Haze edge, while the Charlotte ZIP 34223 condominiums are on or beside the Gulf (Charlotte County Property Appraiser; Sarasota County Property Appraiser). Each complex is its own association with its own budget, reserves, insurance and rules, so the complex matters more than the ZIP. Before any contract we read the declaration, the current budget, recent minutes and the estoppel figures for the specific unit.
Condominium and attached communities, Charlotte County side. Source: Charlotte County Property Appraiser recorded sales (ccappraiser.com). Window: September 10, 2025 to September 9, 2026 unless the row says otherwise.
| Community | Location | Parcels | Sales | Median | Range | Window |
|---|---|---|---|---|---|---|
| Manasota Key condominiums (street set) | Charlotte part of the key | within 1,259 | 48 | $530,000 | $250,000 to $1,300,000 | 12 months |
| Tamarind Gulf and Bay | Manasota Key | 146 | 11 | $520,000 | $440,000 to $799,900 | 24 months, Sep 10, 2024 to Sep 9, 2026 |
| Grande Preserve on Lemon Bay | mainland, Lemon Bay | 49 | 11 | $650,000 | $565,000 to $800,000 | 36 months, Sep 10, 2023 to Sep 9, 2026 |
| Sandpiper Key | Sandpiper Key | 216 | 15 | $310,000 | $230,000 to $505,000 | 12 months |
| Gulf Wind | ZIP 34224 | 191 | 11 | $345,000 | $150,000 to $1,250,000 | 24 months, Sep 10, 2024 to Sep 9, 2026 |
| Cape Haze Marina Village | Placida Road, ZIP 34224 | 94 | 42 | $343,500 | $120,000 to $1,185,000 | all recorded history to Sep 9, 2026 |
| The Hammocks Preserve | Placida Road, ZIP 34224 | 135 | 11 | $259,000 | $235,000 to $510,000 | 12 months |
| Fiddlers Green | Placida Road, ZIP 34224 and 33947 | 370 | 24 | $125,000 | $43,000 to $220,000 | 12 months |
| Wildflower | ZIP 34224 | 163 | 14 | $125,000 | $100,000 to $245,000 | 12 months |
Tamarind Gulf and Bay calls itself “a residential barrier island condominium community” on the Charlotte part of Manasota Key, with Gulf beach access by cobblestone paths and boat docks on Lemon Bay. Its 2026 dues are $3,775 per quarter, due January 1, April 1, July 1 and October 1, and the board meets on the third Thursday (Tamarind Gulf and Bay). The roll holds 145 condominium parcels plus one common parcel (Charlotte County Property Appraiser).
Sandpiper Key’s 216 parcels are 215 condominium units and one common parcel, all on the Charlotte County roll, on the small key that carried Englewood’s original 1927 bridge route from the mainland to Manasota Key (Charlotte County Property Appraiser; Olde Englewood Village Association). Some outside sites have placed it in Sarasota County; the roll places every unit in Charlotte County. It recorded 15 resales in the Charlotte window at a $310,000 median.
Grande Preserve on Lemon Bay is a 48-unit condominium on the Charlotte mainland: the roll holds 48 condominium parcels and one common parcel. It needed a 36-month window (September 10, 2023 to September 9, 2026) to reach ten sales, and recorded 11 at a $650,000 median, from $565,000 to $800,000, at $324.10 per square foot of county heated area (Charlotte County Property Appraiser).
Cape Haze Marina Village carries Englewood 34224 addresses on Placida Road, but only 32 of its 94 parcels have a year built, and the rest are coded as unbuilt or common land. All recorded history to September 9, 2026 shows 42 sales at a $343,500 median (Charlotte County Property Appraiser). The commercial marina next door, Cape Haze Marina at 6950 Placida Road, is a separate business with 38 wet slips, dry storage and a fuel dock (Cape Haze Marina); no source shows the village associations own it. The Hammocks Preserve, with 134 condominium units and one common parcel, recorded 11 resales at a $259,000 median in the Charlotte window.
These three are the value end of Englewood’s attached housing on the Charlotte side. Fiddlers Green’s 370 condominium parcels recorded 24 sales at a $125,000 median; two of its four plat codes carry a 33947 ZIP (Charlotte County Property Appraiser). Wildflower mixes 110 condominium parcels with 47 single-family parcels and recorded 14 sales at $125,000; it is not the Wildflower Preserve in Placida. Gulf Wind mixes 95 single-family parcels with 68 condominium parcels and recorded 11 sales over 24 months at $345,000.
On the Sarasota side, ZIP 34223’s 67 condominium sales at a $202,300 median in the Sarasota window include the condominium sections of Park Forest (8 condominium sales) and Englewood Isles (2) (Sarasota County Property Appraiser). Association names, unit counts and budgets for the Sarasota-side complexes are confirmed property by property.
Most manufactured-home communities in Englewood sit on the Charlotte side and are owned-site communities: each home site is its own parcel on the county roll. ZIP 34224 recorded 118 mobile-home sales at a $135,000 median to September 9, 2026; Sarasota’s 34223 parcels recorded 86 at $156,750 to October 14, 2026. One Manasota Key community is a resident-owned cooperative.
Three ownership models appear in Englewood, and they change what a buyer actually owns. In an owned-lot community, the buyer takes title to the land and the home together, the parcel carries its own tax bill, and a property owners association enforces deed restrictions. In a cooperative, the buyer acquires a share of a corporation that owns the land and receives the right to occupy a site; the county roll codes those parcels as cooperative (use code 0502). In a land-lease park, the land stays with a park owner and the home owner pays lot rent; the communities below show individually recorded parcels on the Charlotte roll, so ask each one directly how its land is held (Charlotte County Property Appraiser).
Manufactured-home and cooperative communities, Charlotte County side. Source: Charlotte County Property Appraiser recorded sales (ccappraiser.com). Window: September 10, 2025 to September 9, 2026 unless the row says otherwise.
| Community | Parcels (built) | Sales | Median | Range | Resale median | Window |
|---|---|---|---|---|---|---|
| Holiday Mobile Estates | 804 (667) | 52 | $120,000 | $16,000 to $250,000 | 41 at $130,000 | 12 months |
| Lemon Bay Isles | 527 (494) | 22 | $149,500 | $20,000 to $320,000 | 19 at $150,000 | 12 months |
| Holiday Travel Park of Englewood | 390 (308) | 24 | $68,250 | $39,000 to $175,000 | 21 at $69,000 | 12 months |
| Mobile Gardens | 301 (262) | 19 | $59,000 | $20,000 to $280,000 | 15 at $82,500 | 12 months |
| Sandalhaven (Pines at Sandalhaven, Sandalhaven Estates) | 133 (125) | 12 | $182,450 | $133,000 to $252,000 | 12 at $182,450 | 12 months |
| Oyster Creek MHP | 101 (88) | 11 | $120,000 | $70,000 to $185,000 | 10 at $125,000 | 12 months |
| Pine Lake | 156 (122) | 14 | $96,250 | $30,000 to $600,000 | 12 at $122,500 | 36 months, Sep 10, 2023 to Sep 9, 2026 |
| Gulf to Bay co-op | 108 (102) | 10 | $167,500 | $40,000 to $295,000 | 9 at $185,000 | 36 months, Sep 10, 2023 to Sep 9, 2026 |
A few of these communities also record low “first sale within a year of the year built” figures. In a manufactured-home community those are replacement homes placed on an existing site or site sales, not the price of a new home, so we do not print them as new-home prices.
Lemon Bay Isles describes itself as “an association of 356 properties located in Englewood, Florida,” in Phases 1, 1A and 2, where “owners own their land,” with many homes on waterways and ponds; development and the property owners association both date to 1986, and the site’s title calls it a “55+ Deed Restricted Manufactured Home Community” (Lemon Bay Isles). Phases 3 and 4 have a separate association. The Edgewater Club, established in 1980 at 2840 Waxwing Lane, serves Lemon Bay Isles 1, 1A and 2 and Holiday Estates III, 720 homes in all, with a heated pool, tennis, pickleball and shuffleboard, and its dues are separate from the POA’s (Edgewater Club).
Sandalhaven Estates has “84 residential sites” off Placida Road and Gasparilla Pines Boulevard, where “Sandalhaven residents own the land their manufactured home sits on.” It has no clubhouse or pool, two connected lakes on the common grounds, and a 2026 annual assessment of $200 for lake maintenance, mowing and tree trimming; its own site describes it as a 55+ deed-restricted community (Sandalhaven Estates). The Pines at Sandalhaven is a separate section on the same roll group.
Gulf To Bay Cooperative Inc., at 2295 N Beach Road on the Charlotte part of Manasota Key, spreads over 7.5 acres between Lemon Bay and the Gulf, with a clubhouse, private boat slips and launch, a pavilion over Lemon Bay and private Gulf beach access; it describes itself as a “55+ resident-owned community” (Gulf To Bay Cooperative). Its 100 cooperative-coded parcels are shares, not fee-simple lots. It needed a 36-month window to reach ten sales: 10 at a $167,500 median (Charlotte County Property Appraiser). Ask the cooperative for its share transfer and approval rules before making an offer.
Holiday Mobile Estates is the largest manufactured-home community in Englewood by parcel count, with 635 mobile-home parcels among its 804; Holiday Estates III shares the Edgewater Club (Edgewater Club). Holiday Travel Park of Englewood (390 parcels) and Oyster Creek MHP (101 parcels) are made up of individually recorded sites, and Pine Lake mixes 54 mobile-home parcels with 50 site-built single-family homes (Charlotte County Property Appraiser). Mobile Gardens recorded a 12-month high of $280,000 on the roll, so any listing-site price far above that range should be checked against the county record. Association documents, rules on home age and replacement, and any amenity fees are confirmed community by community.
New construction in Englewood, FL is concentrated in two places: Beachwalk by Manasota Key on the Sarasota side, where Pulte was the seller on 170 of 206 sales to October 14, 2026, and Lennar’s Coco Bay on the Charlotte side, where 109 of 129 sales to September 9, 2026 were a builder’s first sale.
On the Charlotte side, the county record lets us count new homes exactly: a builder-direct sale is the first qualified sale of an improved parcel within one year of its year built. On the Sarasota side the file has no improved-or-vacant flag at the time of sale, so we use two proxies, the builder as seller of record and a home built in the sale year or the year before (Charlotte County Property Appraiser; Sarasota County Property Appraiser).
| New-home signal | County | New-home sales | Median | Window |
|---|---|---|---|---|
| ZIP 34224, all improved | Charlotte | 187 builder-direct of 728 sales | $310,000 | Sep 10, 2025 to Sep 9, 2026 |
| ZIP 34224, single-family | Charlotte | 96 builder-direct of 405 sales | $329,800 | Sep 10, 2025 to Sep 9, 2026 |
| Coco Bay group | Charlotte | 109 builder-direct of 129 sales | $315,600 | Sep 10, 2025 to Sep 9, 2026 |
| Englewood East (PCH sections, 34224) | Charlotte | 46 builder-direct of 227 sales | $357,500 | Sep 10, 2025 to Sep 9, 2026 |
| ZIP 34223, Charlotte single-family | Charlotte | 3 builder-direct of 87 sales | $1,555,000 | Sep 10, 2025 to Sep 9, 2026 |
| Beachwalk by Manasota Key | Sarasota | 168 with Pulte Home Company as seller of 206 sales; 175 built within a year of sale | overall median $672,300 | Oct 15, 2025 to Oct 14, 2026 |
| Shores at Stillwater | Sarasota | 16 of 16 built within a year of sale | $523,250 | Oct 15, 2025 to Oct 14, 2026 |
The three ZIP 34223 Charlotte single-family builder sales at a $1,555,000 median are new homes on the barrier-island side of the line, a very different product from the $329,800 builder-direct median for single-family homes in ZIP 34224 (Charlotte County Property Appraiser). Two new-home sales on the Charlotte part of Manasota Key had a $1,702,500 median, too few to generalize from.
The builders visible in the Englewood record are DiVosta Homes (PulteGroup) at Beachwalk by Manasota Key, Pulte Homes at Shores at Stillwater and Lennar at Coco Bay, plus individual builders in the Englewood East grid. Lennar listed Island Lakes at Coco Bay as actively selling on November 13, 2026, and Palm Lake at Coco Bay as sold out.
Builder prices are marketing figures with a date, not market figures. On November 13, 2026, Lennar listed Island Lakes at Coco Bay at $292,999 to $464,999, with single-family plans such as the Armstrong (3 bedrooms, 1,635 square feet, from $309,999) and the Marsala (3 bedrooms, 2,201 square feet, from $416,999) (Lennar, Island Lakes at Coco Bay). DiVosta listed Beachwalk plans from 1,405 to 3,970 square feet and prices of “$300k to $1.3M” (DiVosta Homes). Pulte’s Shores at Stillwater page (Pulte Homes) did not publish plans, prices or fees in a readable form when checked. Shores at Stillwater plans, prices and fees: Information not available at time of publishing (checked November 14, 2026).
One new Englewood community is verified to carry a community development district: Shores at Stillwater, on the Sarasota side, whose CDD sought validation of special assessment bonds not to exceed $14,000,000 in 2026. Beachwalk by Manasota Key does not appear on the state’s special district list. Per-lot CDD amounts are not published first-party.
The Shores at Stillwater Community Development District, “a local unit of special-purpose government,” filed a bond validation complaint in the Circuit Court of the Twelfth Judicial Circuit for Sarasota County, Case No. 2026-CA-001067 NC, with a hearing set for April 13, 2026 at 3:30 p.m. (Business Observer legal notice). CDD debt is repaid through annual assessments on the lots inside the district, so a Shores at Stillwater buyer should get the CDD’s current assessment for the specific lot in writing before contract. The state’s official list shows no district named Beachwalk, Boca Royale or Manasota Key (Florida Department of Commerce). Lennar’s Coco Bay pages list “special assessment fees” of $1,465 (Island Lakes) and about $1,827 (Palm Lake) without saying what they fund, so ask the builder for the source of that charge (Lennar, Palm Lake at Coco Bay).
Connecting a new Englewood home to Englewood Water District water and sewer costs $15,454.50 per equivalent residential connection in district capital capacity charges and accrued guaranteed revenue fees, on the schedule effective October 1, 2025, before plumbing, permits and impact fees. Whether every component applies to a given lot is the district’s call.
| Englewood Water District charge per ERC | Before Oct 1, 2025 | Effective Oct 1, 2025 |
|---|---|---|
| Water plant capacity and transmission | $1,751.00 | $3,062.00 |
| Water distribution system | $1,200.00 | $1,200.00 |
| Water accrued guaranteed revenue fee | $329 | $76.50 |
| Wastewater plant capacity and transmission | $2,754.00 | $5,170.00 |
| Wastewater collection system | $5,817.00 | $5,817.00 |
| Wastewater accrued guaranteed revenue fee | $580.00 | $129.00 |
| Total for water and sewer | $15,454.50 | |
| New service application fee | $25.00 | $50.00 |
Source: Englewood Water District, Board-Approved Rate Adjustments Effective October 1, 2025, adopted after a public hearing on August 14, 2025 (Englewood Water District). The district’s FY27 customer rules require connection within 365 days of written notice once service is available, and state that capital capacity charges and assessments run with the parcel, which is worth confirming on the title commitment (Englewood Water District FY27 rules). The Englewood Area Fire Control District adds a single-family impact fee of $404.35 on its FY2025-2026 schedule (Englewood Area Fire Control District).
Commercial construction on the Charlotte side of Englewood includes a 55,454-square-foot Publix at 1500 Placida Road and a Wawa at 2960 S. McCall Road, both listed in Charlotte County’s 2026 major-projects reports. On the Sarasota side, the County Commission approved the second phase of Buchan’s Bayside on Dearborn Street on July 8, 2026.
Charlotte County’s major-projects reports for September and October 2026 list the Publix, and the July to September reports list the Wawa, a 6,372-square-foot convenience market with 16 fueling stations on 2.14 acres (Charlotte County major projects, October 2026). The July and August reports also list a 6,440-square-foot Crews Bank and Trust building at 1111 S McCall Road. Buchan’s Bayside’s second phase grows the Dearborn Street site from about 2.8 acres to nearly 3.8 acres and its villas from 12 to 20, keeps a previously approved 10,000-square-foot waterfront restaurant, and still needs development review and permitting before construction (WWSB). Our Englewood new construction guide covers builder-by-builder sales, impact fees, water and sewer hookups, flood and wind rules and builder contracts on both sides of the county line.
Yes. Vacant lots are still widely traded in Englewood, mostly on the Charlotte side. ZIP 34224 recorded 138 qualified vacant-lot sales at a $25,000 median in the 12 months to September 9, 2026, from $8,000 to $530,500, and 2,869 of the ZIP’s 3,265 vacant residential parcels sit in the Englewood East grid.
The lot median has barely moved in five years. Every window ending September 9, 2026 shows a median between $24,000 and $25,000, while single-family home medians in the same ZIP ran from $320,000 to $345,000 (Charlotte County Property Appraiser):
Charlotte County, ZIP 34224, qualified vacant-lot sales (DOR-qualified, above $1,000)
| Window | From | To | Sales | Median | Low | High |
|---|---|---|---|---|---|---|
| 12 months | Sep 10, 2025 | Sep 9, 2026 | 138 | $25,000 | $8,000 | $530,500 |
| 24 months | Sep 10, 2024 | Sep 9, 2026 | 275 | $24,000 | $8,000 | $542,500 |
| 36 months | Sep 10, 2023 | Sep 9, 2026 | 513 | $25,000 | $8,000 | $660,000 |
| 60 months | Sep 10, 2021 | Sep 9, 2026 | 1,147 | $25,000 | $7,100 | $1,206,000 |
| All recorded history | Jan 22, 2009 | Sep 9, 2026 | 2,860 | $20,000 | $1,500 | $1,620,000 |
About 88 percent of ZIP 34224’s vacant residential parcels (2,869 of 3,265) are in the Port Charlotte Subdivision sections with Englewood addresses, and Coco Bay still holds 121 parcels coded vacant (Charlotte County Property Appraiser). The single highest lot sales are waterfront or larger parcels and do not describe the typical grid lot; we found no acreage or agricultural-residential district in Englewood in the county or agency records.
An Englewood lot carries costs from the day of closing. In the Englewood East unit, the Charlotte County street and drainage assessment is $292.00 per equivalent residential unit in FY2026 and FY2027, the same for vacant and built lots. The Englewood Area Fire Control District charges $58.57 for a vacant lot on its FY2025-2026 schedule.
The Englewood East assessment rose from $190.00 in FY2025, and the unit’s two-year budget carries debt proceeds of $12,580,000 in FY2026 and $16,967,000 in FY2027 to fund its paving programs (Charlotte County, Englewood East budget). The unit counts 8,238.060 vacant and 8,124.640 occupied equivalent residential units, so about half its units are still unbuilt. The fire district’s assessment is not reduced by a homestead exemption, and the district states it “receives no funds from county taxes” (Englewood Area Fire Control District). Building adds the water and sewer capital charges above, the fire impact fee and the county’s own permit and impact fees.
Whether an Englewood lot needs a well and septic system depends on the address. Where Englewood Water District serves the lot, its policy mandates sewer connection and private wells must be disconnected from the house once it connects to district water. Outside the district, Charlotte County Utilities or a private well and septic system apply, parcel by parcel.
The district’s fact sheet states that its enabling law, Laws of Florida Chapter 2004-439, “gives the authority to eliminate septic systems,” that Board Resolution No. 02-12-19 C “mandates the EWD sewer system,” and that the district “requires all to pay for the availability of a water and sewer system regardless of the resident making a connection” (Englewood Water District fact sheet). On connection, an old septic tank is pumped, crushed and filled under permit, and “The well may be used for irrigation purposes.” The district’s board map page links a public web map and a Service Availability form, which are the way to confirm service for a specific lot (Englewood Water District maps). Flood zone is the other lot-level check: the Charlotte sample parcel at 6175 Sturgis St, in Port Charlotte Subdivision section 63, sits in Zone X on panel 0184G (Charlotte County Property Appraiser parcel record), but bayfront parcels nearby return AE and VE.
Englewood’s Charlotte County side and Port Charlotte sit on the same county roll and the same window, so they compare directly. In the 12 months to September 9, 2026, ZIP 34224 single-family homes sold at a $320,000 median on 405 sales, against $302,550 on 2,698 sales across Port Charlotte’s six ZIP codes. Condominiums ran $138,000 against $125,000.
Both columns below come from the same Charlotte County Property Appraiser roll and sales files, anchored on the same newest sale (September 9, 2026), with the same qualification rules and the same builder-direct definition (Charlotte County Property Appraiser). Port Charlotte here means parcels with a Port Charlotte postal address in ZIPs 33948, 33952, 33953, 33954, 33980 and 33981. The Sarasota side of Englewood is on a different roll and window, so it is not in this table.
Englewood (Charlotte County side) against Port Charlotte. Window: September 10, 2025 to September 9, 2026. Source: Charlotte County Property Appraiser recorded sales.
| Measure | Englewood, ZIP 34224 (Charlotte) | Englewood, ZIP 34223 Charlotte parcels | Port Charlotte, six ZIPs |
|---|---|---|---|
| Single-family sales | 405 | 87 | 2,698 |
| Single-family median | $320,000 | $385,000 | $302,550 |
| Single-family builder-direct | 96 at $329,800 | 3 at $1,555,000 | 526 at $315,500 |
| Single-family resale | 309 at $310,000 | 84 at $366,000 | 2,172 at $295,000 |
| Single-family per sq ft of county heated area | $201.22 | $322.27 | $188.80 |
| Condominium sales and median | 63 at $138,000 | 81 at $419,900 | 235 at $125,000 |
| Mobile home (Englewood 02xx) and manufactured plus co-op (Port Charlotte 02xx and 05xx) | 118 at $135,000 | not separated | 173 at $135,000 |
| All improved sales, every use code | 728 at $270,500 | 193 at $390,000 | 3,379 at $289,000 |
Two cautions apply. The manufactured row is not identical: the Englewood figure counts mobile-home use codes only, while the Port Charlotte figure combines manufactured homes on owned lots with cooperative sites. And Port Charlotte’s lot market is measured differently: its research set records 1,554 qualified vacant-lot sales at a $19,000 median across the six ZIPs from exploration queries on the same roll, not from the same tool run as Englewood’s 138 lot sales at $25,000, so treat that pair as indicative only. For a wider Charlotte County benchmark, the county as a whole recorded 8,408 home sales at a $320,000 median in the same window, and the four Punta Gorda postal ZIPs recorded 3,593 at $350,000.
Englewood fits a property goal built around the Gulf beach, Lemon Bay and Manasota Key, with single-family prices on the Charlotte side above Port Charlotte’s. Port Charlotte fits a goal built around a larger inventory of resale and new homes, canal systems inside the county grid and lower condominium and lot prices.
| Property goal | Where the record points | Why |
|---|---|---|
| Walk-to or drive-to Gulf beach | Englewood, Charlotte part of Manasota Key and Englewood Beach | The Charlotte key condominiums recorded 48 sales at $530,000 and single-family 11 at $950,000; Englewood Beach at Chadwick Park is a 12.67-acre county beach park (Charlotte County Parks) |
| Open-water boating on Lemon Bay and the Intracoastal | Englewood bayfront and canal neighborhoods | Lemon Bay runs 15 miles behind the barrier island (NOAA Coast Pilot 5, Chapter 12); the Gulf is reached through Stump Pass, which NOAA says “should not be attempted without local knowledge,” or Venice Inlet to the north (NOAA Coast Pilot 5, Chapter 4) |
| Canal boating inside a large platted grid | Port Charlotte canal sections, including South Gulf Cove and Gulf Cove | Port Charlotte’s canal systems are maintained by separate county waterway units; route, lock and bridge clearances differ by section |
| Lowest entry price for a single-family home | Port Charlotte | $302,550 single-family median on 2,698 sales against $320,000 on 405 in ZIP 34224 |
| Lowest condominium price | Port Charlotte, then mainland Englewood 34224 | $125,000 on 235 sales against $138,000 on 63 |
| A lot to build on | Both, with Englewood East’s assessment and utility costs checked first | ZIP 34224 lots sold at a $25,000 median on 138 sales; Englewood East charges $292.00 per unit in FY2026 (Charlotte County, Englewood East budget) |
| Brand-new home from a production builder | Both | Port Charlotte recorded 526 single-family builder-direct sales; Englewood’s Coco Bay group recorded 109 |
Read the full Port Charlotte picture on our Port Charlotte guide, and for the harbor-side alternative see our Punta Gorda guide. If you are choosing an agent for a Port Charlotte purchase or sale, our comparison of the best real estate agents in Port Charlotte explains how to read agent claims against the county record (Charlotte County Property Appraiser).
The credentials behind every Englewood listing and purchase we handle:
An Englewood move starts with one question the listing sheet will not answer: which county is the parcel in? That single fact sets the tax bill, the flood map, the school district and the permit office, and it is why the same 34223 ZIP code carries a $490,000 single-family median on the Sarasota roll and a $385,000 single-family median on the Charlotte roll (Sarasota County Property Appraiser; Charlotte County Property Appraiser).
Selling in Englewood? Get a free home valuation built from your own county’s recorded sales, or call Jesse McGreevy at (239) 898-6072, text or call, same-day response.
Buying in Englewood? Read our buying guide or call Marc Comisar at (239) 287-5873, and we will check the parcel, the flood zone, the association or CDD documents and the Englewood Water District charges before you write an offer.
No single government runs Englewood. It is an unincorporated Census-designated place split between Charlotte County and Sarasota County, so each parcel answers to its own county commission, while two independent special districts, the Englewood Area Fire Control District and the Englewood Water District, serve addresses on both sides (Sarasota County).
Englewood has no mayor, no city council and no city hall. The Sarasota County part of Englewood is governed by the Sarasota County Commission, and the Charlotte County part is governed by the Charlotte County Board of County Commissioners. Sarasota County’s own Englewood redevelopment page opens by saying Englewood “overlooks beautiful Lemon Bay, straddling the unincorporated areas of Sarasota and Charlotte counties” (Sarasota County, Englewood CRA). For the bigger picture on the Charlotte side, our Charlotte County guide covers the county as a whole.
The practical rule for anyone buying or selling here is simple: the parcel decides the county, never the ZIP code. ZIP 34223 holds 3,431 Charlotte County parcels and 14,536 Sarasota County parcels, and ZIP 34224 holds 15,910 Charlotte County parcels and 59 Sarasota County parcels (Charlotte County Property Appraiser; Sarasota County Property Appraiser). Charlotte County’s own Manasota Key beach project and its Chadwick Park seawall project both print a 34223 address, which is a live example of a Charlotte County facility carrying a ZIP most people associate with Sarasota County (Charlotte County, Manasota Key Beach Renourishment).
Authority over an Englewood address depends on which county holds the parcel. A Charlotte County parcel answers to the Charlotte County commission and planning board; a Sarasota County parcel answers to the Sarasota County Commission and, inside the redevelopment area, the Englewood CRA. The fire and water districts serve both sides (Charlotte County Property Appraiser).
| Layer | Charlotte County parcel | Sarasota County parcel |
|---|---|---|
| Municipal government | None (unincorporated) | None (unincorporated); some 34223 addresses sit inside the City of North Port, which is a separate incorporated city |
| County commission | Charlotte County Board of County Commissioners, five single-member districts, 18500 Murdock Circle, Port Charlotte | Sarasota County Commission |
| Planning body | Charlotte County Planning and Zoning Board | Sarasota County Planning Commission and Planning and Development Services |
| Redevelopment agency | None found | Englewood Community Redevelopment Area (CRA) |
| Fire and EMS | Englewood Area Fire Control District for the Englewood end | Englewood Area Fire Control District |
| Water and sewer | Englewood Water District inside its sections; Charlotte County Utilities or private well and septic elsewhere, per address | Englewood Water District inside its sections |
| Tourist development tax | 5 percent | 6 percent |
Sources for the table: Charlotte County Commission office, Charlotte County Planning and Zoning Board, Sarasota County Planning and Development Services, Charlotte County Tax Collector, tourist tax and Sarasota County Tax Collector, tourist tax.
Charlotte County is governed by a five-member board elected from single-member districts. The commission office is at 18500 Murdock Circle, Suite 536, Port Charlotte, FL 33948, with commissioner contact at 941.743.1300 and agenda inquiries at 941.743.1944 (Charlotte County Commission office). The county page does not say which commission district contains the Charlotte end of Englewood, and the district map is image-only, so that fact is information not available at time of publishing. The county’s “My Neighborhood” lookup linked from the commission page, or the Charlotte County Supervisor of Elections, will answer it for a specific address.
The Charlotte County Planning and Zoning Board advises the commission on zoning, rezonings and comprehensive plan amendments, and meets the second Monday of each month at 1:30 p.m. in Room 119 at 18500 Murdock Circle (Charlotte County Planning and Zoning Board). Two Englewood-area advisory bodies exist on paper but are inactive: the Manasota and Sandpiper Key Advisory Committee, created by Resolution 2004-212, and the Grove City Advisory Board. Archived minutes for both are available by calling 941.764.4920 (Charlotte County, Manasota and Sandpiper Key Advisory Committee; Charlotte County, Grove City Advisory Board).
On community plans, two Charlotte County sources read differently. The county’s 2010 Smart Charlotte 2050 Future Land Use data and analysis says the county “has completed Community Plans for Placida, South Gulf Cove, Boca Grande, Little Gasparilla Island, Grove City and Manasota and Sandpiper Keys” (Charlotte County, FLU Data and Analysis). The current Planning and Zoning page, however, links the “Grove City Community Plan” entry to the advisory board page rather than to a plan document (Charlotte County Planning and Zoning). Both are true at their dates: a Grove City plan was completed, and the county does not currently post the document. Charlotte County Comprehensive Planning (941.743.1200) can supply it. The Manasota Key Community Plan, by contrast, is hosted as a PDF (Charlotte County, Manasota Key Community Plan).
Charlotte County’s comprehensive plan is called Charlotte 2050 and has eleven elements. The next Evaluation and Appraisal Review letter is due to the Florida Department of Commerce by April 1, 2028, with amendments due April 1, 2029 and the process expected to begin in Spring 2027 (Charlotte County, Charlotte 2050). Charlotte County also runs services in Englewood through the Mac V. Horton West County Annex at 6868 San Casa Drive, Englewood 34224, and its 2024/25 Annual Report says the county ran a pop-up permitting site there after Helene and Milton that “continued operation into 2025” (Charlotte County Annual Report 2024/25).
On the Sarasota side, Planning and Development Services has five divisions: Building, Code Enforcement, Environmental Protection, Planning and Zoning, and Property Management. Its home page names “the Englewood Community Redevelopment Area (CRA) and housing affordability” as initiatives (Sarasota County Planning and Development Services). The Sarasota County Comprehensive Plan was updated and approved in 2016 after an 18-month review (Sarasota County Planning). Which Sarasota County Commission district contains Englewood is information not available at time of publishing; the Sarasota County Contact Center at 941-861-5000 can confirm it for an address.
The Englewood Community Redevelopment Area covers only the Sarasota County part of Englewood. Sarasota County established it on March 31, 1998, and adopted the Englewood Redevelopment Plan by resolution on December 14, 1999 (Sarasota County, Englewood CRA). The two county documents name the trust fund ordinance differently: the county web page prints Ordinance No. 99-08K5, while the 2024 CRA Plan and the county’s own document list print Ordinance 99-085 (Englewood CRA Plan 2024). The ordinance itself, hosted in the CRA document library, settles it; the Englewood CRA office (941-861-3400, by appointment) can confirm.
The CRA Advisory Board has 8 seats (7 at-large and 1 youth seat), 3-year terms, and meets monthly on the second Monday at 1 p.m. at the Englewood Chamber of Commerce Community Room, 601 S Indiana Ave, under Resolution 2016-019 (Sarasota County, Englewood CRA Advisory Board). Inside the CRA, the 2024 plan counts 8,274 parcels on 5,822.81 acres, including 4,334 single-family parcels on 2,613.69 acres and 1,698 multi-family parcels on 439.77 acres (Englewood CRA Plan 2024). The CRA was still active in 2025: a Sarasota County Commission agenda for April 22, 2025 carried an “Englewood CRA, Englewood Artists Area Improvements Project” item (Sarasota County BCC agenda, April 22, 2025).
The Sarasota County Englewood CRA is set to expire in 2029. Its 2024 plan says the founding ordinance “limits the timeframe of the Englewood CRA to 30 years from the original adoption date, or until Year 2029,” and that new tax increment debt was barred after 2019 (Englewood CRA Plan 2024).
The same 2024 plan says “discussions need to occur as to who and how the Dearborn Street Plaza will be operated when the CRA expires in 2029,” and notes that the Olde Englewood Village Association is interested in overseeing rental and use of the plaza (Englewood CRA Plan 2024). It lists a Main Street program with “$30,000 seed money from CRA beginning 2022 and running through 2029 with matching funds,” marked “not started” in 2024. After 2019, the plan names special assessments, state or federal grants, the Sarasota County Community Reinvestment Program or “pay as you go” projects as the funding routes. Whether any extension past 2029 has been proposed, and the CRA’s fiscal 2026 tax increment amount, are information not available at time of publishing; the Englewood CRA office (941-861-3400, [email protected]) is the office to ask.
Two independent special districts serve Englewood addresses in both Charlotte County and Sarasota County. The Englewood Area Fire Control District provides fire and emergency medical service, and the Englewood Water District provides water and sewer within its mapped sections. Both fund themselves with assessments and rates rather than millage (Florida Senate, HB 1381).
The fire district’s enabling act, Chapter 2001-338, Laws of Florida, is titled “An act relating to the Englewood Area Fire Control District in Sarasota and Charlotte Counties,” says the district “was created by chapter 82-381,” and says its charter can be amended “only by special act of the Legislature” (Englewood Area Fire Control District enabling act). The water district’s special act, House Bill 1381 (2004), codified as Chapter 2004-439, names boundary sections in both counties and authorizes non-ad valorem assessments (Florida Senate, HB 1381 (2004)). Charlotte County’s 2026 rate proof lists both districts as taxing authorities with no millage (Charlotte County Property Appraiser, 2026 Final Rate Proof). The fire district also shares mutual aid with Charlotte County Fire/EMS, per the county’s comprehensive plan data (Charlotte County, FLU Data and Analysis).
Florida’s SB 180 (2025) bars counties near the tracks of Hurricanes Debby, Helene and Milton from adopting moratoriums or “more restrictive or burdensome” land development rules until October 1, 2027, applied back to August 1, 2024. That covers both counties, so Englewood’s land rules are largely frozen until then (Florida Senate).
The Florida Senate bill summary says the provisions “apply until October 1, 2027, and are applied retroactively to August 1, 2024,” and reach counties in a federal disaster declaration “located entirely or partially within 100 miles of a hurricane’s track” (Florida Senate, SB 180 summary). Three 2026 bills that would have narrowed the freeze, SB 840, HB 1465 and HB 217, all died on March 13, 2026 (Florida Senate, SB 840 (2026)). Charlotte County’s 2026 State Legislative Agenda asks the Legislature to clarify whether the “more restrictive and burdensome” language applies broadly or only to comprehensive plans and land development regulations, and to narrow the 100-mile language (Charlotte County 2026 State Legislative Agenda). The court status of the late-2025 lawsuits challenging the law is information not available at time of publishing.
Englewood property taxes depend on the county. At 2026 rates, the Charlotte County side carries about 15.57 mills in its main Englewood district, and the Sarasota County side about 11.37 mills proposed, but Sarasota adds fire, solid waste and stormwater charges, and both sides can carry beach, road and fire assessments (Charlotte County Property Appraiser).
An Englewood tax bill has two halves. The first is ad valorem tax: a millage rate (dollars per $1,000 of taxable value) set by each taxing authority. The second is non-ad valorem assessments: flat or formula charges from special districts and benefit units, printed on the same bill. Homestead exemptions reduce the first half but not the second. The Englewood Area Fire Control District says plainly that its assessment is not affected by homestead (Englewood Area Fire Control District, assessments), and Florida Statutes 191.011 authorizes independent special districts to levy these charges (Florida Statutes 191.011). Comparing the two counties’ millage alone, without the assessments, gives the wrong answer.
Charlotte County’s 2026 FINAL rate chart puts tax district 005, which holds the Englewood sample parcel at 6175 Sturgis St, at 15.5683 mills, and tax district 003, Manasota Key, at 16.3481 mills. The extra on the key comes from the Manasota Key Special and Debt line of 0.7798 mills (Charlotte County Property Appraiser).
| Charlotte County authority | 2026 FINAL mills |
|---|---|
| County | 6.1275 |
| Law Enforcement | 2.3578 |
| Lighting | 0.1907 |
| Manasota Key Special and Debt | 0.7798 |
| Stump Pass (Integrated Shoreline) | 0.1978 |
| Environmentally Sensitive Debt | 0.2000 |
| West Coast Inland Navigation District | 0.0394 |
| Southwest Florida Water Management District | 0.1831 |
| School, state | 3.0240 |
| School, local | 3.2480 |
| Charlotte County tax district | 2026 FINAL total mills | Parcels |
|---|---|---|
| 001 | 15.5683 | 7,506 |
| 003 Manasota Key | 16.3481 | 2,036 |
| 005 | 15.5683 | 23,907 |
| 006 | 15.5683 | 34,291 |
| 104 | 15.3705 | 108,798 |
Source: Charlotte County Property Appraiser, 2026 Final Rate Chart. The 2025 rates, now superseded, were 15.2833 for district 005, 15.0855 for district 104 and 16.0631 for district 003 (Florida Department of Revenue, 2025 Charlotte TACD). A crosswalk that maps every Charlotte-side Englewood subdivision to its tax district is information not available at time of publishing; the Charlotte County Property Appraiser parcel record shows the district for any single parcel.
Sarasota County’s final 2026 millage chart was not yet posted when our sources were read, so the 2026 figure for Englewood is the proposed TRIM rate: 11.3712 mills for tax code 1500, which includes the Englewood Lighting district. The 2025 certified Englewood total was 11.5175 mills (Sarasota County Property Appraiser, TRIM).
| Sarasota County authority | 2025 certified mills | 2026 proposed mills |
|---|---|---|
| County General | 3.2273 | 3.2317 |
| County Debt | 0.0667 | 0.0653 |
| Legacy Trail | 0.0382 | 0.0373 |
| Mosquito Control | 0.0520 | 0.0490 |
| Public Hospital District | 1.0420 | 1.0420 |
| Southwest Florida Water Management District | 0.1831 | 0.1831 |
| West Coast Inland Navigation District | 0.0394 | 0.0394 |
| School, state law | 2.8470 | 2.6810 |
| School, local | 3.2480 | 3.2480 |
| Emergency Medical Services | 0.7300 | 0.7300 |
| Englewood Lighting (L015) | 0.0438 | 0.0644 |
| Englewood total (tax code 1500) | 11.5175 | 11.3712 |
Sources: Sarasota County Tax Collector, 2025 millage and the 2026 TRIM notice for parcel 0495130044. Not every Sarasota-side Englewood parcel is in the Englewood Lighting district. Beachwalk sample parcels carry tax code 0100, with a proposed 2026 rate of 11.3068 mills, because that code has no Englewood Lighting line (Sarasota County Property Appraiser, TRIM 0479080016). The Sarasota County Tax Collector publishes the certified chart once it is final; until then, label 2026 Sarasota figures as proposed.
Both counties that share Englewood apply Florida’s homestead exemption: $25,000, plus a second $25,000 on assessed value between $50,000 and $75,000 that does not apply to school taxes, filed by March 1. Save Our Homes caps yearly assessed-value growth on a homestead at 3 percent or CPI, whichever is lower (Charlotte County Property Appraiser).
The Sarasota County Property Appraiser publishes the cap by year: 2.7 percent for 2026, 2.9 percent for 2025 and 3.0 percent for 2024 (Sarasota County Property Appraiser, Save Our Homes). Non-homestead residential property has a separate 10 percent cap on non-school levies, and that value resets to just value at a change of ownership (Florida Statutes 193.1554); homestead property also resets at a sale (Florida Statutes 193.155). That reset is why a buyer’s first full tax bill on an Englewood home is often higher than the seller’s bill.
Amendment 3 (CS/HJR 1-F) was placed on the November 3, 2026 general election ballot. If approved by 60 percent, it would raise the homestead exemption on non-school levies to up to $150,000 in 2027 and up to $250,000 in 2028, keep the school exemption at $25,000, and lower the non-homestead non-school cap from 10 to 5 percent, effective January 1, 2027; non-ad valorem assessments would not be reduced (Florida Senate, HJR 1-F; Charlotte County Property Appraiser, amendment page). The certified election result is information not available at time of publishing in our sources. Either county’s property appraiser can say how it applies to a given parcel.
Most Englewood bills carry the Englewood Area Fire Control District assessment, and depending on location may carry the Charlotte County Manasota Key beach renourishment charge, the Englewood East street and drainage charge, or Sarasota County solid waste and stormwater charges. Homestead does not reduce any of them (Englewood Area Fire Control District).
| Charge | Who pays | Amount | Period and status |
|---|---|---|---|
| Englewood Area Fire Control District, residential | Parcels inside the district, both counties | $247.68 per dwelling unit | FY2024/25, Resolution 2024-1422 |
| Englewood Area Fire Control District, residential | Same | $266.31 | FY2025-2026, district page as read October 21, 2026 |
| Englewood Area Fire Control District, residential | Same | $290.78 | 2026-2027, district page as read November 13, 2026, and printed on the Sarasota 2026 TRIM |
| Fire district, vacant lot | Same | $63.95 | 2026-2027 |
| Manasota Key Beach Renourishment MSBU, residential | Charlotte County part of Manasota Key, including Sandpiper Key | $21.83 per EDU (maintenance only) | FY26 current |
| Manasota Key Beach Renourishment MSBU, residential | Same | $259.56 per EDU proposed | FY27 proposed at the July 22, 2026 hearing; final figure on the 2026 TRIM and November 2026 bill |
| Englewood East Street and Drainage Unit | Charlotte County, Englewood East unit | $292 per ERU | FY2026 and FY2027 per the county budget; see below |
| Sarasota County solid waste | Sarasota County parcels | $263.96 | 2026 proposed, sample TRIMs |
| Sarasota County stormwater | Sarasota County parcels | $140.63 to $225.32 on the samples | 2026 proposed, varies by parcel |
| Manasota Key Beach Restoration (I051) | Sarasota County benefit district on the key | Information not available at time of publishing | Listed on the Sarasota Tax Collector non-ad valorem page |
Sources: Englewood Area Fire Control District, assessments, district transparency page, Charlotte County MSBU hearing backup, July 22, 2026, Charlotte County, Englewood East budget, Sarasota County Property Appraiser TRIM samples and Sarasota County Tax Collector, non-ad valorem.
The fire assessment has three published figures for three periods. When the district’s fees page was read on October 21, 2026 it showed $266.31 for FY2025-2026; on November 13, 2026 the same page showed “2026-2027 Englewood Fire Department Non-Ad-Valorem Assessments: Residential $290.78,” while the district transparency page still printed only the FY2024/25 rate of $247.68 and the FY24/25 and FY23/24 resolutions. The FY2026/27 resolution number is information not available at time of publishing. The Englewood Area Fire Control District, (941) 474-3311, is the office that can confirm any year’s adopted figure (Englewood Area Fire Control District, transparency). The district also charges one-time impact fees on new construction: $404.35 for a single-family home, $808.70 for a duplex and $1.12 per square foot for commercial under Resolution IF2023-1426 (Englewood Area Fire Control District, impact fee).
On the Charlotte County part of Manasota Key at the Englewood end, the residential beach assessment was proposed to rise from $21.83 per equivalent dwelling unit in FY26, a maintenance-only charge, to $259.56 in FY27, adding a capital charge for the second nourishment cycle. Whether the July 22, 2026 hearing adjusted it is unverified (Charlotte County).
The FY27 rate sheet in the July 22, 2026 hearing backup lists 2,344 residential EDUs at a proposed $259.56, an increase of $237.727 over the $21.83 maintenance component, and 3,537.180 Nearshore Benefit Zone points at a proposed $45.80 per point; commercial and government parcels pay $0.73 per $1,000 of value (Charlotte County MSBU hearing backup). The maximum rates, which assume no federal, state or county money, are $1,286.43 per EDU and $234.79 per NBZ point. Charlotte County’s August 2025 MSBU workshop explains why FY26 was so low: “Sufficient funding collected for capital assessment during first 7 years of cycle,” so the capital components dropped to $0 (Charlotte County BCC MSBU workshop, August 19, 2025). For the Don Pedro and Knight Island unit, the county lowered its rate on July 22 because of additional FEMA obligations, but the Manasota Key adjusted slide is an image with no readable text, so the final Manasota Key FY27 rate is information not available at time of publishing. It appears on each owner’s 2026 TRIM and November 2026 tax bill; the Charlotte County MSBU/MSTU office (941.743.1200) can confirm.
Charlotte County’s Englewood East Non-Urban Street and Drainage Unit funds paving and drainage in the Englewood East grid. The county’s adopted two-year budget sets $292.00 per ERU for both FY2026 and FY2027, up from $190.00 in FY2025, and charges vacant and occupied lots the same rate (Charlotte County, Englewood East budget).
The August 19, 2025 commission workshop adds context: the Board “adopted the final assessment resolution on July 17, 2025, with a max rate of $292 to fund the paving program, removing the sidewalk capital improvement project,” and staff showed two options, $285.00 or $292.00 with additional drainage (Charlotte County BCC MSBU workshop). The budget PDF prints $292.00; the September 2025 rate resolution that fixes the final number was not opened, so readers should treat $292 as the budgeted and maximum figure and confirm with Charlotte County Public Works (941.575.3600). The unit carries 8,238.060 vacant ERUs and 8,124.640 occupied ERUs, and its 2025 paving contract with Ajax Paving, Inc. was at close-out in late 2026 (Charlotte County, 2025 MSBU Paving Program).
Public records give one Englewood sample parcel per county. The Sarasota County sample at 840 Van Gogh Rd shows a proposed 2026 total of $5,748.99, including $735.43 in non-ad valorem charges. The Charlotte County sample at 6175 Sturgis St, a homesteaded home, works out to about $2,521 in 2026 ad valorem tax before assessments (Sarasota County TRIM).
| Line | Sarasota County sample, 840 Van Gogh Rd (parcel 0495130044) | Charlotte County sample, 6175 Sturgis St (parcel 412001178019) |
|---|---|---|
| Tax code or district | 1500 (Englewood Lighting), Englewood Redevelopment Area | District 005 |
| Value used | Taxable $440,900, non-homestead | Just $238,564; assessed $202,724; taxable $151,313 (county) and $177,724 (school) |
| Exemptions | None on record | Homestead $25,000 plus additional homestead $26,411 |
| Ad valorem | $5,013.56 proposed at 11.3712 mills | About $2,521 at 2026 FINAL rates (our arithmetic) |
| Non-ad valorem | Fire $290.78, solid waste $263.96, stormwater $180.69: $735.43 | Not read off a Charlotte bill for this parcel |
| Total | $5,748.99 proposed (last year $6,061.30) | Ad valorem only |
| Recent sale | $530,000 on 2/27/2026 | $315,000 on 2/26/2026 |
Sources: Sarasota County TRIM 0495130044, Sarasota parcel record and Charlotte County parcel record 412001178019. Both bills belong to the current owners. Because assessed value resets at a sale, illustrative new-buyer arithmetic at the same 2026 rates is materially higher: about $4,270 in ad valorem tax for a homesteaded Charlotte County buyer at $315,000, and about $6,480 including non-ad valorem lines for a homesteaded Sarasota County buyer at $530,000 on tax code 1500. Those are illustrations, not quotes; the property appraiser’s January 1 market value, not the price, drives the bill.
Both Englewood counties mail tax bills in November. Paying early earns a discount of 4 percent in November, 3 percent in December, 2 percent in January and 1 percent in February. In Charlotte County, taxes become delinquent April 1 with 3 percent interest, and an installment plan is offered when the tax exceeds $100 (Charlotte County Tax Collector).
The discount schedule is set by state law (Florida Statutes 197.162). On the Sarasota side, the 2026 roll was certified on September 29, 2026 (Sarasota County Property Appraiser, 2026 roll certification), and the Sarasota County Tax Collector handles payment (Sarasota County Tax Collector, property tax). One practical caution from the Englewood Water District’s rules: capital capacity charges and district assessments run with the parcel, so a buyer should confirm any payoff on the title commitment before closing (Englewood Water District, FY27 Customer Rules).
Most of Englewood is served by the Englewood Water District, an independent special district whose mapped sections cover parts of both Charlotte County and Sarasota County. Outside its sections, a Charlotte County address may be on Charlotte County Utilities or private well and septic, so service must be checked parcel by parcel (Englewood Water District).
The Englewood Water District was created by special act, House Bill 1381 (2004), codified as Chapter 2004-439, Laws of Florida. Its charter names Sarasota County sections in Township 40 South, Ranges 19 and 20 East, and Charlotte County sections in Township 41 South, Ranges 19 and 20 East, including part of Section 21 north of the north bank of Buck Creek (Florida Senate, HB 1381 (2004)). The district is governed by five board districts “of approximately equal population”: three are in Sarasota County, one is in Charlotte County, and one spans both (Englewood Water District, district maps). The office is at 201 Selma Ave, Englewood 34223. Two numbers are published for it: the district’s rates page lists (941) 474-3217, and the Sarasota County Property Appraiser’s special district directory lists (941) 460-1022 (Englewood Water District, rates; Sarasota County Property Appraiser, special districts). The district’s own page is the safer starting point for customer service.
The district’s scale, as described in Sarasota County’s 2024 Englewood CRA Plan: well fields with 58 wells capable of 3 million gallons per day, with a Southwest Florida Water Management District permit that “restricts withdrawal to a maximum of 1.2 million gallons per day”; 217.5 miles of potable water lines; more than 170 miles of wastewater collection with 82 lift stations and 6 vacuum stations; and a 3 million gallon per day Water Reclamation Facility with an expansion to about 5.0 MGD in preliminary design (Englewood CRA Plan 2024). The plan does not date each figure separately.
The Englewood Water District’s FY27 rules, effective October 1, 2026, set a water base charge of $29.37 per ERC per month and a wastewater base charge of $42.75, plus usage of $3.50 per 1,000 gallons for the first 6,000 gallons of water and $5.45 per 1,000 gallons of wastewater (Englewood Water District, FY27 Customer Rules).
| FY27 Englewood Water District item | Rate |
|---|---|
| Water base facility charge | $29.37 per ERC per month |
| Water usage, 0 to 6,000 gallons | $3.50 per 1,000 gallons |
| Higher water tiers, in order | $4.67, $9.28, $15.50 and $24.21 per 1,000 gallons |
| Wastewater base facility charge | $42.75 per ERC per month |
| Wastewater usage | $5.45 per 1,000 gallons |
| Wastewater only | $32.49 |
| Reuse, isolated pond | $0.51 per 1,000 gallons |
| Reuse, pressurized | $0.67 per 1,000 gallons |
| New service application | $50 |
Source: Englewood Water District, FY27 Customer Rules and Regulations (Resolution CS-26-09-10-G). The gallon breakpoints for the tiers above 6,000 gallons are in the same document.
The Englewood Water District’s 2025 rate study projected that the district “will need to increase both System water and wastewater rates by 15.0% per year for the fiscal years 2026 through 2029.” The FY27 base charges match the study’s FY2027 column exactly, so the board has followed that path so far (Englewood Water District, 2025 Rate Study).
| Fiscal year | Water base per ERC per month | Wastewater base per ERC per month | Status |
|---|---|---|---|
| FY2025 | $22.21 | $32.32 | Adopted (effective 10/1/2024) |
| FY2026 | $25.54 | $37.17 | Adopted August 14, 2025 (effective 10/1/2025) |
| FY2027 | $29.37 | $42.75 | Adopted (effective 10/1/2026) |
| FY2028 | $33.78 | $49.16 | Projected by the district’s rate consultant |
| FY2029 | $38.85 | $56.53 | Projected by the district’s rate consultant |
| FY2030 | $44.68 | $65.01 | Projected by the district’s rate consultant |
Sources: Englewood Water District, 2025 Utility Rate and Charge Study (Raftelis, August 6, 2025) and Board-Approved Rate Adjustments Effective October 1, 2025. On the study’s path, the combined water plus wastewater base charge would go from $54.53 per ERC per month in FY2025 to $95.38 in FY2029, before any usage. Wastewater usage is projected to rise from $5.45 in FY2027 to $8.29 per 1,000 gallons by FY2030. FY2028 onward are proposals, not adopted rates.
For a new single-ERC home needing both water and sewer, the Englewood Water District’s capital capacity charges effective October 1, 2025 add up to $15,454.50 including the accrued guaranteed revenue fees, or $15,249 for the four capacity components alone. Plumbing, meters, taps, permits and impact fees are extra, and the district’s own quote governs (Englewood Water District).
| Englewood Water District charge per ERC | Effective 10/1/2024 | Effective 10/1/2025 |
|---|---|---|
| Water capital capacity, plant and transmission | $1,751.00 | $3,062.00 |
| Water capital capacity, distribution | $1,200.00 | $1,200.00 |
| Water accrued guaranteed revenue fee | $329 | $76.50 |
| Wastewater capital capacity, plant and transmission | $2,754.00 | $5,170.00 |
| Wastewater capital capacity, collection | $5,817.00 | $5,817.00 |
| Wastewater accrued guaranteed revenue fee | $580.00 | $129.00 |
| New service application fee | $25.00 | $50.00 |
Source: Englewood Water District, Board-Approved Rate Adjustments Effective October 1, 2025. The two totals above are both simple sums of this table: $3,062 plus $1,200 plus $5,170 plus $5,817 is $15,249, and adding the $76.50 and $129.00 guaranteed revenue fees gives $15,454.50. Whether every component applies to a particular lot, for example a lot where distribution or collection lines are already paid for, is the district’s call. For lot buyers in Englewood East and Grove City, this is often the single largest utility line in a build budget, and it should be confirmed with the district’s Service Availability form before a contract goes firm.
Where the Englewood Water District serves, connection is not optional. Its FY27 rules require connection within 365 days of written notice once service is available, owners pay for availability whether or not they connect, and private wells must be disconnected from the home once it joins district water, though a well may stay for irrigation (Englewood Water District, Fact Sheet).
The fact sheet says the district’s enabling act “gives the authority to eliminate septic systems” and that its Mandatory Wastewater Utility Connection Policy, adopted by Board Resolution No. 02-12-19 C, “mandates the EWD sewer system.” On connection, owners “pump, crush, and fill the septic tank,” a permit and inspection are required, and “EWD must be present to oversee the final connection.” A disconnected well “may be used for irrigation purposes,” and “Sarasota County allows the septic tank to be converted to a cistern.” The district sends 100 percent of treated wastewater to its reuse system for irrigation (Englewood Water District, Fact Sheet). The same fact sheet prints an $8,666.94 sewer connection figure for a 2017-era project; that is a historical number, not a current fee. Capital capacity charges and assessments run with the parcel (Englewood Water District, FY27 Customer Rules).
On the Charlotte County side outside the district, Charlotte County Utilities or private well and septic apply per address. Charlotte County’s certified potable water and sanitary sewer service area maps (Maps 66 and 69) are posted as scanned images, so which Englewood East lots need a well and septic is information not available at time of publishing (Charlotte County, Map 69 sanitary sewer area). Englewood Water District customer service at (941) 474-3217 and the Charlotte County Utilities per-address lookup answer it for a specific lot.
The Englewood Water District warns that water service may be suspended in evacuated zones, and says much of Englewood is in evacuation Zone A. That matters for anyone planning to shelter in place: in an evacuation order, a home in an evacuated zone may lose district water until service is restored (Englewood Water District, hurricanes).
Charlotte County publishes evacuation zones A to E through its Know Your Zone tool and warns it “may not be possible to open any shelters in the County” under some conditions (Charlotte County, Know Your Zone). On the Sarasota side, each parcel’s evacuation level is printed on its TRIM notice; the Englewood samples showed Levels A, B and C, for example Level B on the 840 Van Gogh Rd notice and Level A on a Stillwater parcel (Sarasota County TRIM 0856120006).
What you can build in Englewood depends on the county and the zone. On the Charlotte County part of Manasota Key, a dedicated overlay code sets heights and setbacks; Gulf-front lots on both sides of the key also need a state Coastal Construction Control Line permit; and Charlotte County enforces sea turtle lighting rules on beach-visible buildings (Charlotte County).
On the mainland, ordinary county zoning applies: Charlotte County Code Chapter 3-9 on the Charlotte side and the Sarasota County Unified Development Code on the Sarasota side. Both codes sit on Municode, which blocked automated reading during our research, so the live code text is the place to confirm any rule before you rely on it. Two Charlotte County building facts apply countywide: structures below “the 1% chance flood (aka the 100-year flood elevation) plus 1 foot” are subject to flood damage prevention rules under the Florida Building Code standard the county adopted (Charlotte County, 50% FEMA Rule package), and the county’s Coastal Planning element directs development away from the Coastal High Hazard Area and says the county “shall not support construction of bridges or causeways to barrier islands not currently serviced by such infrastructure” (Charlotte County, Coastal Planning GOPs).
On Englewood’s Charlotte County part of Manasota Key, the November 2024 overlay revision, as advertised, sets a 38-foot maximum height in the MES and MSF districts and 45 feet in the MCG and MCT commercial and tourist districts. The adopted text was not read, so confirm with Charlotte County Planning and Zoning (Charlotte County Planning and Zoning agenda).
The November 18, 2024 Planning and Zoning Board agenda advertised TLDR-24-02, “Revisions to Manasota and Sandpiper Key Zoning District Overlay,” which would: amend the maximum height to 38 feet under MES, MSF-1, MSF-3.5 and MSF-5; amend the maximum height to 45 feet under MCG and MCT; reduce the side yard on interior lots from 10 feet to 7.5 feet, and to the greater of 10 percent of lot width or five feet for non-conforming lots; reduce the Peripheral Landscape Strip from 10 feet to five feet; remove the variance requirement for nonconforming lots; and amend the disaster recovery subsection “to ensure legal non-conforming structure and/or use can be rebuilt” (Charlotte County Planning and Zoning agenda, November 18, 2024).
Charlotte County’s 2024/25 Annual Report confirms the outcome in general terms: after “severe flooding from hurricanes Helene and Milton in 2024,” Community Development updated the overlay, “completed in November 2024,” “allowing the reconstruction and elevation of older, non-conforming buildings to meet modern FEMA flood standards,” introducing “voluntary freeboard options,” adjusting height calculations “to align with updated flood data,” and keeping “strict limits on building heights” with high-rise development prohibited (Charlotte County Annual Report 2024/25).
The older overlay text, still hosted on the county site, set different numbers: 48 feet for single-family seaward of the Coastal Construction Control Line and 43 feet landward, and 55 and 48 feet for multifamily, all measured “from Zero feet NGVD to the top of the highest constructed element” (Charlotte County, Manasota Key Zoning District Overlay, older text). That older text also sets minimum single-family lots of 43,560, 12,445 and 8,712 square feet for MSF-1, MSF-3.5 and MSF-5, lot coverage of 35 percent, and 50-foot side and rear yards on Gulf-abutting lots. Treat the older document as history, not current code.
Charlotte County documents give two section numbers for the overlay that governs Englewood’s part of Manasota Key. The older hosted overlay PDF is headed Section 3-9-53. The 2024 and 2025 Planning and Zoning documents that amend it call it Section 3-9-50. The newer number is probably current, but the adopted code text settles it (Charlotte County Planning and Zoning minutes).
On November 10, 2025, the Planning and Zoning Board unanimously recommended TLDR-25-03, a countywide amendment to Section 3-9-2 revising the definition of “Building, height of,” adding “Design Flood Elevation” and “Freeboard,” and amending the definition of “Freeboard” in “Section 3-9-50: Manasota and Sandpiper Key Zoning District Overlay” (Charlotte County Planning and Zoning minutes, November 10, 2025). Whether the Board of County Commissioners adopted TLDR-25-03, and the ordinance numbers for both amendments, are information not available at time of publishing. Charlotte County Planning and Zoning (941.764.4920, [email protected]) can confirm the current section number, height and freeboard rules for a specific lot.
The Charlotte County Manasota Key overlay also defines the island legally: “the land located south of the Sarasota-Charlotte County line, west of Sandpiper Key, north of Stump Pass Beach State Park and east of the Gulf of Mexico.” Its districts are MES (environmentally sensitive), MSF (single-family), MMF (multifamily), MCG (commercial general), MCT (commercial tourist) and MPD (planned development) (Charlotte County, overlay).
Sarasota County regulates its part of Englewood through its Unified Development Code, a Gulf Beach Setback Line and, near Dearborn Street, the Main Street Overlay District. Structures seaward of the county’s Gulf Beach Setback Line need a Board-approved Coastal Setback Variance, in addition to any state permit, as Sarasota County Commission agendas show (Sarasota County BCC agenda, July 9, 2025).
The July 9, 2025 example variances were on Siesta Key and Sandy Hook, not Englewood, so the agenda shows how the code works rather than any Englewood lot’s setback. The exact setback distances on the Sarasota part of Manasota Key, set in the county’s Coastal Setback Code, are information not available at time of publishing; Sarasota County Planning and Development Services (941-861-5000) can give them for a parcel (Sarasota County Planning and Development Services). The same agenda listed policy guidance on a Declaration of Restrictions at 806 N. Manasota Key Road, with the outcome not read.
In the Englewood CRA, the Main Street Overlay District, “formerly the ‘Englewood Business District’,” is “intended to be an active pedestrian area,” encourages “mixed use developments incorporating residential dwellings above or behind shops,” and expressly prohibits “automotive-oriented uses (i.e., gas stations or drive-through restaurants).” It permits upper-story and multifamily residential in mixed use within the Central Business District at 25 units per acre, with no minimum lot size, and allows an outdoor farmers market on up to two consecutive days a week between 7:00 a.m. and 7:00 p.m. (Sarasota County Code 124-102 extract). In 2018 the Sarasota County Commission took up expanding the Englewood Town Center boundary, including 54.2 acres along South McCall Road, and amending the Main Street Overlay (Sarasota County BCC agenda, June 12, 2018); adoption of those items is information not available at time of publishing.
On Dearborn Street itself, the Sarasota County Commission unanimously approved phase 2 of Buchan’s Bayside on July 8, 2026, growing the site from about 2.8 to nearly 3.8 acres and the villas from 12 to 20, keeping a previously approved 10,000 square foot waterfront restaurant, and adding boat docks; development review and permitting still come before construction (WWSB, July 8, 2026).
The Coastal Construction Control Line is a state line, set by the Florida Department of Environmental Protection, that regulates structures and activities that can cause beach erosion or destabilize dunes. Gulf-front Englewood parcels on both sides of Manasota Key sit seaward of or across it, so new structures, seawalls and dune walkovers there need a state permit (Florida DEP, CCCL).
The line is located for any parcel with FDEP’s Map Direct CCCL layer, linked from the program page; the program can be reached at [email protected] or 850-245-8570 (Florida DEP, CCCL program). Charlotte County’s coastal page adds that development within the line gets additional review before building permits are issued, and that the county’s own sea turtle lighting zone covers “areas outside the Coastal Construction Control Line which pose additional concerns,” where “state permits are required for any construction” (Charlotte County, Coastal and Shoreline Protection). Charlotte County’s Coastal Planning data adds that its Coastal High Hazard Area “also includes the Velocity Zones designated by the FEMA’s Flood Insurance Rate Maps, and all areas seaward of the CCCL” (Charlotte County, Coastal Data and Analysis). Mainland Englewood lots on Lemon Bay are not Gulf beach lots; their waterfront work runs through dock, seawall and submerged land permitting instead.
On the Charlotte County side of Manasota Key in Englewood, sea turtle season runs May 1 through October 31. Any light visible from the beach must be an FWC-approved fixture, “Fully Shielded, Downward Directed, and Fitted with approved red or amber bulbs,” and beach-facing glass needs tint of 45 percent visible light transmittance or less (Charlotte County brochure).
Charlotte County’s “Sea Turtles and Coastal Development” brochure cites the federal Endangered Species Act, Florida Statute 379.2431 and Charlotte County Sea Turtle Protection Ordinance No. 98-41. It says new development “must adhere to a coastal lighting review and inspections,” that window tint applies to “all windows and doors within line of sight of the beach,” with 15 percent as best practice, and that acceptable sources include low pressure sodium (18w or 35w), true red, orange or amber LEDs, and other sources of 560 nm or longer. Not allowed: private balcony lights, up lights, tree-strapped downlights, decorative lighting not needed for safety, pond lights, dune walkover lighting and beach-side fountain lights. “Existing development may need to bring lighting fixtures or windows up to code,” and the county runs night inspections to investigate hatchling disorientations (Charlotte County, Sea Turtles and Coastal Development).
The same brochure says “Most FDEP permits require that construction be conducted outside of sea turtle nesting season,” printing the window as “Nov. 1-April 31”; April has 30 days, so read it as November 1 to April 30. Contacts printed are Charlotte County Parks and Natural Resources, 941-613-3220, and FWC Wildlife Alert, 888-404-3922. For the Sarasota County side of Manasota Key, the county’s turtle protection pages could not be read during our research, so Sarasota-side lighting rules are information not available at time of publishing; the Sarasota County Contact Center (941-861-5000) is the office to ask (Charlotte County, Sea Turtles and Coastal Development).
Lemon Bay is a state aquatic preserve and an Outstanding Florida Waterbody, which raises the bar for dock, seawall and dredge work along Englewood’s bayfront in both counties. The preserve covers 7,227 acres, was established in July 1986, and warns that “damage to seagrass can result in a fine up to $1,000” (Florida DEP, Lemon Bay Aquatic Preserve).
The preserve page describes Lemon Bay as having “shallow waters that rarely exceed 6 feet in depth,” lists shoal grass, manatee grass and turtle grass, and tells boaters to “avoid shallow waters and raise motor if over seagrass.” The specific sovereign submerged land permit thresholds for a given dock are information not available at time of publishing; the Charlotte Harbor Aquatic Preserves office (941-389-5200) and each county’s permitting desk handle those questions (Florida DEP, Lemon Bay Aquatic Preserve). On Charlotte County’s side, Chapter 3-5 regulates dune walkovers, shoreline stabilization structures and dune restoration, and Natural Resources staff (941.613.3220) do plan review and inspections (Charlotte County, Coastal and Shoreline Protection).
Florida law limits what Charlotte County and Sarasota County can do to stop vacation rentals in Englewood, and neither county’s vacation rental ordinance surfaced in our research. Owners still collect tourist development tax (5 percent in Charlotte, 6 percent in Sarasota) plus state sales tax, and condo or HOA rules can restrict rentals privately (Florida Statutes 509.032).
Under Florida Statute 509.032(7), regulation of public lodging establishments, including vacation rentals, is preempted to the state, and a local law “may not prohibit vacation rentals or regulate the duration or frequency of rental of vacation rentals,” except for local laws adopted on or before June 1, 2011 (Florida Statutes 509.032). Our sources read this statute through a summary, and any 2025 or 2026 amendment is information not available at time of publishing, so read the official text before relying on a specific word.
For a Charlotte County Englewood address, no county vacation rental ordinance surfaced in county-site searches, and the county’s 2026 legislative agenda has no rental item. For a Sarasota County Englewood address, a county rule could not be verified because the county’s guide and code site blocked reading. Both are information not available at time of publishing (Charlotte County).
| Question | Charlotte County Englewood parcel | Sarasota County Englewood parcel |
|---|---|---|
| County vacation rental ordinance | Not found in county-site searches; Municode not readable (information not available at time of publishing) | Not verified; county guide and Municode not readable (information not available at time of publishing) |
| Office to ask | Charlotte County Planning and Zoning, 941.764.4920 | Sarasota County Planning and Development Services, 941-861-5000 |
| Tourist development tax | 5 percent of rent on stays of six months or less | 6 percent of rent on stays of six months or less |
| State sales tax on the same rent | 7 percent | 7 percent |
| Who collects the local tax | Charlotte County Tax Collector | Sarasota County Tax Collector |
| Fire inspections | Englewood Area Fire Control District lists a “Transient Public Lodging Establishments (TPLE)/Vacation Rentals” inspection program | Same district, same program |
Sources: Charlotte County Tax Collector, tourist tax, Sarasota County Tax Collector, tourist tax, Florida DOR DR-15TDT and Englewood Area Fire Control District, transparency.
Charlotte County’s tourist tax is “a 5% charge on the revenue collected on the rental of living quarters or accommodations that are rented for a period of six months or less,” under Florida Statute 125 and County Ordinance 2017-007 (Charlotte County Tax Collector). Sarasota County’s 6 percent applies on top of state sales tax, and its Tax Collector says taxable items include cleaning, pet and utility fees included in the rent (Sarasota County Tax Collector). Charlotte County’s 2026 legislative agenda asks lawmakers to let coastal counties levy a 6th cent of tourist tax “to support the local share of beach renourishment where critical erosion exists” (Charlotte County 2026 State Legislative Agenda), so the Charlotte rate could change if that passes.
The fire district’s vacation rental inspection fees sit in Resolution 2023-1416 (fire and life safety inspection fees); the fee amounts are information not available at time of publishing, and the district at (941) 474-3311 can supply them (Englewood Area Fire Control District, transparency).
Charlotte County’s Manasota Key Community Plan, covering Englewood’s part of the key, accepted daily hotel and motel rentals, noted that daily or weekend condo rental “is not expressly prohibited by any section of the County Code,” and suggested a minimum stay for multi-family renters. Whether one was ever enacted is information not available at time of publishing (Charlotte County).
The same plan includes a section titled “Rentals of residential dwelling units” and a noise ordinance section. The Charlotte County overlay’s MCT commercial tourist district is intended for accommodations “for tourists and other visitors and short-term or seasonal residents,” with Gulf beach frontage as the example location (Charlotte County, overlay). For any rental plan, the documents that usually decide the question are private: a condominium declaration or HOA covenants can set minimum lease terms that state preemption does not touch. Ask for those documents before you buy. Rental income figures, rents and rental occupancy for Englewood: Information not available at time of publishing (checked November 14, 2026).
Englewood has a mix of flood zones. Federal flood map queries in October 2026 returned VE at some Gulf-front and bayfront points, AE with base flood elevations of 8 to 10 feet across much of Manasota Key and the Lemon Bay shore, and X a few blocks inland. The zone drives flood insurance and building elevation (FEMA NFHL).
FEMA defines Zone VE as “Coastal areas with a 1% or greater chance of flooding and an additional hazard associated with storm waves” (FEMA, Zone VE) and Zone AE as “The base floodplain where base flood elevations are provided” (FEMA, Zone AE). Charlotte County’s 2022 flood presentation says nearly 50 percent of the county is in FEMA’s Special Flood Hazard Area and introduced the “Coastal A Zone (CAZ)” as a construction-relevant zone (Charlotte County, Flood Insurance and Coastal Risk Map Update).
The Charlotte County side of Englewood uses FEMA flood maps effective December 15, 2022, and the Sarasota County side uses maps effective March 27, 2024. FEMA’s preliminary and pending map services returned no new maps for either county in October 2026, so these are the current maps for Englewood (FEMA NFHL).
Sarasota County’s 2024 flood insurance promotion plan says “Effective March 27, 2024, the FEMA Flood Insurance Rate Maps (FIRMs) became effective for all communities within Sarasota County based on the updated coastal study” (Sarasota County, 2024 Program for Public Information). Any Sarasota-side Englewood parcel’s zone should be read from the post-March 27, 2024 map, not older material. FEMA’s preliminary and pending services returned a count of 0 for both counties’ map series on October 21, 2026 (FEMA Preliminary NFHL). Five Letters of Map Revision are effective in the Englewood area, which change the map for the lots they cover:
| County | Effective | FEMA case |
|---|---|---|
| Sarasota | 2025-12-31 | 24-04-4492P |
| Sarasota | 2026-02-04 | 25-04-3559P |
| Charlotte | 2023-09-06 | 22-04-5489P |
| Charlotte | 2024-03-25 | 23-04-3784P |
| Charlotte | 2026-05-13 | 25-04-4672P |
Source: FEMA NFHL, layer 1 LOMRs. Which individual lots each revision changes was not mapped.
FEMA flood layer point queries in October 2026 returned VE at 2000 Placida Rd and 740 Manasota Key Rd (BFE 10), AE at most Manasota Key and Lemon Bay points with base flood elevations of 8 to 10 feet, and X inland, including Dearborn Street, Beachwalk, Boca Royale and Englewood East (FEMA NFHL).
| Address (area) | County | Zone | Base flood elevation |
|---|---|---|---|
| 2100 N Beach Rd (Englewood Beach, Manasota Key) | Charlotte | AE | 8 |
| 1245 Gulf Blvd (Manasota Key) | Charlotte | AE | 8 |
| 900 Gulf Blvd (Stump Pass Beach State Park) | Charlotte | AE | 9 |
| 2201 Placida Rd | Charlotte | AE | 9 |
| 2000 Placida Rd (Lemon Bay shore) | Charlotte | VE | 10 |
| 6175 Sturgis St (Englewood East) | Charlotte | X (minimal) | none |
| 8285 Manasota Key Rd | Sarasota | AE | 9 |
| 7430 Manasota Key Rd | Sarasota | AE | 9 |
| 740 Manasota Key Rd | Sarasota | VE | 10 |
| 840 Van Gogh Rd (Artist Acres) | Sarasota | AE and X on one lot | 10.1 |
| 401 W Dearborn St (Old Englewood) | Sarasota | X (0.2 percent) | none |
| 9824 Bright Water Dr (Beachwalk) | Sarasota | X (0.2 percent) | none |
| 37 Grand Palms Blvd (Boca Royale) | Sarasota | X (minimal) | none |
| 208 Lake Victoria Ct (Stillwater) | Sarasota | X (0.2 percent) | none |
Source: FEMA NFHL, layer 28 point queries, October 21, 2026, geocoded with the Census geocoder. The Van Gogh Rd parcel shows that one lot can straddle two zones. Not every Gulf-front lot was sampled, so these points do not describe a whole street.
Both counties that share Englewood are Community Rating System Class 5, which gives NFIP flood insurance policies in the Special Flood Hazard Area a 25 percent discount. FEMA’s April 2026 list shows Charlotte County at Class 5 effective April 1, 2023 and Sarasota County at Class 5 effective May 1, 2007 (FEMA CRS list, April 2026).
| Community | NFIP number | CRS class | Discount in the SFHA | Current class effective |
|---|---|---|---|---|
| Charlotte County (unincorporated, Charlotte side of Englewood) | 120061 | 5 | 25 percent | 4/1/2023 |
| Sarasota County (unincorporated, Sarasota side of Englewood) | 125144 | 5 | 25 percent | 5/1/2007 |
| City of North Port (some 34223 addresses) | 120279 | 5 | 25 percent | 5/1/2020 |
Source: FEMA, CRS Eligible Communities, April 1, 2026. FEMA’s list prints one discount column only. A discount for policies outside the Special Flood Hazard Area is not printed on that list, so confirm it with the county CRS coordinator. The discount applies to NFIP policies; private flood policies are priced separately. Charlotte County’s 2022 presentation explains the history: the county moved from Class 6 (20 percent) to Class 5 on April 1, 2023 (Charlotte County, flood presentation).
For an Englewood address, start with the county property appraiser record, which prints the flood zone, FIRM panel and community number, then confirm on FEMA’s National Flood Hazard Layer. A Charlotte County record also shows the FIRM date; a Sarasota County record shows the FEMA panel and zone. An elevation certificate governs insurance pricing (Charlotte County Property Appraiser).
For example, the Charlotte County record for 6175 Sturgis St reads Zone X, panel 0184G, FIRM effective 12/15/2022, community 120061, and “outside the CBRA zone” (Charlotte County Property Appraiser, parcel 412001178019). The Sarasota County record for 840 Van Gogh Rd reads FEMA panel 0451G, AE with a base flood elevation of 10.1 plus an X portion, community 125144 (Sarasota County Property Appraiser, parcel 0495130044). The checklist:
Sarasota County’s 2024 plan tells agents, brokers and sellers they “have a duty to disclose to buyers (or to make sure buyers are aware) of the flood risks” (Sarasota County, 2024 Program for Public Information). For a specific lot, Sarasota County’s CRS Coordinator is reached through 941-861-5000 (Sarasota County, flood protection), and Charlotte County’s flood program is on its flood page.
The FEMA 50 percent rule says that when repairs or improvements to an Englewood building in a flood zone cost 50 percent or more of the structure’s pre-damage market value, the whole building must be brought up to current flood rules, usually by elevating it. Both Charlotte County and Sarasota County publish guidance on it (Charlotte County, 50% FEMA Rule).
Charlotte County’s 50 percent rule package (Rev. 07/2025) defines substantial damage as “damage of any origin … whereby the cost of restoring the structure to its before damage condition would equal or exceed 50 percent of the market value or replacement cost of the structure before the damage occurred” (Charlotte County, 50% FEMA Rule package). The same document gives the escape hatch: if the lowest floor, including mechanical equipment, is already at or above the Florida Building Code required elevation of one foot above base flood elevation, the building is compliant and the rule does not force elevation, and an elevation certificate demonstrates it. Charlotte County’s web page on the rule is the starting point for owners (Charlotte County, 50% FEMA rule page).
Both counties apply the same 50 percent test to their parts of Englewood: Charlotte County through its permitting package, and Sarasota County through its property appraiser’s explainer and its flood page. Each county runs its own permitting and valuation process, so an owner should ask the county that holds the parcel how it values the structure (Sarasota County Property Appraiser).
The Sarasota County Property Appraiser publishes an explainer, “Understanding the FEMA 50% Rule,” as part of its damage reporting pages (Sarasota County Property Appraiser, FEMA 50% rule), and Sarasota County’s flood page warns owners about “substantial improvement, substantial damage, and the 50% rule” (Sarasota County, flood protection). The exact Sarasota County valuation method and any cumulative look-back period are information not available at time of publishing, because the county’s floodplain ordinance could not be read; ask the Sarasota County Contact Center (941-861-5000).
Three changes matter in Englewood. Charlotte County’s November 2024 Manasota Key overlay revision allows reconstruction and elevation of older non-conforming buildings. Florida’s SB 180 blocks stricter local land rules until October 1, 2027. And SB 180 tells property appraisers how to value repaired homes, up to 130 percent of pre-storm square footage or 2,000 square feet (Florida Senate).
Charlotte County’s annual report says the overlay revision introduced “voluntary freeboard options for additional flood protection” (Charlotte County Annual Report 2024/25), and the advertised amendment adds a new subsection on rebuilding non-conforming structures (Charlotte County Planning and Zoning agenda, November 18, 2024). The Senate summary of SB 180 says property appraisers assess damaged property repairs at just value up to 130 percent of the pre-destruction square footage or 2,000 square feet (Florida Senate, SB 180 summary). After Helene and Milton, Charlotte County also ran a pop-up permitting site at the West County Annex in Englewood (Charlotte County Annual Report 2024/25). For a damaged Englewood home, the sequence that protects value is: document the damage, get a contractor estimate in writing, ask the county for its substantial damage determination before signing a sale or repair contract, and keep the elevation certificate with the file.
No public source we found publishes an average homeowners or flood insurance premium for Englewood itself, so a reliable number for a specific home comes only from a quote. Public records do show what drives the price: flood zone and elevation, the county’s CRS discount, Gulf-front surge exposure, and Citizens’ share of the market (Citizens Property Insurance).
Average premium trend data by county is information not available at time of publishing: the Florida Office of Insurance Regulation site was located but its rate filings were not mined, and FEMA’s OpenFEMA policy and claims datasets by ZIP code returned errors when our sources were gathered (Florida Office of Insurance Regulation). The figures below are county-level facts from the insurers and agencies that publish them; none is a quote for an Englewood home.
Citizens Property Insurance reported 2,121 multi-peril personal residential policies in Charlotte County and 4,381 in Sarasota County as of August 31, 2026. Charlotte County’s count has fallen sharply: 14,242 in July 2024, 6,929 in July 2025 and 2,224 in July 2026. These are county totals, not Englewood alone (Citizens, Detail by County).
| County | Citizens account | Policies in force (8/31/2026) | Written premium | Exposure |
|---|---|---|---|---|
| Charlotte | PR-M (personal residential multi-peril) | 2,121 | $4,935,649 | $358.7M |
| Charlotte | PR-W (wind only) | 259 | not recorded | not recorded |
| Sarasota | PR-M | 4,381 | $9,247,140 | $822.6M |
| Sarasota | PR-W | 5,079 | $11,286,587 | not recorded |
Source: Citizens Property Insurance, policies in force, August 2026 and the policies in force index. No ZIP-level Citizens table was found. The Charlotte County decline is consistent with policies moving to private carriers or leaving Citizens through depopulation, but these tables do not show which; they say nothing about private carrier prices.
Sarasota County’s 2024 flood insurance promotion plan reports, for unincorporated Sarasota County (which includes the Sarasota side of Englewood), 16,609 NFIP policies in the Special Flood Hazard Area, $7,337,044,000 of insurance in force, and $48,956,668 in closed paid losses inside the SFHA plus $2,600,358 outside it (Sarasota County, 2024 Program for Public Information).
The same plan counts 23,567 buildings in the Special Flood Hazard Area and 236 repetitive-loss buildings, of which 120 are insured (Sarasota County, 2024 Program for Public Information). It also prints two coverage percentages that conflict because condominium policies are counted differently, so neither percentage is repeated here. Sarasota County’s flood page adds two points every Englewood buyer should know: “Most homeowner’s insurance does NOT cover flood damage,” and a new NFIP policy typically carries “a 30 day wait” before it takes effect (Sarasota County, flood protection). A comparable Charlotte County table is information not available at time of publishing.
The drivers on an Englewood home are public even when the premiums are not. On flood: the FEMA zone, the base flood elevation, the elevation certificate, and each county’s Class 5 CRS discount of 25 percent in the Special Flood Hazard Area. On location: Gulf-front exposure on Manasota Key, where Hurricane Milton’s surge peaked (FEMA CRS list).
Practical steps for an Englewood purchase, each tied to a public record:
Insurance quotes are part of the buying process we walk through on our buying guide.
Ian (2022) largely spared Englewood from surge, but Helene and Milton (2024) did not. Milton pushed 6 to 9 feet of surge from Venice to Boca Grande, peaked near 10 feet at Manasota Key, and cut a new inlet through the key. Englewood’s beaches, parks, ramps and Manasota Key Road are still being rebuilt (NHC, Milton report).
The National Hurricane Center’s reports, read storm by storm:
Charlotte County’s storm recovery page set January 7, 2025 as the FEMA application deadline for Helene and Milton and routes residents to Community Organizations Active in Disaster for help (Charlotte County, storm recovery). For Manasota Key’s Charlotte County beach alone, the county lists FEMA and state recovery funding of $7,669,483 across Milton, Helene, Debby, Idalia and Ian (Charlotte County MSBU hearing presentation, July 22, 2026).
As of Charlotte County’s November 2, 2026 updates, Englewood Beach at Chadwick Park has its parking lot, playground and buildings back, but its pavilions, boardwalk, piers and dock have completion estimates into 2030. The Ainger Creek ramp rebuild runs through 2027, and Sarasota County’s Manasota Key Road runs on a temporary repair (Charlotte County).
| Facility | County | Status as read | Budget | Source |
|---|---|---|---|---|
| Englewood Beach and Chadwick Park, 2100 N Beach Rd | Charlotte | Signage, parking, fencing, amenities, playground, buildings complete; pavilions in design and permitting 8/11/2025 to 8/11/2030; sidewalks, boardwalks, piers and dock 8/11/2025 to 8/1/2030; lighting pending FEMA; erosion work 9/1/2026 to 5/1/2027 | $8,493,550.00 | Charlotte County |
| Chadwick Park seawall replacement | Charlotte | Planning and approval, 09/22/2026 to 08/03/2027 | $222,000 design | Charlotte County |
| Manasota Key, Don Pedro and Knight Island beach erosion | Charlotte | Erosion phase complete | $10,065,638.65 | Charlotte County |
| Tringali Park, 3460 N Access Rd | Charlotte | Pavilion in construction 3/16/2026 to 11/30/2026; other items complete | $673,356.00 | Charlotte County |
| Englewood East Park, 11120 Sunnydale Ave | Charlotte | All listed items complete | $54,482.00 | Charlotte County |
| Lemon Bay Sunrise Rotary Park, 1000 S McCall Rd | Charlotte | Buildings in planning to 1/20/2027; sidewalks, boardwalks, piers and dock to 11/10/2030; lighting and pavilions in planning | $1,724,500.00 | Charlotte County |
| Ainger Creek Park, 2011 Placida Rd | Charlotte | Piers and erosion in design and permitting, to 10/15/2027 | $2,093,358.00 | Charlotte County |
| Cedar Point Environmental Park, 2300 Placida Rd | Charlotte | Pier replacement bids under review; construction 12/15/2026 to 4/30/2027 | $45,353.66 recovery; $341,540.00 pier replacement | Charlotte County |
| Ainger Creek Bridge, CR 775 | Charlotte | Emergency repair complete 10/13/2026 | $257,643.23 construction | Charlotte County |
| Manasota Key Road, about 2,000 feet north of Blind Pass Park | Sarasota | Reopened in January 2026 on a temporary repair; permanent design pending | Just more than $2 million (temporary repair, as reported) | WGCU |
| Indian Mound Park expansion, 200 Winson Ave | Sarasota | County bought a storm-damaged neighboring parcel, closed Dec. 18, 2025 | $750,000 | Business Observer |
The county’s own park page still lists the 900-foot boardwalk among Englewood Beach amenities, but the disaster recovery page shows boardwalks, piers and dock in design and permitting, so treat the amenity list as out of date (Charlotte County, Englewood Beach at Chadwick Park). The park page does say “The parking lot at Englewood Beach has reopened” and that parking spaces are limited, with a free Charlotte County Transit park-and-ride from Tringali Park, 10 a.m. to 4 p.m. Monday to Saturday.
Charlotte County plans to rebuild the Ainger Creek boat ramp in Englewood, at 2011 Placida Road, with construction estimated from January 1, 2027 to July 31, 2027 and closeout by December 31, 2027. All park amenities close during construction. All four bids came in over the $3,000,000 construction budget (Charlotte County).
The project page also prints a construction budget line of $4,416,000 beside the statement that bids exceeded “the $3,000,000 construction budget,” so the two figures on the same page disagree, probably because one reflects the requested increase; Charlotte County Public Works (941.743.1200) can confirm the approved figure (Charlotte County, Ainger Creek Boat Ramp Replacement). The new design relocates the ramp “to shorten loading wait times,” expands vehicle and trailer parking, adds a restroom building and living seawall panels, and dredges channels. Meanwhile, “The fishing piers at Ainger Creek Park are closed” (Charlotte County, Ainger Creek Park).
Helene and Milton washed out part of Manasota Key Road in Englewood’s Sarasota County section, about 2,000 feet north of Blind Pass Park. It reopened in January 2026 on a temporary repair while a permanent road is designed, and rough surf buried it in sand again in October 2026, according to local news reports (WGCU).
WGCU reported on January 12, 2026 that the county directed a temporary roadway in March 2025 and that work began in fall 2025 with debris removal, a new base, shoreline hardening and paving (WGCU). FOX 13 reported the temporary repair cost “just more than $2 million,” that the road “has washed out multiple times since 2017,” and that no permanent timeline or cost had been set (FOX 13). The Englewood Review reported in June 2025 that the permanent redesign is “expected to take at least four years” and that no construction will begin “until 60 days after the last turtle nest has been documented” (Englewood Review). On October 12, 2026, WWSB reported crews clearing “thick sand and debris” near Blind Pass Beach and Middle Beach after rough surf (WWSB). The Sarasota County Contact Center (311 or 941-861-5000) is the office for current status.
Sarasota County has also asked for federal recovery money tied to Englewood. Its September 10, 2024 Resilient SRQ (CDBG-DR) list ranked South River Road widening, part of the 13.5-mile Englewood Interstate Connector evacuation route, as priority 1 of 18; rehabilitation and storm-hardening of the Manasota Key bascule bridge (built 1964, total project budget $9,000,000) as priority 2; and Englewood Coastal Infringement Stormwater Improvements near S. Indiana Ave, North St and W. Horton Ave (total budget $5,010,000) as priority 3 (Sarasota County, Resilient SRQ project summaries). Whether each was funded is information not available at time of publishing.
The best current evidence says Milton Pass, the inlet Hurricane Milton cut through Manasota Key at Englewood’s south end, has closed or nearly closed on its own. Florida DEP’s August 2026 plan says that by May 2026 “the breach had closed with natural infilling and accretion.” A January 2026 local report disagreed (Florida DEP, SBMP 2026).
| Source | Date | What it says |
|---|---|---|
| Florida DEP, Strategic Beach Management Plan, Southwest Gulf Coast | August 2026 | Breach near R17 in Stump Pass State Park reached about 400 feet wide by January 2025; “in May 2026, the breach had closed with natural infilling and accretion” |
| Florida DEP, Stump Pass Beach State Park draft unit management plan | 2026 draft | Milton “opened a new pass approximately 500 feet wide”; more than 400 feet of shoreline built south in a year, narrowing the pass to about 100 feet; “Eventually, the pass will naturally fill in” |
| Lemon Bay Conservancy, “Wither Milton Pass?” | March 2, 2026 | Boats still passing in early January 2026; by late February a shoal blocked the western passage, and “at low tide you can walk-wade across the westerly portion” |
| Englewood Review | January 10, 2026 | About 10 feet deep at its center and “will not close on its own”; Charlotte County officials did not want “two passes competing for the same stretch of Manasota Key” |
| DredgeWire | November 9, 2026 | Milton’s Pass “has mainly remained closed through the summer and fall of this year” |
Sources: Florida DEP, SBMP Southwest Gulf Coast 2026, Florida DEP, Stump Pass Beach State Park draft plan, Lemon Bay Conservancy, Englewood Review and DredgeWire. No government order to close or keep the pass was found; the state documents describe nature closing it. The FDEP Office of Resilience and Coastal Protection is the office that can settle its current status. For boaters, Stump Pass remains the marked inlet at the south end of Lemon Bay, and the NOAA Coast Pilot says it “should not be attempted without local knowledge” (NOAA Coast Pilot 5, chapter 4).
Hurricane Ian destroyed the roof of Englewood Bank and Trust’s office at 1111 S. McCall Road and caused severe water damage; the drive-thru reopened January 23, 2023 after nearly four months. The bank’s charter ended September 22, 2023, and the office now operates as a Crews Bank and Trust branch, per FDIC records (Crews Bank and Trust).
Crews Bank and Trust’s January 30, 2023 release said the bank planned to return to the rebuilt office in 2024 (Crews Bank and Trust). FDIC records list Englewood Bank and Trust as established April 4, 1988, with an end date of September 22, 2023, and list the Crews Bank and Trust “Englewood Bank Branch” at 1111 S McCall Rd as a current location (FDIC BankFind). Charlotte County’s Major Projects reports for July and August 2026 list a “6,440 sq. ft. bank with 3 drive-thru lanes and associated infrastructure” for Crews Bank and Trust at 1111 S McCall Rd (Charlotte County, Major Projects July 2026), which reads as the rebuild of that office; whether the rebuilt building has opened is information not available at time of publishing.
Charlotte County’s second full renourishment of its part of Manasota Key, at the Englewood end, was approved at the October 27, 2026 commission meeting. Its county page now shows construction from January 1, 2027 to April 30, 2027, while earlier sources said November 23, 2026. Owners of 2,025 parcels in the benefit unit repay $21,877,890 in bonds (Charlotte County).
Charlotte County’s project page says Hurricanes Ian, Nicole, Idalia, Debby, Helene and Milton “caused extensive shoreline erosion on Manasota Key, displacing hundreds of thousands of cubic yards of sand,” and that this is “the 2nd full scale nourishment of the shoreline of Manasota Key,” using the same design template as the 2019/20 project and restoring the dune system at Chadwick Cove Beach Park. Bids were received September 30, and “the contract was approved at the October 27, 2026 Board of County Commissioners meeting.” The design engineer is Coastal Engineering Consultants, Inc. (Charlotte County, Manasota Key Beach Renourishment).
Published sources disagree on the Englewood renourishment dates. Charlotte County’s project page, last updated November 2, 2026, shows a January 1, 2027 start and April 30, 2027 completion. The same page, when updated October 5, 2026, showed a November 23, 2026 start, and a November 9, 2026 trade report also said November 23 (Charlotte County).
| Item | Source A | Source B |
|---|---|---|
| Start | Charlotte County project page, updated 11/02/2026: 01/01/2027 | Same page as updated 10/05/2026: 11/23/2026; DredgeWire, 11/09/2026: “The estimated start date is Nov. 23” |
| Finish | Charlotte County project page: forecast 04/30/2027 | A yoursun.com line quoted by DredgeWire: finish before sea turtle nesting resumes March 1, 2027 |
| Cost | DredgeWire: contract $29,348,880 with Great Lakes Dredge and Dock Company, lowest of four bidders | Englewood Review, January 10, 2026: “a $34.2 million beach restoration project” (may measure the total budget rather than the contract) |
Sources: Charlotte County, Manasota Key Beach Renourishment, DredgeWire, November 9, 2026 and Englewood Review, January 10, 2026. The county page is the official record but still labels the phase “Planning and Project Approval.” Charlotte County Public Works Engineering (941.743.1200) can settle the start date. DredgeWire also reports that the contract includes 400,000 cubic yards for South Beach on Knight and Don Pedro islands, that work runs from the county line south to Don Pedro Island, and a funding split of $8.2 million Florida DEP, $7.6 million FEMA, $1.1 million Florida Division of Emergency Management and $13.8 million county money from tourist development tax and assessments.
The Charlotte County part of Manasota Key at Englewood needs about 590,000 cubic yards of sand, up from an original 400,000 after a June 2026 survey. The county attributes the jump to cold fronts and rip currents, and warned it “could then trigger an increase in next fiscal year’s assessment” (Charlotte County MSBU hearing presentation).
The July 22, 2026 hearing presentation compared this cycle with the first: “3x higher cost,” a “$7.5M funding offset,” and “Higher sand costs add approximately $9M this cycle, despite reduced volume and no hard-bottom mitigation.” It also warned that scaling back “could result in FEMA reducing or withdrawing obligated funding,” and that “A reduced template restoration would invariably mean the next cycle would need to start sooner, potentially before this assessment cycle is paid for” (Charlotte County MSBU hearing presentation). For comparison, the regional 2020 Manasota Key project placed 880,280 cubic yards between Sarasota County R173.4 and Charlotte County R15.3: 578,600 cubic yards in Charlotte County and 301,680 in Sarasota County (Florida DEP, SBMP 2026).
Owners in Charlotte County’s Manasota Key benefit unit at Englewood pay through an MSBU assessment on the tax bill, alongside county subsidy and federal and state grants. The unit has 2,025 parcels, 982 of which also pay a Nearshore Benefit Zone charge, and its bond share is $21,877,890 at 4.90 percent over 8 years (Charlotte County, PFM memo).
| Item (Charlotte County, Manasota Key unit) | Figure |
|---|---|
| Benefit area | 9,600 feet of beachfront from the Sarasota County line to the south boundary of Englewood Beach County Park, across the island to Lemon Bay, including Sandpiper Key |
| Parcels | 2,025 unique parcels: 1,996 residential, 23 commercial, 6 government |
| Nearshore Benefit Zone parcels | 982 |
| Capital cost | $21,877,890 (annual $3,624,296) |
| Maintenance cost | $3,021,095 (annual $377,637) |
| Total | $24,898,985 (annual $4,001,933) |
| Financing | Series 2026 Bonds, total par $43,738,000, of which Manasota Key $21,877,890, 4.90 percent, 8 years |
| Maximum residential rate (no grants) | $1,286.43 per EDU per year |
| Maximum NBZ rate | $234.79 per point per year |
| FY27 proposed residential rate | $259.56 per EDU |
| FY27 proposed NBZ rate | $45.80 per point |
| County subsidy | “$2M/year; $16M per 8-year cycle” |
Sources: Charlotte County MSBU hearing backup with the PFM Group Consulting memo of June 17, 2026 and the hearing presentation. The NBZ factor is “one point for every ten feet of beachfront length and one point for every one-tenth of parcel acreage,” so Gulf-front parcels pay more. The memo notes 29 new NBZ parcels, mostly condominium units newly parceled since 2018. The maximum rates assume no state or federal money and are not the bill. The FY27 proposed rate and its status are covered in the property tax section above: the final figure appears on the 2026 TRIM and November 2026 tax bill.
The hearing presentation shows where each MSBU dollar goes on Manasota Key: 59 percent construction for disaster recovery, 26 percent construction of the full template, 13 percent debt service and 2 percent maintenance and monitoring. Its budget page shows FY27 borrowing of $21,877,890, FY27 FEMA funding of $7,099,166, a state hurricane grant of $796,245, and a county subsidy of $1,480,000 a year (Charlotte County MSBU hearing presentation). The page also notes FEMA obligations of $6,754,977 and “FEMA increased by $6.1M since March 17.”
Charlotte County says the U.S. Army Corps of Engineers requires “perpetual easements for construction and public access from all individual property owners” along a federal coastal storm risk project. The county calls that a risk to a pending federal Manasota Key project, which could affect Gulf-front owners at the Englewood end (Charlotte County Federal Agenda).
The same agenda gives the history: the Corps completed a Chief of Engineers report on June 29, 1981 for “beach erosion control improvements along 3.9 miles beginning at Stump Pass and extending northward to the Sarasota County Line,” and “in 1981, the Charlotte County Board of County Commissioners withdrew support for the project.” Congress funded a new study with $500,000 in FY2023 and $500,000 more in FY24 and FY25, and “The Corps hopes to complete the Chief of Engineers report in June 2027,” after which the project could be authorized through a Water Resources Development Act, “hopefully to be passed in 2028” (Charlotte County 2026 Federal Legislative Agenda). Florida DEP’s plan adds that the Corps began the Charlotte County Coastal Storm Risk Management feasibility study in June 2024, with a draft expected in June 2026 for a 30-day comment period; whether it was released is information not available at time of publishing (Florida DEP, SBMP 2026). A buyer of a Charlotte-side Gulf-front parcel can ask the seller and the title company whether any easement has been requested or recorded. The county also opposes FEMA proposals to deny public assistance for “non-critical facilities, including beach nourishment projects,” which shows the federal dollars behind the current rates are not guaranteed.
Englewood’s Sarasota County part of Manasota Key has its own beach restoration benefit district, Manasota Key Beach Restoration (code I051), created in 2020. Its current per-parcel rate and a post-Milton Sarasota renourishment schedule were not found in readable public documents, so both are information not available at time of publishing (Sarasota County Tax Collector).
The Sarasota County Tax Collector’s non-ad valorem page lists “Manasota Beach Restoration” with contact 941.861.5000 (Sarasota County Tax Collector, non-ad valorem). Sarasota County Commission minutes record the district’s creation through Ordinance 2020-057 and Resolution 2020-281, and its initial rate through Resolution 2021-093 (Sarasota County BCC minutes). Florida DEP’s August 2026 plan says the next full Manasota Key nourishment is “tentatively scheduled for 2026/2027,” that Sarasota County had erosional hotspots between R173 and R175 in 2025 “and the project is in need to be nourished,” and that about 8.3 miles of the key are critically eroded, 4.5 miles in Sarasota County and 3.8 miles in Charlotte County, “that includes Englewood Beach and the Stump Pass Beach State Park” (Florida DEP, SBMP 2026). The Charlotte County MSBU budget carried a “Sarasota Reimbursement” line of $18,733 in FY25, reflecting the shared 2020 project. Sarasota County’s beach program and the Tax Collector’s non-ad valorem desk are the offices to ask about a Sarasota-side parcel.
Stump Pass, at the Englewood end of Manasota Key in Charlotte County, is maintained through a separate county taxing unit levied as millage: 0.1978 mills in both FY2026 and FY2027. The county’s adopted capital plan shows the next major Stump Pass maintenance dredge in FY2029, at $4,436 thousand that year (Charlotte County).
The Stump Pass Beach Dredging MSTU budget estimates appraised value in the unit at $11,287,364,994 for FY2026 and $12,416,101,493 for FY2027, which means the taxing area is far wider than the inlet neighborhood; which Englewood parcels pay it is information not available at time of publishing because the unit map was not read (Charlotte County, Stump Pass MSTU budget). Florida DEP’s Stump Pass Inlet Management Plan, adopted June 29, 2016, calls for completing a terminal groin on Manasota Key at about R21.2 and for regular sand bypassing (Florida DEP, Stump Pass IMP); the state’s 2026 plan records that groin as completed in June 2017 and the pass as dredged again in June 2022 “with over 200,000 cy placed both north and south of the pass” (Florida DEP, SBMP 2026). The state plan is internally inconsistent about 2025 sand placement, citing 182,000 cubic yards in one place and 109,000 in another; the FDEP Beaches, Inlets and Ports Program (850-245-7696) or Charlotte County Public Works (941.743.1200) can reconcile it.
From Englewood, boats reach the Gulf by running Lemon Bay, the shallow lagoon that carries the Gulf Intracoastal Waterway, south to Stump Pass at the tip of Manasota Key in Charlotte County. NOAA warns that the pass shifts often and should be run only with local knowledge. Two Lemon Bay drawbridges have 26 feet of closed clearance (NOAA Coast Pilot 5).
Lemon Bay is the water that defines Englewood. The U.S. Coast Pilot, the federal sailing directions published by NOAA’s Office of Coast Survey, describes it plainly: “Lemon Bay is a shallow lagoon that extends 15 miles northwest behind the barrier beach from the head of Placida Harbor to Alligator Creek. There are numerous marinas and service facilities along both sides of Lemon Bay between The Cutoff and Alligator Creek.” The Intracoastal Waterway enters The Cutoff, a narrow shallow pass joining Placida Harbor with Lemon Bay, at Mile 37.4, and the Coast Pilot places “Stump Pass, near the south end of Lemon Bay southwest of Mile 41.0” (NOAA Coast Pilot 5, Chapter 12, edition dated November 8, 2026).
The same chapter orients the shoreline around Englewood itself. “Englewood Beach is on the west side of the bay just south of the bridge,” and “Englewood is on the east side of the bay about 1.5 miles north of State Route 776 highway bridge. A boat basin and marina are here,” with a lift rated to 50 tons. Rock Creek, which the Coast Pilot also calls Ainger Creek, “is about 2 miles north of Stump Pass on the east side of Lemon Bay northeast of Mile 42.8,” with marinas on either side of the creek below the road bridge offering berths, electricity, water, gasoline, launching ramps and a 15-ton forklift (NOAA Coast Pilot 5). The depths the Coast Pilot quotes for these basins are historical reported figures from 2002 and 2005, not current soundings, so this page does not repeat them. Ask a marina or a licensed captain for today’s controlling depth before you commit to a slip.
For a buyer, the practical reading is simple. A canal or bayfront home in Englewood reaches the Gulf through Lemon Bay and an inlet, and the inlet at Englewood’s own south end is Stump Pass in Charlotte County (NOAA Coast Pilot 5, Chapter 4). The run time or distance from any one canal system to the pass was not measured in the public records checked for this page, so walk the route on a chart, or better, run it with the seller or a local captain before you write an offer on a home you are buying for the boating.
Boats moving along Lemon Bay past Englewood pass under two drawbridges, the State Route 776 bridge to Englewood Beach and the Manasota Beach bridge, each with 26 feet of vertical clearance when closed, and a fixed overhead power cable with 88 feet of clearance. Up Ainger Creek, a fixed highway bridge limits clearance to 9 feet (NOAA Coast Pilot 5).
The Coast Pilot’s bridge table is the only clearance source this page relies on. Its footnote says vertical clearance is “measured at Mean High Water,” which means a falling tide gives you a little more room and a storm surge gives you less (NOAA Coast Pilot 5).
| Structure (Coast Pilot name) | ICW statute mile | Water | Horizontal clearance (ft) | Vertical clearance closed, at MHW (ft) | Connects |
|---|---|---|---|---|---|
| Boca Grande Causeway Bridge (swing) | 34.3 | Gasparilla Sound | 80 | 22 | Placida to Gasparilla Island |
| State Route 776 (bascule) | 43.5 | Lemon Bay | 86 | 26 | Englewood to Manasota Key |
| Manasota Beach Highway Bridge (bascule) | 49.9 | Lemon Bay | 90 | 26 | Manasota to Manasota Key |
| Overhead power cable | 49.9 | Lemon Bay | not applicable | 88 | Manasota to Manasota Key |
| State Route 45 Bridge (bascule) | 54.9 | IWW landcut | 90 | 25 | Venice area |
| Venice Avenue Bridge (bascule) | 56.6 | Hatchett Creek | 90 | 30 | Venice |
Source: NOAA U.S. Coast Pilot 5, Chapter 12, edition dated November 8, 2026.
Both Manasota Key road bridges are drawbridges, so a vessel that needs more than 26 feet of air draft waits for an opening to transit Lemon Bay along the Intracoastal past Englewood. The Coast Pilot assigns both bridges to the general federal drawbridge rules (33 CFR 117.1 to 117.49) rather than a special published schedule. The 88-foot power cable at Mile 49.9 is the fixed vertical limit at the north end of Lemon Bay. Other clearance figures for the SR 776 bridge circulate online; the NOAA figure, measured at mean high water, is the one to plan around (NOAA Coast Pilot 5).
Ainger Creek is the tighter constraint for many Charlotte County Englewood addresses east of the bay. The Coast Pilot says: “A highway bridge with a 27-foot fixed span and a clearance of 9 feet crosses the creek about 0.4 mile above the mouth.” Any boat kept or launched above that bridge has to clear 9 feet at mean high water to reach Lemon Bay. Charlotte County’s Ainger Creek Bridge on CR 775, built in 1981, finished an emergency repair for spalled concrete with actual completion on 10/13/2026, at a construction cost of $257,643.23 paid from gas tax (Charlotte County, Ainger Creek Bridge emergency repair).
Canal-by-canal clearances inside Englewood Isles, Oyster Creek and Englewood East were not published in any record checked for this page. If a home’s listing promises “Gulf access,” ask which bridges sit between the dock and Lemon Bay and what each one clears, and measure your boat’s air draft with the T-top, antennas and outriggers up.
Stump Pass is Englewood’s own inlet to the Gulf, between Knight Island and Manasota Key in Charlotte County, but NOAA says the channel “is subject to frequent change and should not be attempted without local knowledge.” A private light at the approach carries a daymark reading “Danger Navigate with Local Knowledge Only” (NOAA Coast Pilot 5, Chapter 4).
The full Coast Pilot entry reads: “Stump Pass, 6 miles north of Gasparilla Pass, between Knight Island and Manasota Key, affords passage from the Gulf into the south end of Lemon Bay and the Intracoastal Waterway.” The pass has a long and restless history. Florida’s draft unit management plan for Stump Pass Beach State Park records that a 1910 hurricane moved the inlet about 6,500 feet south, that hurricanes in 1944 and 1947 breached the south end of the key, and that “Stump Pass was a natural inlet until a navigation channel was first dredged in 1980” (Florida DEP, Stump Pass Beach State Park draft management plan).
Since then the channel has been dredged on a cycle and the sand reused on nearby beaches. The plan lists a 2003 permit (No. 0194790-001-JC), a 2006 dredge that backpassed 148,000 cubic yards to Manasota Key, a 2011 post-storm project that placed 156,000 cubic yards on the Manasota Key beach, and a permeable rock groin at the park’s south end in 2017. “As of 2026, this structure, along with beach nourishment, appeared to be working as park beaches to the north experienced several hundred feet of accretion.” The plan also states that “Charlotte County currently holds multi-year permits from DEP and USACE for maintenance dredging of Stump Pass and sand placement within the park under the Charlotte County Erosion Control Project” (Florida DEP draft plan).
The most recent dredge described in the research was the 2022 maintenance project, reported by the trade publication DredgeWire as a “$2.2 million maintenance dredging project” by Atlantic and Gulf Dredging and Marine that straightened the channel and dredged it to a navigable depth of 5 feet. The same report credits the “permeable 400-foot-long rock groin,” built in 2017, with extending the dredging cycle “from three-year cycles to four years or longer” (DredgeWire, March 2, 2022). After Hurricane Idalia, a survey presented to Charlotte County’s Beaches and Shores Advisory Committee on January 4, 2024 showed an outer-channel minimum restricted depth of 7.7 feet NAVD88 (6.4 feet MLW) (Charlotte County, Coastal Engineering Consultants presentation). Those figures are snapshots, not a promise of today’s depth.
Who pays? Charlotte County’s Stump Pass Dredging unit exists to “provide for the nourishment, re-nourishment and prevention of erosion of the beaches located within the unit,” funded by assessments within the unit and tied to the Charlotte County Erosion Control Project, under ordinance ORD-2003-026 as amended by ORD2017-049 (Charlotte County, Stump Pass Dredging unit). If you are buying in a Charlotte County taxing unit that includes Stump Pass, the assessment appears on the tax bill; the property tax section of this page covers how to read it.
Hurricane Milton’s surge in October 2024 cut a new inlet through the south end of Manasota Key inside Stump Pass Beach State Park, in Charlotte County. Boats used it as a Gulf shortcut through 2025, but by late February 2026 a shoal blocked powerboats, and a November 2026 report says the pass “has mainly remained closed” (DredgeWire).
The Lemon Bay Conservancy documented the pass closely. Its March 2, 2026 article reports that Milton’s surge “cut off the then-southern end of Manasota Key and created a new inlet” west of mangrove-covered Peterson Island, that powerboats used the “deep and swift channel” as a shortcut through 2025 and into early January 2026, and that by late February 2026 there was “a shoal or sandbar along the western passage to the Gulf preventing powerboat ingress and egress,” with walk-wade conditions at low tide and the eastern “Ski Alley” path also filling. On the question of who would close it, the article says: “Exactly who was going to do that, and how, and with what funding, was never clear” (Lemon Bay Conservancy, March 2, 2026).
The sources disagree about permanence, so here are both sides with their dates. The Englewood Review reported on January 10, 2026 that the pass was “about 10 feet deep at its center and will not close on its own,” and that Charlotte County officials said “they don’t want two passes competing for the same stretch of Manasota Key,” with consultants aiming to keep Stump Pass as the main navigation channel (Englewood Review, January 10, 2026). The state’s own draft park plan says the pass opened “approximately 500 feet wide,” then narrowed to “approximately 100 feet in width. Eventually, the pass will naturally fill in” (Florida DEP draft plan). The later reports point toward closure. A state order or permit deciding the pass’s future was not found: information not available at time of publishing.
Most of Lemon Bay off Englewood is a year-round Slow Speed manatee zone under Florida rule 68C-22, F.A.C. On the Charlotte County side, the marked Intracoastal channel allows 25 MPH; on the Sarasota County side, Forked Creek is Idle Speed. None of the Lemon Bay zones are seasonal (Florida Fish and Wildlife Conservation Commission).
The Florida Fish and Wildlife Conservation Commission sets manatee speed and operation rules, which “appear in Chapter 68C-22 of the Florida Administrative Code (FAC).” Local governments may create zones by ordinance with FWC approval, but those cannot include the main marked Intracoastal channel or waters within 100 feet of it (FWC manatee protection zones).
| County side | Rule | Zone | Where |
|---|---|---|---|
| Charlotte County | 68C-22.015 | Slow Speed, all year | “All waters of Lemon Bay south of the Sarasota/Charlotte County line, north of the Boca Grande Causeway, and west of State Road (SR) 775,” excluding the marked Stump Pass channel and the “Ski Alley” waterway, among other exclusions |
| Charlotte County | 68C-22.015 | 25 MPH, all year | The ICW channel south of the county line and north of the Boca Grande Causeway, plus the marked channel in North Stump Pass |
| Sarasota County | 68C-22.026 | Slow Speed, all year | Lemon Bay southeast of a line through Red Marker “52” down to the county line, “except as otherwise designated” |
| Sarasota County | 68C-22.026 | Idle Speed | “All waters of Forked Creek east of its confluence with Lemon Bay,” including Waterford Canal, Windsor Canal, Greenlawn Channel, Fairview Channel and North Branch |
| Sarasota County | 68C-22.026 | Maximum 25 MPH | The main marked ICW channel in North, Central and South Lemon Bay, with segment breaks at the Manasota Beach Bridge (County Road 774) and Green Marker “39” |
Sources: rule text as reproduced by Cornell’s Legal Information Institute for 68C-22.015 (Charlotte County) and 68C-22.026 (Sarasota County).
The practical effect for a Charlotte County Englewood dock: a boat leaving a canal or dock outside the marked Intracoastal and Stump Pass channels is in a year-round Slow Speed zone until it reaches the channel. For a Forked Creek address in Sarasota County, the whole creek is Idle Speed (68C-22.026). Rules change, so check the posted signs and FWC’s current maps before you run.
The Lemon Bay Aquatic Preserve is a 7,227-acre state preserve, established in July 1986, covering Lemon Bay in both Sarasota and Charlotte counties along Englewood’s shoreline. It carries Outstanding Florida Waterbody status, its waters “rarely exceed 6 feet in depth,” and damaging seagrass can bring a fine of up to $1,000 (Florida Aquatic Preserves).
The preserve’s page describes it as “the smallest of the five aquatic preserves that make up Charlotte Harbor Aquatic Preserves,” fed by seven tributaries, and lists seagrass beds, oyster reefs, mangroves, saltmarsh, tidal wetlands and bird rookeries as its habitats. Shoal grass, manatee grass and turtle grass are the named seagrasses. Wildlife includes Florida manatees, bottlenose dolphins and loggerhead sea turtles, and “More than 200 species of fish can be found in Lemon Bay,” including redfish, tarpon, snook and smalltooth sawfish. The waters are “Class II, conditional for shellfish harvesting” (Florida Aquatic Preserves, Lemon Bay).
The boating rule printed on the page is direct: “Seagrass is protected within aquatic preserves; avoid shallow waters and raise motor if over seagrass” (Florida Aquatic Preserves). For a property owner, the preserve matters beyond the fishing. Dock, seawall and dredge work on Lemon Bay frontage is permitted against aquatic preserve and Outstanding Florida Waterbody standards, so a buyer planning a new dock or lift on a bayfront Englewood lot should confirm permit feasibility with the Florida Department of Environmental Protection and the county before closing.
Charlotte County runs the public ramps at Ainger Creek Park and Lemon Bay Sunrise Rotary Park on the Englewood side of Lemon Bay, and Sarasota County runs ramps at Indian Mound Park and Manasota Beach Park. Ainger Creek Park’s ramp is scheduled for a full replacement, with construction estimated for 2027 and all park amenities closed during the work (Charlotte County).
| Ramp or launch | County | Address as printed | Hours or status | Source |
|---|---|---|---|---|
| Ainger Creek Park | Charlotte | 2011 Placida Road, Englewood 34224 | Ramp listed 24 hours; fishing piers closed; replacement construction estimated 01/01/2027 to 07/31/2027 | Charlotte County park hours sheet, park page |
| Lemon Bay Sunrise Rotary Park | Charlotte | 1000 S McCall Road, Englewood | Ramp listed 24 hours; boarding piers and the floating ADA kayak and canoe launch storm-damaged | Park hours sheet, recovery page |
| Indian Mound Park | Sarasota | 210 Winson Ave., Englewood 34223 | Boat ramp with Lemon Bay and Gulf access, canoe and kayak launch | Trail of Florida’s Indian Heritage |
| Manasota Beach Park | Sarasota | 8570 Manasota Key Road, Englewood 34223 | Boat ramp (motorized and non-motorized); park hours 6 a.m. to 10 p.m. | Sarasota County facility directory |
The Ainger Creek project is the one to watch if you plan to trailer a boat from the Charlotte County side. The county’s replacement plan relocates the ramp “to shorten loading wait times,” expands vehicle and trailer parking, adds a pre-manufactured restroom, living seawall panels and dredged channels. The design budget is $176,590 and the construction budget line is $4,416,000, yet the same page reports that “All bids came in over the $3,000,000 construction budget.” Four contractors bid on October 21, 2026, and a budget adjustment request goes to the Board of County Commissioners on November 24, 2026. Construction is estimated from 01/01/2027 to 07/31/2027, with closeout to 12/31/2027, and “During construction all park amenities will be closed” (Charlotte County, Ainger Creek Boat Ramp Replacement). The page carries two different construction budget figures; both are printed here as the county printed them.
Separately, Ainger Creek Park has a FEMA-funded storm recovery budget of $2,093,358.00 for seawall displacement and subsidence, damaged piers, ramp rip rap and storm fill pushed into the waterway; piers and erosion work are forecast complete 10/15/2027 alongside the capital project (Charlotte County, Ainger Creek Park recovery). In plain terms, the main Charlotte County public ramp on the Englewood side of Lemon Bay is expected to be closed for much of 2027. A current lane count for the ramp was not found in a county record: information not available at time of publishing.
Private marinas fill out the picture. The Coast Pilot describes marinas on both sides of Ainger Creek below the bridge with berths, fuel, launching ramps and a 15-ton forklift, and a boat basin and marina on the Englewood shore north of the SR 776 bridge with a 50-ton lift (NOAA Coast Pilot 5). Slip availability, rack storage and pricing change with the season and are not published in any public record checked here; call the marinas directly.
Englewood’s Gulf beaches are on Manasota Key: Englewood Beach at Chadwick Park and Stump Pass Beach State Park on the Charlotte County end, and Manasota Beach and Blind Pass on the Sarasota County end. Mainland parks line Lemon Bay, from Indian Mound Park in Sarasota County to Ainger Creek and Cedar Point in Charlotte County (Charlotte County beaches).
The county line runs across Manasota Key, so the beach you walk to depends on which end of the key you are on. The northern part of the key is Sarasota County; the southern part, including Englewood Beach and Stump Pass, is Charlotte County. Each county runs its own parks, parking rules and beach programs (Charlotte County, Manasota Key renourishment). The table below lists the main public beaches and parks with the status the research could confirm, and the sections after it give the detail.
| Beach or park | County | Address as printed | What is there | Status as of November 2026 |
|---|---|---|---|---|
| Englewood Beach at Chadwick Park | Charlotte | 2100 N Beach Road, Englewood 34223 | 12.67-acre Gulf beach park, built 2001 | Parking lot reopened; boardwalk, piers and pavilions in design and permitting to 2030 |
| Stump Pass Beach State Park | Charlotte (Florida State Parks) | South end of Manasota Key | Natural area along the southernmost mile of Manasota Key | Hours and fee not confirmed for this page |
| Manasota Beach Park | Sarasota | 8570 Manasota Key Road, Englewood 34223 | Beach, boat ramp, picnic shelter, restroom, lifeguard listed | Park hours 6 a.m. to 10 p.m. |
| Blind Pass Beach | Sarasota | Manasota Key Road | Gulf beach on the Sarasota side of the key | Current amenity status not confirmed |
| Indian Mound Park | Sarasota | 210 Winson Ave., Englewood 34223 | Lemon Bay bayfront park, boat ramp, archaeological site | Listed as a year-round free park |
| Englewood Sports Complex | Sarasota | 1300 S River Rd, Englewood 34223 | 136-acre sports complex | Listed by the county tourism bureau |
| Ann and Chuck Dever Regional Park | Charlotte | 6961 San Casa Drive, Englewood 34224 | Regional park and recreation center | Listed without a closure note |
| Tringali Park | Charlotte | 3460 N Access Road, Englewood 34224 | Recreation center, beach shuttle stop | Pavilion under construction to 11/30/2026 |
| Lemon Bay Sunrise Rotary Park | Charlotte | 1000 S McCall Road, Englewood | Bayfront park, ramp, kayak launch | Partly complete; some work to 2030 |
| Ainger Creek Park | Charlotte | 2011 Placida Road, Englewood 34224 | Ramp, canoe and kayak, fishing | Ramp replacement planned for 2027 |
| Cedar Point Environmental Park | Charlotte | 2300 Placida Road, Englewood 34224 | Environmental park, conference center | Pier replacement estimated 12/15/2026 to 4/30/2027 |
| Oyster Creek Environmental Park | Charlotte | 2333 Placida Road, Englewood 34224 | Environmental park | Park hours 6 a.m. to 9 p.m. |
| Englewood East Park | Charlotte | 11120 Sunnydale Avenue, Englewood 34224 | Neighborhood park, playground | All listed recovery items complete |
Sources: Charlotte County park hours sheet, Charlotte County recreation centers, Sarasota County facility directory, Manasota Beach Park, Visit Sarasota, Englewood Sports Complex, Trail of Florida’s Indian Heritage, and the Charlotte County recovery pages linked in each section below.
Englewood Beach at Chadwick Park is Charlotte County’s Gulf beach in Englewood, at 2100 N Beach Road on Manasota Key. The parking lot has reopened and the county charges 75 cents per hour to park, but the 900-foot boardwalk, piers and pavilions are still in design and permitting, with county completion estimates running to 2030 (Charlotte County).
The county’s park page describes a 12.67-acre park built in 2001 and funded by 1998 and 2002 sales tax and impact fees. It still lists the 900-foot boardwalk with three covered lookouts, restrooms, showers, volleyball and basketball, a playground, four small shelters, three large pavilions, a fishing pier and beach wheelchairs. The same page says “The parking lot at Englewood Beach has reopened,” that the southern entrance reopened April 2, 2025 for pedestrian beach access, and that “Parking spaces are limited” (Charlotte County, Englewood Beach at Chadwick Park). That amenity list is older than the storm damage, so read it alongside the recovery page.
Charlotte County’s recovery page, last updated 11/02/2026, shows where the rebuild stands after Hurricanes Ian and Milton. Its own summary: “Storm damage from multiple events severely impacted park and recreational facilities, with many structures buried in sand or inundated with water.”
| Element | Status | Estimated window |
|---|---|---|
| Signage, fencing, park amenities, playground, buildings, parking lot and pavement | Complete | |
| Pavilions | Design and permitting | 8/11/2025 to 8/11/2030 |
| Sidewalks, boardwalks, piers and dock | Design and permitting | 8/11/2025 to 8/1/2030 |
| Lighting | Pending FEMA | |
| Equipment | Pending insurance | |
| Erosion | Planning | 9/1/2026 to 5/1/2027 |
Total budget: $8,493,550.00, funded by FEMA Public Assistance and insurance (Charlotte County, Englewood Beach and Chadwick Park recovery).
Parking and access rules come from the county beaches page: “Englewood Beach at Chadwick Park is a pay-to-park facility (75 cents/hour),” beach hours run 6 a.m. to 9 p.m., annual passes are sold at any county recreation center or the Tax Collector, and “Dogs are not permitted on beaches or fishing piers per County Ordinance” (Charlotte County beaches). Earlier in 2026, some summaries said the county had suspended beach parking fees; the county parking page that carried that notice no longer loads, and the live beaches page lists the hourly fee with no suspension, so plan on paying. For a parking alternative, Charlotte County Transit runs a free park-and-ride from Tringali Park, 3460 N. Access Road, from 10 a.m. to 4 p.m. Monday to Saturday, at the top and bottom of each hour (Charlotte County, Englewood Beach at Chadwick Park).
Two more capital projects touch the park. The Chadwick Park Seawall Replacement has a $222,000 design budget from the Capital Maintenance Program and sits in planning and approval from 09/22/2026 to 08/03/2027 (Charlotte County, Chadwick Park seawall). The Manasota Key Sidewalk, Lighting and Landscaping project would add an 8-foot sidewalk on the west side and decorative lighting along N. Beach Road from the north entrance of the beach parking lot to the Sarasota County line, at a total of $3,847,640.00 ($447,640.00 design, $3,400,000.00 construction), funded by the Manasota Key Street and Drainage MSTU. It was delayed to assess conditions after Helene and Milton, and revised 30% plans have been reviewed with 60% plans next (Charlotte County, Manasota Key sidewalk project). The beach renourishment that will rebuild the sand in front of the park in 2027 is covered in the renourishment section of this page.
Stump Pass Beach State Park protects “the remaining natural areas along the southernmost mile of Manasota Key, including adjacent Peterson Island and Whidden Key,” in Charlotte County. The state’s draft management plan gives the park’s size as 211.24 acres. Some published descriptions give 247 acres; this page uses the plan figure (Florida DEP draft management plan).
The draft plan breaks the park down by natural community: beach dune 3.52 acres, coastal strand 41.20, maritime hammock 60.52, mangrove swamp 72.76, estuarine unconsolidated substrate 10.50, marine unconsolidated substrate 14.04, developed 1.08 and invasive exotic monoculture 7.62. The land was acquired May 10, 1971 with Land Acquisition Trust Fund and federal Land and Water Conservation Fund grants and is leased to the Division of Recreation and Parks under 99-year Lease No. 2545, which expires May 4, 2070. The park is adjacent to the Lemon Bay Aquatic Preserve (Florida DEP draft plan).
It is a nesting beach. The plan records 249 loggerhead nests, two green and one Kemp’s ridley in the 2018 season, and 162 loggerhead, two green and one Kemp’s ridley in 2019, and says the park delineates nearly four acres of shorebird nesting areas each year. The shoreline is “considered critically eroded (DEP 2024).” Hurricanes Helene and Milton left sand up to 5 feet deep in parking areas and roadways with substantial vegetation loss, and the plan lists revegetating dunes and reconstructing “safe and organized parking” among its planned actions (Florida DEP draft plan). The Florida State Parks page for current hours and entrance fees could not be read for this page, so the park’s hours and fee are information not available at time of publishing; check with Florida State Parks before you go.
Manasota Beach Park, at 8570 Manasota Key Road on the Sarasota County end of the key, is open 6 a.m. to 10 p.m. and lists beach access, a motorized and non-motorized boat ramp, fishing, grills, a lifeguard, a picnic shelter, restrooms and swimming. Blind Pass Beach sits farther south on the same road, which has been running on a temporary storm repair since January 2026 (Sarasota County).
Manasota Key Road is the only road to the Sarasota County beaches and homes on the key, and its recent history matters to anyone buying there. WGCU reported on January 12, 2026 that “Sarasota County Capital Projects has made temporary repairs to Manasota Key Road, approximately 2,000 feet north of Blind Pass Park,” after the Helene and Milton surge washed it out; the county directed a temporary road in March 2025 while a permanent road goes through design and permitting (WGCU, January 12, 2026). FOX 13 put the temporary emergency repair at “just more than $2 million” and noted the road “has washed out multiple times since 2017” (FOX 13, January 13, 2026). On October 12, 2026, WWSB reported that rough surf and high water had again put “thick sand and debris” on the road, “particularly near Blind Pass Beach and Middle Beach,” and that crews cleared it over a weekend (WWSB ABC7, October 12, 2026).
Sarasota County’s own beach park pages could not be read for this page, so current amenity status, restroom availability and hours at Blind Pass Beach are information not available at time of publishing. Check with Sarasota County Parks before a visit, and expect conditions on the Sarasota end of Manasota Key to change after any strong onshore wind event.
Indian Mound Park, also known as Paulsen Point, is a Sarasota County bayfront park on Lemon Bay at 210 Winson Ave. on the Englewood mainland. It is not a Gulf beach. It has a boat ramp with Lemon Bay and Gulf access, a canoe and kayak launch, shoreline fishing, a picnic shelter, restrooms and paved trails, and it is listed as a year-round free park (Trail of Florida’s Indian Heritage).
The park is also one of Englewood’s most important archaeological sites. The heritage trail’s page says the site was occupied from about 1000 BC to AD 1350, mostly by people of the Manasota Culture; excavations in the 1960s recovered nearly 30,000 pottery sherds, a 1971 report documented the site, and the shell midden is “generally well preserved.” There is no burial mound (Trail of Florida’s Indian Heritage).
The park is getting bigger. Sarasota County bought the neighboring lot at 200 Winson Ave., about 0.48 acres with roughly 105 feet of Lemon Bay shoreline, for $750,000, closing Dec. 18, 2025. The house and dock on that lot “were severely damaged by hurricanes Helene and Milton,” the home is to be demolished, and parking, picnic shelters and water access are possible pending a concept plan. The purchase was funded by the voter-approved Neighborhood Parkland Acquisition Program (Business Observer, January 20, 2026). Indian Mound Park is also the venue for the Pioneer Days Cardboard Boat Races, covered in the civic section below.
Englewood’s large recreation sites split by county. The Englewood Sports Complex at 1300 S River Rd is a 136-acre Sarasota County facility with ball fields, tennis and 18 pickleball courts. On the Charlotte County side, Ann and Chuck Dever Regional Park on San Casa Drive and Tringali Park on North Access Road each have a county recreation center (Visit Sarasota).
Visit Sarasota, the county tourism bureau’s sports site, lists the Englewood Sports Complex with six little league fields, two senior softball fields, four soccer fields, four tennis courts, 18 pickleball courts, two playgrounds, a picnic shelter, two indoor meeting rooms, an 11,000 sq ft multipurpose gymnasium, a locker room with showers, hiking trails and a concession stand (Visit Sarasota, Englewood Sports Complex). Other directories list a lower pickleball court count; the tourism bureau figure is used here. Lemon Bay Park and Environmental Center is another Sarasota County park on the bay; its current hours and post-storm status were not confirmed for this page, so they are information not available at time of publishing.
Charlotte County’s recreation centers page lists Ann and Chuck Dever Regional Park at 6961 San Casa Drive and Tringali Park at 3460 North Access Road, both in Englewood 34224, each with an activity calendar, and neither carries a closure note (Charlotte County recreation centers). Tringali took storm damage to its recreation center gym floor insulation and upper drywall, “though it continues to serve as a FEMA Disaster Recovery Center”; signage, fencing, park amenities, sidewalks and trails are complete, the pavilion is in construction with an estimated window of 3/16/2026 to 11/30/2026, and the total budget is $673,356.00 (Charlotte County, Tringali Park recovery). The Englewood Charlotte Public Library sits next door at 3450 North Access Road.
Charlotte County runs a string of smaller bayfront and environmental parks in Englewood: Lemon Bay Sunrise Rotary Park, Ainger Creek Park, Cedar Point Environmental Park, Oyster Creek Environmental Park and Englewood East Park. All post park hours of 6 a.m. to 9 p.m., and several are still in post-storm rebuilding, with some work dated to 2030 (Charlotte County park hours).
Lemon Bay Sunrise Rotary Park took damage from multiple hurricanes to playgrounds, amenities, boarding piers, sidewalks, the floating ADA kayak and canoe launch, the restroom building, lighting and fencing; the floating launch and a pedestrian bridge need replacement. Equipment, playground, signage, park amenities, fencing and erosion work are complete. The restroom building is in planning from 6/2/2025 to 1/20/2027, sidewalks, boardwalks, piers and dock are in design and permitting from 11/10/2025 to 11/10/2030, and lighting and pavilions are in planning to 11/10/2030. The total budget is $1,724,500.00 (Charlotte County, Lemon Bay Sunrise Rotary Park recovery).
Cedar Point Environmental Park, at 2300 Placida Road, lost an approximately 140 sq ft timber and composite fishing pier entirely and had roof damage to its conference center from a fallen tree; amenities, signage, fencing and buildings are complete, with a recovery budget of $45,353.66 (Charlotte County, Cedar Point recovery). A separate Cedar Point Pier Replacement, with an “enhanced design for seagrass wading tours,” has bids under review for award, a total budget of $341,540.00 and construction estimated from 12/15/2026 to 4/30/2027 (Charlotte County, Cedar Point Pier Replacement).
Englewood East Park, at 11120 Sunnydale Ave. in the Englewood East grid, had its restroom roofs and playground repaired; buildings, park amenities and playground are all marked complete, on a budget of $54,482.00 (Charlotte County, Englewood East Park recovery). Oyster Creek Environmental Park at 2333 Placida Road rounds out the list, with no pier or ramp on the county hours sheet (Charlotte County park hours).
Dearborn Street is the historic main street of old Englewood, on the Sarasota County side of the community. West Dearborn Street, known as Old Englewood Village, holds the Lemon Bay Playhouse, Pioneer Plaza, the Thursday farmers market, restaurants and shops, all inside Sarasota County’s Englewood Community Redevelopment Area, which runs until 2029 (Sarasota County Englewood CRA Plan).
Englewood grew up around Lemon Bay long before Dearborn Street had a plan. Sarasota County’s CRA page notes that an 1897 directory of the Lemon Bay area counted a population of 86, that the 1910 federal census found 75 permanent residents, and that in 1927 “a bridge was built across Lemon Bay, joining Manasota Key and the Gulf beaches with the mainland.” By 1960, two mail carriers served 2,864 residents (Sarasota County, Englewood CRA). Dearborn Street was the commercial spine of that settlement, and it is the reason the Sarasota side of Englewood still has a walkable downtown when most of the surrounding area is built around cars.
The Englewood Community Redevelopment Area covers only the Sarasota County part of Englewood. Sarasota County established it on March 31, 1998, adopted the Englewood Redevelopment Plan on December 14, 1999, and set up a trust fund that has paid for Dearborn Street’s streetscape. The CRA Plan says the district is limited to 30 years, “until Year 2029” (Sarasota County).
The county page names the trust fund ordinance as “Ordinance No. 99-08K5,” while the 2024 CRA Plan writes “Ordinance No. 99-085”; both are quoted here as printed. The plan spells out the sunset: “Ordinance No. 99-085, however, limits the timeframe of the Englewood CRA to 30 years from the original adoption date, or until Year 2029. Furthermore, the ordinance states that no additional debt or bonding supported by the tax increment finance can be incurred after 20 years from the original adoption date.” After that, the plan says, projects need “other funding mechanisms … such as special assessments, state or federal grants, the Sarasota County Community Reinvestment Program or ‘pay as you go’ projects” (Englewood CRA Plan 2024).
The plan flags open questions tied to that date. On the plaza: “discussions need to occur as to who and how the Dearborn Street Plaza will be operated when the CRA expires in 2029. The Olde Englewood Village Association is interested in overseeing the rental/use of the property.” The plaza project itself is marked COMPLETED, with CRA staff managing the property and event reservations. A Main Street program has “$30,000 seed money from CRA beginning 2022 and running through 2029 with matching funds,” with a 2024 status of “not started” (Englewood CRA Plan 2024).
The CRA also paid for infrastructure that buyers never see. A Low Impact Design cistern and bio-swale system serving Dearborn Street was completed in August 2014, and the CRA “borrowed $4.5 million dollars” with annual payments of approximately $488,425 until 2023, backed by a Southwest Florida Water Management District matching grant (Englewood CRA Plan 2024).
Dearborn Street’s business district is governed by Sarasota County’s Main Street Overlay District, a zoning tool the CRA created, which encourages mixed-use buildings with homes above or behind shops, allows upper-story and multifamily residential in mixed-use development at 25 units per acre in the Central Business District, and expressly prohibits gas stations and drive-through restaurants (Sarasota County Code extract, section 124-102).
The code extract describes the Main Street Overlay District, “formerly the ‘Englewood Business District’,” as “intended to be an active pedestrian area … Mixed use developments incorporating residential dwellings above or behind shops are especially encouraged … Automotive-oriented uses (i.e., gas stations or drive-through restaurants) are expressly prohibited in the MSOD.” Added permitted uses include bed and breakfasts in existing buildings of residential character, an outdoor farmers market limited to two consecutive days in any week between 7:00 a.m. and 7:00 p.m., indoor vehicle display, outdoor displays under an annual Temporary Use Permit, and outdoor entertainment from 11:00 a.m. to 10:00 p.m. Sunday to Thursday and 11:00 a.m. to 11:00 p.m. Friday and Saturday. The overlay sets no minimum lot requirement (Sarasota County Code extract).
The CRA Plan’s 2024 land use table shows what the whole Sarasota-side CRA is made of, and how it changed since 2019:
| Land use (Englewood CRA, Sarasota County) | Parcels, 2024 | Acres, 2024 | Note |
|---|---|---|---|
| Single-family | 4,334 | 2,613.69 | 44.9 percent of acreage |
| Multi-family | 1,698 | 439.77 | 7.6 percent; up from 854 parcels and 336.5 acres in 2019 |
| Vacant | 526 | 663.74 | 11.4 percent |
| Mobile or manufactured home | 874 | 107.58 | |
| Duplex | 360 | ||
| Industrial | 102 | 61.15 | |
| Institutional | 43 | 620.43 | |
| Agricultural | 19 | 344.66 | |
| Total | 8,274 | 5,822.81 | 2019: 7,435 parcels and 6,091.9 acres |
Source: Englewood CRA Plan 2024, Sarasota County. The plan gives two different commercial parcel counts in different places, so commercial is left out of the table.
The biggest change underway is Buchan’s Bayside, a mixed-use waterfront redevelopment on Dearborn Street that the Sarasota County Commission unanimously approved for a second phase on July 8, 2026, growing the site from about 2.8 to nearly 3.8 acres and the villas from 12 to 20, with a 10,000-square-foot waterfront restaurant and boat docks (WWSB ABC7).
WWSB reported that the project still needs further development review and permitting before construction, and that concerns raised at the hearing included traffic, parking, environmental impacts and fit with historic Dearborn Street. Phase 1 had been approved in 2024 (WWSB ABC7, July 8, 2026). For an owner nearby, the practical questions are construction timing, parking and traffic once the restaurant opens; none of those has a published schedule yet.
Smaller changes are visible on the sidewalk. The Englewood Review reported that Sarasota County removed 42 black olive trees on Dearborn Street (36 on the west side, 6 on the south side, planted in 2022) for safety and sidewalk damage, replacing them with Christmas palms, with work starting August 25, 2025, one block at a time, on county right-of-way only (Englewood Review, August 12, 2025). The same article lists the parking: free angled parking runs throughout West Dearborn Street, and the public lots are the Cedar Street Parking Lot at 47 Cedar St., the Freedom Pavilion and Parking Lot at 641 W. Dearborn St., and the Green Street Parking Lot at 345 W. Green St. Questions about the street go through Sarasota County’s 311 line; ask for the Englewood CRA.
Flood exposure on Dearborn Street is lower than on the water. A FEMA National Flood Hazard Layer point sample at 401 W Dearborn St returned Zone X (0.2 percent annual chance), compared with AE and VE readings on Lemon Bay and Manasota Key (FEMA National Flood Hazard Layer). One sample is not a parcel determination; the flood zone section of this page explains how to check an exact address.
Englewood addresses are assigned to public schools by county and by street address, not by ZIP code. Schools serving the Englewood area include Englewood Elementary (Sarasota County Schools) and Vineland Elementary, L. A. Ainger Middle and Lemon Bay High (Charlotte County Public Schools). The Florida Department of Education graded each of them an A in both 2025 and 2026 (FLDOE 2026 school grades).
Englewood is one Census place in two counties, and each county runs its own school district. That makes school assignment the one place where the county split can surprise a buyer, because the same ZIP code, 34223, covers addresses in both counties; Charlotte County’s own Chadwick Park, for example, carries a 34223 address (Charlotte County). Start with the county the parcel is in, then use that district’s own lookup for the exact address.
| School | District (FLDOE school number) | 2026 grade | 2025 grade | 2024 grade |
|---|---|---|---|---|
| Englewood Elementary School | Sarasota County (0121) | A | A | B |
| Sky Academy Englewood | Sarasota County (0117) | A | A | A |
| Vineland Elementary School | Charlotte County (0191) | A | A | A |
| L. A. Ainger Middle School | Charlotte County (0181) | A | A | A |
| Lemon Bay High School | Charlotte County (0051) | A | A | B |
Sources: Florida Department of Education school grades workbooks, 2026 release and 2025 release. The 2026 grades are the grades for the 2025 to 2026 school year.
Charlotte County Public Schools’ own boundary locator says that for addresses in ZIP 34223, “only a middle and high school will appear,” and “Your zoned elementary school is Englewood Elementary,” which is a Sarasota County school. The district describes its locator as only a guide and asks callers to confirm the assignment with the school it names (Charlotte County Public Schools).
That locator language is the clearest public statement of Englewood’s cross-county school quirk: a Charlotte County address in ZIP 34223 can be zoned to Charlotte County middle and high schools while its elementary zone is Sarasota County’s Englewood Elementary. The written agreement between the two school boards that governs this arrangement was not found in the records checked for this page: information not available at time of publishing. Englewood Elementary is at 150 North McCall Road, Englewood 34223 (Sarasota County Schools, Englewood Elementary), and Lemon Bay High is a Charlotte County school at 2201 Placida Rd, Englewood 34224 (Lemon Bay High School). Charlotte County publishes a Lemon Bay High boundary map (Charlotte County Public Schools, Lemon Bay High boundary).
For a Sarasota County Englewood address, middle and high school assignment is not published as a static list. Sarasota County Schools runs an interactive attendance zone lookup on its student attendance zones page. Enter the exact address there, then call the school to confirm. Do not rely on a ZIP code, a listing remark or a map pin; school zones can change, and the district’s answer for the specific address is the only one that counts.
Englewood’s hospital is HCA Florida Englewood Hospital at 700 Medical Blvd, a 100-bed acute care hospital with a 24/7 emergency room, inside Sarasota County’s Englewood redevelopment area. Its listed services include cardiovascular care, general surgery, imaging, orthopedic care and a Primary Stroke Center (HCA Florida Englewood Hospital).
The hospital’s own page describes “our 100-bed acute care hospital” and lists the 24/7 ER, cardiovascular care, general surgery, imaging services, orthopedic care and a Primary Stroke Center (HCA Florida Englewood Hospital). Sarasota County’s 2024 Englewood CRA Plan lists the hospital among the institutional anchors inside the Sarasota-side CRA under its earlier name, “Englewood Community Hospital (Medical Boulevard off Pine Street),” and its land use table counts one hospital parcel of 10.34 acres (Englewood CRA Plan 2024). Some online references attach the ShorePoint Health name to the Englewood hospital; the hospital’s own site uses the HCA Florida name, and that is the name to search for.
Emergency medical response in Englewood comes from the Englewood Area Fire Control District, an independent special district created by special act. Its transparency page describes fire suppression, emergency medical services, rescue, prevention, inspection and education “in Englewood (Charlotte and Sarasota Counties)” under a Board of Fire Commissioners (Englewood Area Fire Control District). Because the district straddles both counties, a Charlotte County and a Sarasota County parcel in Englewood can be served by the same fire and EMS provider.
For primary care, Millennium Physician Group lists an Englewood Primary Care office at 1885 Englewood Rd, Englewood 34223, open Monday to Friday 9:00 AM to 5:00 PM; the group’s page does not label it walk-in or urgent care (Millennium Physician Group, Englewood). Walk-in and urgent care clinic addresses and hours in Englewood could not be confirmed from an operator’s own page for this guide, so they are information not available at time of publishing. For an emergency, call 911 or go to the hospital ER.
Englewood’s main road is State Road 776, called Englewood Road on the Sarasota County side, and the SR 776 bascule bridge carries traffic across Lemon Bay to Manasota Key. The nearest commercial airports with published service are Punta Gorda Airport and Sarasota Bradenton International. Drive times are not printed, because no source checked publishes them (Punta Gorda Airport).
The road names you will see in addresses are State Road 776 (Englewood Road), South McCall Road, Placida Road, River Road and, on the key, North Beach Road on the Charlotte County end and Manasota Key Road on the Sarasota County end. Sarasota County’s CRA legal description runs along “the center line of Englewood Road (State Road 776)” (Sarasota County, Englewood CRA). The Coast Pilot lists the bridge to the key as “State Route 776 (bascule)” connecting “Englewood to Manasota Key,” and the northern crossing as the Manasota Beach Highway Bridge (NOAA Coast Pilot 5); FWC’s manatee rule identifies that northern bridge as County Road 774 (68C-22.026).
The road on the key is the one to understand before buying there. On the Sarasota County end, Manasota Key Road reopened in January 2026 on a temporary repair; the Englewood Review reported that permanent reconstruction would not begin “until 60 days after the last turtle nest has been documented” and that the full permanent redesign is “expected to take at least four years” (Englewood Review, June 26, 2025). Overwash closed the road again briefly in October 2026 (WWSB ABC7).
Public transit to the beach is free: Charlotte County Transit runs the Englewood Beach park-and-ride from Tringali Park from 10 a.m. to 4 p.m. Monday to Saturday (Charlotte County).
Two commercial airports publish service relevant to Englewood. Punta Gorda Airport (PGD), owned and operated by the Charlotte County Airport Authority, says Sun Country and Allegiant “provide low-cost, nonstop air service to more than 50 destinations.” Sarasota Bradenton International (SRQ), run by the Sarasota Manatee Airport Authority, lists carriers including Southwest, Allegiant, Breeze, American and United (Punta Gorda Airport).
Punta Gorda Airport is at 28000 A-1 Airport Road, Punta Gorda, FL 33982 (Punta Gorda Airport), and Charlotte County’s September 2026 Major Projects report lists a new 60,000 +/- sf hangar with apron and office for an aircraft maintenance business at 27500 Challenger Blvd, Punta Gorda (Charlotte County Major Projects, September 2026). Sarasota Bradenton International is at 6000 Rick Piccolo Circle, Sarasota, FL 34243; its homepage shows nonstop carriers including Southwest, Allegiant, Breeze, American and United, with press releases naming Frontier, Avelo and Sun Country (Sarasota Bradenton International Airport). Southwest Florida International Airport’s site could not be read for this page, so its service details are information not available at time of publishing. Locally, the Englewood CRA Plan lists Buchan Airport on North Old Englewood Road among the Sarasota-side institutional anchors (Englewood CRA Plan 2024).
For a sense of Englewood’s place in the wider region, our Charlotte County guide covers the county as a whole, and our Punta Gorda and Port Charlotte guides cover the communities around the Punta Gorda airport.
Because Englewood has no city government, much of its civic life runs through nonprofits and advisory boards: the Englewood Florida Chamber of Commerce and its Pioneer Days festival, the Lemon Bay Conservancy, the all-volunteer Lemon Bay Historical Society, the Englewood Farmers Market, the Lemon Bay Playhouse, Sarasota County’s Englewood CRA Advisory Board and the two public libraries (Englewood Florida Chamber of Commerce).
The organizations below are the ones whose own pages, or a public agency’s pages, could be read for this guide. Each spotlight sticks to what those sources say. Dates for recurring events are given as published for 2026; confirm the next year’s dates with the organizer.
The Englewood Florida Chamber of Commerce is at 601 S. Indiana Ave., Englewood, FL 34223, and runs its event pages on its own site (Englewood Florida Chamber of Commerce). In a community without a city hall, the chamber’s building doubles as a civic meeting place: Sarasota County’s Englewood CRA Advisory Board holds its monthly meetings in the Englewood Chamber of Commerce Community Room at the same address (Sarasota County, Englewood CRA Advisory Board).
The chamber’s best-known job is organizing Englewood Pioneer Days, the Labor Day weekend festival covered in the next spotlight. Its Pioneer Days page also serves as a directory of the local nonprofits that take part, which is one of the more reliable ways to see which civic groups are active in a given year (Englewood Florida Chamber of Commerce, Pioneer Days).
Englewood Pioneer Days is held over Labor Day weekend each year and is organized by the Englewood Florida Chamber of Commerce. 2026 was its “70th year,” with a “70’s Disco” parade theme (Englewood Florida Chamber of Commerce).
The 2026 schedule shows how the festival uses both sides of the county line. The Cardboard Boat Races ran Saturday, September 5, 2026 at 9:00 a.m. at Indian Mound Park, 210 Winson Avenue, a Sarasota County park, hosted by the Englewood Sailing Association. The Diaper Derby ran Sunday, September 6, 2026 at 1:00 p.m., indoors at 51 N. Maple Street, hosted by the Lemon Bay Woman’s Club. The Pioneer Day Parade stepped off Monday, September 7, 2026 at 9:00 a.m., staging at 240 S. Indiana Avenue and finishing at the Veterans Memorial Pavilion (Englewood Pioneer Days).
After the parade, the festival moved to Pioneer Park, 325 W. Dearborn Street, from about 10:00 a.m., with parade winners announced at 10:10, pie eating at 10:30, watermelon eating at 10:45 and live music at 11:00, plus games and vendors from 10:00 a.m. to 1:00 p.m. at Pioneer Plaza. The 2027 dates were not yet published at the time of writing: information not available at time of publishing (Englewood Pioneer Days).
The Lemon Bay Conservancy describes itself as “Dedicated to the protection & preservation of Lemon Bay & Charlotte Harbor,” with three focus areas: protecting habitats, environmental education and advocating sustainable environmental policies (Lemon Bay Conservancy). Its land holding in Englewood is the Wildflower Preserve on Lemon Creek, listed at 3120 Gasparilla Pines Blvd, Englewood, FL 34224, on the Charlotte County side.
The conservancy runs on volunteers. Its homepage lists Volunteer Work Crews at the Wildflower Preserve on November 17 and 19, 2026 at 7:00 a.m. and links a “Become A Volunteer” page (Lemon Bay Conservancy). Its founding year and the preserve’s acreage are not stated on the homepage, so they are information not available at time of publishing.
The conservancy is also one of the best public sources on what is happening on the water. Its March 2026 field report on Milton Pass, quoted in the boating section above, documented the shoaling that closed the new inlet to powerboats, and it remains a useful read for anyone weighing a boating home on Lemon Bay (Lemon Bay Conservancy, Wither Milton Pass?).
The Lemon Bay Historical Society says: “We are a 100% volunteer Florida-based charitable not-for-profit 501 (c)(3) corporation.” It maintains the Historic Green Street Church, built in 1928 by the Methodist congregation and moved in 2018 to its current site next to the Lemon Bay Cemetery at 510 S. Indiana Ave., Englewood (Lemon Bay Historical Society).
The society offers free community programs at 7 p.m. at the church. Its homepage lists no regular visiting hours, so call ahead or watch the program calendar if you want to see the inside of the building (Lemon Bay Historical Society). The society’s mailing address is a P.O. Box in ZIP 34295, a small reminder that Englewood mail uses more ZIP codes than 34223 and 34224.
For the deeper history of the area, the Sarasota County CRA page and the Indian Mound Park heritage site, both cited earlier, carry the population counts from the 1890s and the archaeological record that runs back to about 1000 BC.
The Englewood Farmers Market runs “THURSDAYS 9am-1pm,” “OCTOBER thru MAY,” at 335 West Dearborn St., Englewood, FL 34223, at Pioneer Plaza in Old Englewood Village. It describes itself as “A Non-Profit Organization,” and its site footer uses the name “The Olde Englewood Village Farmers Market” (Englewood Farmers Market).
The market sits squarely inside Sarasota County’s Englewood CRA, and the county’s Main Street Overlay District specifically allows an outdoor farmers market on up to two consecutive days in any week between 7:00 a.m. and 7:00 p.m. (Sarasota County Code extract). As of November 2026 the market is in its October to May season. The chamber lists Pioneer Park at 325 W. Dearborn and the market lists 335 West Dearborn; these are adjacent addresses for the same plaza area.
The Lemon Bay Playhouse is Englewood’s community theater, at 96 West Dearborn Street, Englewood, FL 34223, on the Sarasota County side. The Englewood Review reported on June 9, 2026 that the playhouse had named a new executive director, succeeding a retiring director, and that the fall 2026 production is “Bell, Book and Candle” (Englewood Review, June 9, 2026).
The playhouse anchors the west end of the Dearborn Street district along with Pioneer Plaza and the restaurants nearby. Season length, box office hours and ticket prices were not read from the playhouse’s own site for this guide, so they are information not available at time of publishing; check the playhouse directly for the current season.
The Englewood CRA Advisory Board is Sarasota County’s citizen board for the Sarasota side of Englewood. It has 8 seats with 3-year terms and meets monthly on the 2nd Monday at 1 p.m. in the Englewood Chamber of Commerce Community Room, 601 S Indiana Ave. On September 14, 2026 it voted to move its October meeting to October 19, 2026 (Sarasota County).
The board’s functions are set by Resolution 2016-019 (Sarasota County, Englewood CRA Advisory Board). Its meetings are where Dearborn Street projects, plaza use and the CRA’s remaining years of spending get discussed in public. With the CRA set to expire in 2029 under its establishing ordinance, the board’s agendas over the next few years are the place to watch for decisions about who operates the Dearborn Street Plaza and how streetscape upkeep is paid for afterward (Englewood CRA Plan 2024).
The Sarasota County CRA office itself is open by appointment only (Sarasota County, Englewood CRA). The Charlotte County side of Englewood has no equivalent redevelopment agency; Charlotte County’s advisory bodies for the area are covered in the governance section of this page.
Englewood has a public library in each county. The Englewood Charlotte Public Library, run by Charlotte County, is at 3450 North Access Road, Englewood, FL 34224, next to Tringali Park. The Elsie Quirk Library, run by Sarasota County, is on Dearborn Street inside the Englewood CRA (Charlotte County).
Charlotte County’s location page for the Englewood branch carries no closure or hurricane note, and it does not list hours, so call the branch or check the county library site for the current schedule (Charlotte County, Englewood Charlotte Public Library). The Sarasota County CRA Plan lists the Elsie Quirk Library on Dearborn Street among the institutional anchors of the Sarasota-side CRA (Englewood CRA Plan 2024). Sarasota County’s library pages could not be read for this guide, so the Elsie Quirk branch’s hours are information not available at time of publishing.
Englewood’s dining clusters in two places: West Dearborn Street on the Sarasota County side, and Beach Road on the Charlotte County end of Manasota Key, with more along South McCall and Placida roads. Golf inside Englewood is private: Lemon Bay Golf Club in Charlotte County and Boca Royale Golf and Country Club in Sarasota County (Lemon Bay Golf Club).
Hurricanes Ian, Helene and Milton reshaped Englewood’s restaurants, and several on Manasota Key reopened only in 2025. Those listed here had reopened or opened as of an August 15, 2026 check of their own sites and local reporting, including SandBar Tiki and Grille, Lock ’N Key, Magnolias on the Bay, Farlow’s on the Water and Chophouse285 on Dearborn Street (Manasota Key Group recovery page).
Restaurant openings change faster than any other fact on this page, so treat this list as a starting point and check before you go. Each entry links the restaurant’s own site.
| Restaurant | Address | Area | Status as checked August 15, 2026 | Source |
|---|---|---|---|---|
| SandBar Tiki and Grille | 1975 Beach Road | Englewood Beach, Manasota Key | Reopened February 3, 2025 after Helene and Milton; across from Englewood Beach with dock seating over the water | sandbartikigrille.com, Manasota Key Group |
| Lock ’N Key Restaurant and Pub | 2045 N Beach Road | Englewood Beach, Manasota Key | Listed as back open on the operator’s recovery page | Manasota Key Group |
| Magnolias on the Bay | 2395 North Beach Road | Lemon Bay side of Manasota Key | Open, running a Summer 2026 menu | magnoliasonthebay.com |
| Farlow’s on the Water | 2080 S McCall Rd | Ainger Creek, Englewood mainland | Open since 2003; boat dock on Ainger Creek | farlowsonthewater.com |
| Chophouse285 | 285 W Dearborn St | Dearborn Street, Sarasota County side | Opened January 2026; dry-aging steakhouse, 10,000 square feet, seating over 300 | chophouse285.com |
| Grove City Bar and Grill | 1997 Kentucky Avenue | Grove City | Reopened after a post-hurricane rebuild | Englewood Review |
Two of these are dock-and-dine stops for boat owners. SandBar Tiki and Grille has outdoor dock seating over the water directly across from Englewood Beach (SandBar Tiki and Grille), and Farlow’s on the Water sits on Ainger Creek with a boat dock (Farlow’s on the Water). Chophouse285 is run by the owners of Farlow’s and describes itself as “a new twist on the classics stemming from Englewood’s beloved Farlow’s on the Water” (Chophouse285). For the wider county’s dining, see our Charlotte County restaurants guide.
Charlotte County’s 2026 Major Projects reports list several Englewood commercial sites, including a 55,454 sq. ft. Publix at 1500 Placida Road, a Wawa with 16 fueling stations at 2960 S. McCall Rd., an Arby’s at 1725 S McCall Rd and a rebuilt Crews Bank and Trust at 1111 S McCall Rd. The reports do not state construction stage (Charlotte County Major Projects, October 2026).
| Project | Address | Scope as printed | Reports it appears in |
|---|---|---|---|
| Publix | 1500 Placida Road, Englewood | “55,454 sq. ft. Publix Grocery Store.” | September and October 2026 |
| Wawa | 2960 S. McCall Rd., Englewood | “6,372 SF convenience market with drive-thru pickup window and canopy with 16 fueling stations. This project site is 2.14± acres.” | July, August and September 2026 |
| Crews Bank and Trust | 1111 S McCall Rd., Englewood | “6,440 sq. ft. bank with 3 drive-thru lanes and associated infrastructure” | July and August 2026 |
| Arby’s | 1725 S McCall Rd, Englewood | “New construction for an Arby’s quick service restaurant.” | August 2026 |
Sources: Charlotte County Community Development Major Projects reports for July, August, September and October 2026. Because these are Charlotte County permitting reports, the sites are permitted in Charlotte County even where the mailing ZIP is 34223.
The bank project has a storm story behind it. Englewood Bank and Trust, chartered in 1988, ended as a separate charter on September 22, 2023, and its office at 1111 S McCall Rd now appears in FDIC records as a Crews Bank and Trust branch (FDIC BankFind, institution record). Crews Bank and Trust reported in January 2023 that Hurricane Ian took the office’s roof and caused severe water damage, that the drive-thru reopened January 23, 2023 after nearly four months, and that the bank planned to return to a rebuilt office (Crews Bank and Trust, January 30, 2023). FDIC also lists Bank of America, Wells Fargo, Pinnacle Bank, Truist and TrustCo branches on S McCall Rd, Fifth Third and Centennial Bank on Placida Rd, and JPMorgan Chase on N Indiana Ave in Englewood (FDIC BankFind, Englewood locations).
Both golf clubs inside Englewood are private. Lemon Bay Golf Club, 9600 Eagle Preserve Drive, Charlotte County, is a Certified Audubon Cooperative Sanctuary with a course “designed by Drew Rogers in 2023.” Boca Royale Golf and Country Club, 1601 Englewood Road, Sarasota County, calls itself a “Private Country Club” with a “newly redesigned par-71 course” (Boca Royale).
Lemon Bay Golf Club’s site is a member-login private-club site, describes the course as “recently redesigned,” and carries the Audubon Cooperative Sanctuary certification (Lemon Bay Golf Club). Boca Royale places itself in “South Sarasota County” (Boca Royale Golf and Country Club); its membership terms and fees were not confirmed from a current club document, so they are information not available at time of publishing. A newer Neal Communities project called Boca Royale at Wellen Park is Boca Royale East, an 825-home expansion of Boca Royale at Englewood (ZIP 34223) addresses, inside the West Villages Improvement District; our Boca Royale guide covers both. For public and semi-private courses across the county, see our Charlotte County golf guide.
No public source checked for this page publishes an Englewood rent figure, rental vacancy rate or days-to-lease number; those come from MLS data that was not pulled. The public record shows the rule set: rentals of six months or less in Englewood pay tourist development tax of 5 percent in Charlotte County and 6 percent in Sarasota County (Florida Department of Revenue).
Englewood rent levels, rental days on market and HUD Fair Market Rents for the Punta Gorda and North Port-Sarasota-Bradenton metro areas were not available in the records checked for this page. Each figure below is marked accordingly, and the rest of this section explains how to price an Englewood rental using the facts that are published.
| Rental measure | Charlotte County side of Englewood | Sarasota County side of Englewood |
|---|---|---|
| Median asking rent, annual lease | Information not available at time of publishing (checked November 14, 2026). | Information not available at time of publishing (checked November 14, 2026). |
| Median seasonal (monthly) rate | Information not available at time of publishing (checked November 14, 2026). | Information not available at time of publishing (checked November 14, 2026). |
| Rental days on market | Information not available at time of publishing (checked November 14, 2026). | Information not available at time of publishing (checked November 14, 2026). |
| HUD Fair Market Rent, two-bedroom | Information not available at time of publishing (checked November 14, 2026). | Information not available at time of publishing (checked November 14, 2026). |
| Tourist development tax on rentals of six months or less | 5 percent | 6 percent |
Sources for the tax row: Charlotte County Tax Collector, tourist tax, Sarasota County Tax Collector, tourist tax and the Florida Department of Revenue DR-15TDT rate table.
The best way to price a specific Englewood rental is a property-level rent study built from recent comparable leases, which a licensed property manager or our team can pull for an exact address. An area-wide average would blend both counties, both sides of Lemon Bay and every product type at once, and Englewood’s mix of Gulf-front condos, canal homes, inland single-family homes and manufactured-home communities makes that kind of average close to meaningless for any one home.
In both Englewood counties, a rental of six months or less is a taxable transient rental. Charlotte County’s Tax Collector describes “a 5% charge on the revenue collected on the rental of living quarters or accommodations that are rented for a period of six months or less,” on top of the 7 percent sales tax (Charlotte County Tax Collector).
Charlotte County’s tax rests on Florida Statute 125 and County Ordinance 2017-007. Sarasota County’s rate is 6 percent of revenue from rentals of six months or less, on top of the 7 percent sales tax the Sarasota County Tax Collector cites, and its taxable items include cleaning, pet and utility fees included in the rent (Sarasota County Tax Collector). The Florida Department of Revenue’s local option rate table lists the same two rates, Charlotte at 5 percent and Sarasota at 6 percent (Florida DOR, DR-15TDT).
That six-month line is the practical divide in Englewood’s rental market. A seasonal rental of a few weeks or months collects and remits tourist development tax and sales tax to the tax collector of the county the parcel is in; an annual lease longer than six months does not carry the tourist tax. Because the two counties set different rates, two condos a few hundred yards apart on Manasota Key can carry different tax on the same rent, depending on which side of the county line they sit. Register with the right county’s tax collector before taking the first booking (Sarasota County Tax Collector).
Short-term rental rules in Englewood come mostly from state law, which limits what Charlotte and Sarasota counties can regulate, and from each condominium or homeowners association’s own documents. The county-by-county detail is in the short-term rental section earlier on this page; this section covers the parts that matter for running a rental day to day (Englewood Area Fire Control District).
Fire safety is one of them. The Englewood Area Fire Control District, which serves both the Charlotte and Sarasota County parts of Englewood, lists “Transient Public Lodging Establishments (TPLE)/Vacation Rentals” under the fire inspections heading of its Community Risk Reduction section (Englewood Area Fire Control District). Ask the district what inspection, if any, applies to your property before you list it.
On Manasota Key, the rental question has a long local history. Charlotte County’s Manasota Key Community Plan includes a section on “Rentals of residential dwelling units” and says: “Daily rental of hotel and motel units is an acceptable and reasonable practice … Daily or weekend rental of these units [condo and multi-family] is not expressly prohibited by any section of the County Code, and could lead to additional traffic and overcrowding … This can be avoided by regulating the minimum stay for renters of multi-family units” (Charlotte County, Manasota Key Community Plan). Whether a county minimum stay was ever enacted was not found in the records checked: information not available at time of publishing.
The rules that most often decide whether a rental works are private. Condominium declarations and HOA covenants in Englewood can set minimum lease terms, limit the number of leases per year, require tenant registration or charge a lease fee, and those limits bind owners regardless of what county or state law allows. Read the recorded documents and the current rules before buying a unit you plan to rent, and get the association’s leasing rules in writing.
Gulf-front rentals on the Charlotte County side of Manasota Key have one more rule set: sea turtle lighting. Charlotte County’s brochure states that “May 1st through October 31st is Sea Turtle nesting and hatching season,” that “Any light potentially visible from the beach needs to be a FWC approved lighting fixture,” that windows within line of sight of the beach need tint with visible light transmittance of 0.45 (45%) or less, and that “Existing development may need to bring lighting fixtures or windows up to code,” with night inspections to investigate hatchling disorientations (Charlotte County, Sea Turtles and Coastal Development). In a rental, that means turtle-compliant exterior fixtures and house rules about blinds and balcony lights during the season.
Whether to rent or sell an Englewood home turns on property facts: carrying cost, flood zone and insurance, association leasing limits, the condition of nearby beach and boating amenities, and the equity a sale would free now. Start with a current valuation and a written estimate of annual carrying costs, then compare (McGreevy and Comisar home valuation).
Carrying costs in Englewood include fixed non-ad valorem charges that a rental has to cover every year whether it is booked or not. On one Sarasota County Englewood sample parcel, the 2026 proposed notice shows Englewood Area Fire at $290.78, Solid Waste at $263.96 and Stormwater at $180.69, a non-ad valorem total of $735.43, on top of ad valorem tax of $5,013.56 proposed on a taxable value of $440,900 (Sarasota County Property Appraiser, sample TRIM notice). Your parcel’s lines will differ; the property tax section of this page explains how each county’s bill is built.
Amenity timing can matter as much as cost. For a rental whose pitch is the beach or the boat ramp, the public schedule is relevant: Englewood Beach’s pavilions, boardwalks and piers carry county completion estimates as late as 2030 (Charlotte County), the Ainger Creek ramp is expected to be closed for construction for much of 2027 (Charlotte County), and the Sarasota County stretch of Manasota Key Road runs on a temporary repair with a permanent redesign expected to take at least four years (Englewood Review). On the other side of the ledger, Manasota Key’s Charlotte County beach is scheduled for renourishment, covered earlier on this page.
Supply is shifting too. Inside Sarasota County’s Englewood CRA, the 2024 CRA Plan counts 1,698 multi-family parcels, up from 854 in 2019 (Englewood CRA Plan 2024). More attached units in the same few square miles means more choice for tenants and more competition for owners who rent.
A short decision checklist, by property, not by person:
If you want both numbers in front of you, our team can prepare a valuation for a sale today and a comparison against holding. Call Jesse McGreevy at (239) 898-6072 or request a home valuation, and for buying an Englewood rental, see our buying guide.
Hire a property manager in Englewood when the rental is seasonal, when you live outside the area, or when the home sits on Manasota Key or the water, where storm preparation, turtle-season lighting rules and county tourist tax filing add work. The tax collector of the parcel’s county, Charlotte or Sarasota, is where a manager files tourist tax (Charlotte County Tax Collector).
A good Englewood manager should be able to answer, in writing: which county the parcel is in and which tax collector receives its tourist tax; whether the association’s documents allow the lease length you want; how the home is prepared and secured before a named storm and inspected after one; how they handle sea turtle lighting compliance for a Gulf-front home on the Charlotte County side of the key; and how they report income, tax remitted and expenses each month. Ask for the management agreement before you sign, including the termination terms.
Annual leases in Englewood are simpler to run than seasonal stays, with no tourist tax on terms longer than six months (Charlotte County Tax Collector) and fewer turnovers, but they still need tenant screening, a written lease that complies with Florida law, and a plan for hurricane season. Whichever model you choose, keep the association’s leasing rules, the county tax registration and the insurance policy in one file, and review them each year before the season starts.
Looking for property management in Englewood? Call us at (239) 898-6072, we’ll connect you with the right local resource.
Selling a home in Englewood starts with one fact most sellers never check: which county holds the parcel. McGreevy and Comisar prices every Englewood listing from county recorded sales, parcel by parcel, on both the Charlotte County and Sarasota County sides, then markets, negotiates and closes with one local plan.
Our guide to selling a home in Englewood sets out the price bands, recent recorded sales, closing costs and disclosure duties for both county sides, with a free valuation for your own address. For the number itself, our Englewood home value page tracks single-family values on both county rolls from 2009 to 2026, what homes resold for by the year the seller last bought, and the recorded sales behind a free valuation of your address.
If you are thinking, “I need someone to sell my house in Englewood, Florida,” or you are searching for the best Englewood listing agent, McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Englewood, Charlotte County, Sarasota County, Punta Gorda and Port Charlotte. Whether you are selling on Manasota Key, in Englewood Isles, Boca Royale, Beachwalk by Manasota Key, Oyster Creek, Grove City, Coco Bay or the Englewood East grid, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently. We lead Domain Realty Group, and the credentials you hire when you list with us are the same ones on every page we publish (about McGreevy and Comisar):
RealTrends 2026 ranked the team the #5 real estate team in Florida, with 241 transactions and $157M+ in volume, and the #1 real estate team in Bonita Springs by sales volume and by transaction sides. Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience between them, and the Domain Realty Group team has closed 4,000+ transactions.
We tracked every recorded sale on both county rolls so a seller sees the same numbers a buyer’s agent and an appraiser will see. The two counties are reported separately, each with its own window, and the medians are never added, averaged or blended into one “Englewood” number. The Charlotte County figures come from the Charlotte County Property Appraiser public roll and sales files (ccappraiser.com downloads); the Sarasota County figures come from the Sarasota County Property Appraiser bulk parcel and sales file (sarasotapropertyappraiser.gov downloads).
Charlotte County side of Englewood. Charlotte County Property Appraiser recorded sales, qualified, 2025-09-10 to 2026-09-09:
| Charlotte County slice | Recorded sales | Median price | Range |
|---|---|---|---|
| ZIP 34224, single-family | 405 | $320,000 | $100,000 to $2,200,000 |
| ZIP 34224, condominium | 63 | $138,000 | $43,000 to $710,000 |
| ZIP 34224, mobile home | 118 | $135,000 | $20,000 to $320,000 |
| ZIP 34223, Charlotte parcels, single-family | 87 | $385,000 | $123,500 to $2,200,000 |
| ZIP 34223, Charlotte parcels, condominium | 81 | $419,900 | $120,000 to $1,300,000 |
| Manasota Key and Englewood Beach, Charlotte side: single-family | 11 | $950,000 | $680,000 to $1,850,000 |
| Manasota Key and Englewood Beach, Charlotte side: condominium | 48 | $530,000 | $250,000 to $1,300,000 |
| Englewood East grid (Port Charlotte Subdivision sections, 34224) | 227 | $315,000 | $100,000 to $1,175,000 |
| ZIP 34224, vacant lots | 138 | $25,000 | $8,000 to $530,500 |
Sarasota County side of Englewood. Sarasota County Property Appraiser file, qualified improved sales, 2025-10-15 to 2026-10-14:
| Sarasota County slice | Recorded sales | Median price |
|---|---|---|
| ZIP 34223, Sarasota parcels, single-family | 603 | $490,000 |
| ZIP 34223, Sarasota parcels, condominium | 67 | $202,300 |
| ZIP 34223, Sarasota parcels, mobile home | 86 | $156,750 |
| Beachwalk by Manasota Key, all phases | 206 | $672,300 |
| Boca Royale | 86 | $576,500 |
| Englewood Isles | 28 | $475,000 |
| Manasota Key, Sarasota part | 25 | $2,200,000 |
Days on market, sale-to-list ratio, months of supply and active listing counts are MLS fields, and for Englewood they read: Information not available at time of publishing (checked November 14, 2026).
What the tables tell a seller: the same ZIP can hold two very different markets. ZIP 34223 holds 3,431 Charlotte parcels and 14,536 Sarasota parcels, and ZIP 34224 holds 15,910 Charlotte parcels and 59 Sarasota parcels, so a list price built from “ZIP 34223” comps without checking the county can be off by a wide margin. On Manasota Key alone, the Charlotte side recorded 11 single-family sales at a $950,000 median and 48 condominium sales at a $530,000 median in its window while the Sarasota part recorded 25 sales at a $2,200,000 median in its own window. We price your home against the parcels that actually compete with it, on your side of the line. For the wider county picture, see our Charlotte County guide.
Start with our free Englewood home valuation. It takes about a minute, and Jesse or Marc follows up with a value built from recorded sales on your county’s roll, your flood zone, your water access and the assessments that ride with your parcel, not an automated estimate.
Prefer to talk it through? Call or text Jesse McGreevy direct: (239) 898-6072, text or call. We respond same-day.
Want the complete Englewood seller’s guide? A dedicated Englewood seller’s guide is coming, with pricing strategy, marketing method and the full McGreevy and Comisar listing process. We’ll link it here when it goes live. Until then, the home valuation page and a call to Jesse are the fastest way to a plan.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, Verified Google review of McGreevy and Comisar
McGreevy and Comisar is a top-reviewed Southwest Florida realtor team, and that is the standard we bring to every Englewood sale.
The full Seller Edition FAQ sits further down this page. These are the six questions Englewood sellers ask us first.
Selling costs in Englewood come from three places: the real estate commission, which is negotiable and set in your listing agreement; Florida documentary stamp tax on the deed at 70 cents per $100 of price; and title, prorated taxes and assessments under your contract. Your title agent’s settlement statement gives the final figure.
Florida law sets the deed tax at 70 cents on each $100 of consideration (Florida Statutes 201.02), which is $700 for every $100,000 of price. In Charlotte and Sarasota counties the seller customarily pays for the owner’s title policy, but the contract controls who pays what. We walk every seller through a net sheet before the home is listed.
Time to sell in Englewood depends on county side, price band, flood zone and condition. Days on market is an MLS field, and for Englewood it reads: Information not available at time of publishing (checked November 14, 2026). What we can show is how many homes recorded sales on each county roll in the last year.
On the Charlotte side, ZIP 34224 recorded 405 single-family sales from 2025-09-10 to 2026-09-09; on the Sarasota side, ZIP 34223 recorded 603 single-family sales from 2025-10-15 to 2026-10-14 (county property appraiser files, Charlotte, Sarasota). Pricing to the right comparable set is the biggest lever a seller controls.
Yes. Real estate commission in Englewood, as everywhere in Florida, is negotiable between you and the brokerage you hire, and it is written into your listing agreement. There is no set or standard rate, and we do not publish one. We explain exactly what our fee covers before you sign anything.
Ask any agent you interview to put the full scope of service in writing: pricing method, photography, marketing reach, showing plan, negotiation and closing coordination. Then compare the value, not only the number. Call Jesse at (239) 898-6072 for a no-obligation conversation.
Disclose it. Sarasota County’s flood insurance promotion plan tells real estate agents, brokers and sellers they have a duty to disclose flood risks to buyers, and points to the Florida seller’s disclosure form. Englewood buyers will also look up the parcel on the FEMA flood map themselves, so accurate disclosure protects the sale.
Sarasota County’s FEMA flood maps became effective March 27, 2024, and Charlotte County’s panels carry a December 15, 2022 effective date, with no preliminary maps pending for either county (Sarasota County flood plan; FEMA National Flood Hazard Layer). An elevation certificate, if you have one, is the document buyers and insurers ask for first.
For Charlotte-side Manasota Key sellers, timing matters because the beach project and its assessment are now public. Charlotte County approved the construction contract on October 27, 2026, with an estimated start of 01/01/2027 and forecast completion 04/30/2027, and the FY27 proposed residential beach charge is $259.56 per unit, up from $21.83.
Buyers will ask about that charge, and an honest answer helps the sale (Charlotte County project page; July 22, 2026 hearing backup). The final FY27 rate appears on the owner’s November 2026 tax bill. Sarasota-side Manasota Key owners have a separate Sarasota County beach restoration assessment code on their bill.
Yes, you can list a storm-damaged Englewood home as is, but the buyer’s plan will run into the FEMA 50 percent rule. If repair costs equal or exceed 50 percent of the structure’s pre-damage market value, the home must be brought up to current flood rules, which can mean elevating. We price for that reality.
Charlotte County’s rule package defines substantial damage this way and notes that a home whose lowest floor already meets the required elevation, one foot above base flood elevation, is compliant, which an elevation certificate demonstrates (Charlotte County 50 percent rule). Sarasota County’s property appraiser publishes its own explainer (Sarasota County Property Appraiser).
Ready to talk numbers? Request your free valuation or call Jesse at (239) 898-6072, text or call. We respond same-day.
Buying in Englewood rewards a buyer who checks the parcel before falling for the view. Confirm the county, the flood zone, the insurance quote, Englewood Water District service, any Manasota Key beach charge and any HOA or CDD before you write an offer. Marc Comisar runs that checklist with every Englewood buyer we represent. Our Englewood buyer guide walks through each check, with recorded sales by property type and budget on both sides of the county line.
The team you would buy with:
Englewood is an unincorporated Census-designated place, not a city, and it sits on two county rolls. Its 2020 population of 20,800 splits into 5,414 in Charlotte County and 15,386 in Sarasota County (U.S. Census Bureau QuickFacts). That split decides who taxes the home, which flood map applies, which school district answers for the address and which county permits a remodel. Here is the buyer checklist we use, in the order we use it.
ZIP 34223 holds 3,431 Charlotte County parcels and 14,536 Sarasota County parcels; ZIP 34224 holds 15,910 Charlotte parcels and 59 Sarasota parcels (county property appraiser rolls). Look the address up on the Charlotte County Property Appraiser or the Sarasota County Property Appraiser before anything else. Part of ZIP 34223 also lies inside the City of North Port, which is not Englewood.
FEMA’s map service shows Charlotte County panels effective December 15, 2022 and Sarasota County panels effective March 27, 2024, with no preliminary maps pending for either county. Point checks across Englewood returned Zone X for Beachwalk and for 401 W Dearborn St, Zone AE with a base flood elevation of 8 feet at 2100 N Beach Rd on Manasota Key, and Zone VE with a base flood elevation of 10 feet at 2000 Placida Rd on the Lemon Bay shore (FEMA National Flood Hazard Layer). Zone VE means “Coastal areas with a 1% or greater chance of flooding and an additional hazard associated with storm waves” (FEMA glossary). Both counties are Community Rating System Class 5, worth a 25 percent discount on NFIP flood policies in the Special Flood Hazard Area on FEMA’s April 2026 list (FEMA CRS eligible communities). Get an insurance quote, wind and flood, before your inspection period ends.
The Englewood Water District, created by special act in 2004, serves parts of both counties (HB 1381, Florida Senate). Its FY27 rates are a $29.37 water base and a $42.75 wastewater base per ERC per month, and its rate consultant projects 15.0 percent yearly increases for fiscal years 2026 through 2029 (EWD 2025 rate study). Where the district serves, its mandatory connection policy applies and a private well must be disconnected from the house on connection, though it may stay for irrigation (EWD fact sheet). If you are building, the district’s FY2026 capital capacity charges and accrued guaranteed revenue fees for water plus sewer total $15,454.50 per ERC (EWD rate notice).
Your tax bill will not match the seller’s, because assessed value resets at a sale. Englewood also carries flat non-ad valorem charges that homestead does not reduce. The Englewood Area Fire Control District’s 2026-2027 residential assessment is $290.78 (EAFCD assessments). Charlotte’s Englewood East street and drainage unit is $292 per ERU in the adopted FY2026 and approved FY2027 budget (Charlotte County budget). On the Charlotte side of Manasota Key, the FY27 proposed beach renourishment charge is $259.56 per equivalent dwelling unit, with an extra Nearshore Benefit Zone charge on beachfront and near-beach parcels (hearing backup).
Fees and rules vary by community, and many Englewood neighborhoods have no mandatory association at all. Where one exists, ask for the budget, reserves, rental rules and any special assessment. One verified example of a community development district: Shores at Stillwater CDD, in Sarasota County, filed to validate special assessment bonds “in an aggregate amount not to exceed $14,000,000” (Business Observer legal notice). A CDD charge appears on the tax bill and runs with the lot.
Both road bridges to Manasota Key are drawbridges with 26 feet of vertical clearance closed at mean high water, the overhead power cable at mile 49.9 clears 88 feet, and the Ainger Creek road bridge is a fixed 9 feet (NOAA Coast Pilot 5, chapter 12). Stump Pass “should not be attempted without local knowledge,” per the Coast Pilot (chapter 4). Know your boat’s air draft before you fall for a canal.
A dedicated Englewood buyer’s guide is coming, with neighborhood-by-neighborhood due diligence and new-construction notes. We’ll link it here when it goes live. Until then, read our home buying guide and call Marc Comisar at (239) 287-5873 for a personalized buyer consultation. Comparing Englewood with nearby markets? Our Port Charlotte guide, Punta Gorda guide and the Gulf Cove and South Gulf Cove neighborhood guides cover the Charlotte County markets next door.
Jesse McGreevy and Marc Comisar, founding partners of McGreevy and Comisar, lead a top-producing real estate team serving Estero, Bonita Springs, Naples, Fort Myers, and Charlotte County, Florida. They lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and they sell and buy homes in Englewood on both county sides.
McGreevy and Comisar is the flagship brand of Domain Realty Group. Together Jesse and Marc bring over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar, and over $900 million in personal sales. The team they lead, Domain Realty Group, is a ~40-agent real estate team founded in 2008, serving Lee, Collier, and Charlotte County, Florida, and it has sold $2.5B+ and closed 4,000+ transactions as a team. The brokerage, Domain Realty (DomainRealty.com, LLC), is a Southwest Florida real estate brokerage headquartered in Bonita Springs, FL, co-founded by Jesse McGreevy in 2015.
Jesse McGreevy co-founded both McGreevy and Comisar and the Domain Realty brokerage. He has personally won the Gulfshore Life Five Star award every year since 2006, part of the team’s 21 consecutive years of that honor. Selling an Englewood home? Call Jesse first. Read more on Jesse’s agent page.
Marc Comisar is a Broker Associate and a founding partner of McGreevy and Comisar. Buying in Englewood? Call Marc first. Read more on Marc’s agent page.
Honors and recognition:
RealTrends 2026: #5 real estate team in Florida, with 241 transactions and $157M+ volume, and #1 real estate team in Bonita Springs by sales volume and by transaction sides.
Contact McGreevy and Comisar
Licensed in Florida: Jesse Eli McGreevy P.A., license SL3101296, and Marc J Comisar P.A., Broker Associate, license BK3060671. Brokerage: Domain Realty (DOMAINREALTY.COM, LLC), license CQ1049052, 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Looking for the best agents in the markets next door? See our guides to the best real estate agents in Port Charlotte and the best real estate agents in Punta Gorda.
Both. Englewood is one community split by the county line: the Sarasota County side runs north through Dearborn Street and the north end of Manasota Key, and the Charlotte County side covers ZIP 34224, Grove City and the south end of the key. The parcel decides the county, so look the address up on the Charlotte County Property Appraiser or the Sarasota County Property Appraiser site.
No. Englewood is an unincorporated Census-designated place with no municipal government, so the Charlotte County and Sarasota County commissions govern their own parts (Sarasota County Englewood CRA). Its 2020 population was 20,800, with 5,414 in Charlotte County and 15,386 in Sarasota County (U.S. Census Bureau).
Englewood uses ZIP codes 34223 and 34224, and neither one tells you the county. ZIP 34223 holds 3,431 Charlotte County parcels and 14,536 Sarasota County parcels, while ZIP 34224 holds 15,910 Charlotte parcels and 59 Sarasota parcels on the two property appraiser rolls. Charlotte County’s own Manasota Key beach project carries a 34223 address, which shows the point (Charlotte County project page).
Parts of Englewood are in FEMA flood zones and parts are not, so check the exact parcel. Sample points returned Zone X at Beachwalk and on W Dearborn St, Zone AE on Manasota Key and parts of the Lemon Bay shore, and Zone VE with a base flood elevation of 10 feet at 2000 Placida Rd (FEMA National Flood Hazard Layer). Zone AE is “The base floodplain where base flood elevations are provided” (FEMA glossary).
Charlotte County’s FEMA panels carry a December 15, 2022 effective date and Sarasota County’s panels became effective March 27, 2024. FEMA’s preliminary and pending map services showed no new maps in progress for either county when our research ran (FEMA National Flood Hazard Layer). Five letters of map revision are also effective in the Englewood area, so a lot-level lookup still matters.
Yes, on NFIP policies. FEMA’s April 2026 Community Rating System list shows both unincorporated Charlotte County and unincorporated Sarasota County at Class 5, which carries a 25 percent discount in the Special Flood Hazard Area (FEMA CRS eligible communities). Private flood policies price separately, so compare both.
Both storms pushed surge into Englewood. The National Hurricane Center recorded 4 to 6 feet above ground level from Venice to south of Englewood in Helene, and in Milton 6 to 9 feet from Venice to Boca Grande with an isolated peak of up to 10 feet near Manasota Key (NHC Milton report hosted by Charlotte County). Charlotte County recorded 8 structures destroyed, 1,900 with major damage and 750 with minor or moderate damage in Helene (NHC Helene report).
No, according to the state. The Florida Department of Environmental Protection reports that the breach had reached a width of about 400 feet by January 2025 and that “Recent observations in May 2026, the breach had closed with natural infilling and accretion” (FDEP Strategic Beach Management Plan, 2026). It sat inside Stump Pass Beach State Park in Charlotte County.
On the Charlotte County side, the county project page, last updated 11/02/2026, shows an estimated construction start of 01/01/2027 and forecast completion of 04/30/2027, after the contract was approved at the October 27, 2026 board meeting (Charlotte County). An earlier version of the same page, read in October 2026, listed an 11/23/2026 start, so watch the county page. The sand need on the Charlotte part rose from 400,000 to 590,000 cubic yards after a June 2026 survey (July 22, 2026 hearing presentation).
On the Charlotte side, 2,025 parcels sit in the Manasota Key benefit unit, and 982 of them also pay the Nearshore Benefit Zone charge (hearing backup, PFM memo). The plan borrows $21,877,890 for Manasota Key through Series 2026 bonds at 4.90 percent over 8 years, alongside county, FEMA and state money. The FY27 proposed residential charge is $259.56 per equivalent dwelling unit, and the final rate appears on the November 2026 tax bill.
They depend on the county. Charlotte County’s 2026 final combined rate for tax district 005, where a sampled Englewood East home sits, is 15.5683 mills, and Manasota Key’s district 003 is 16.3481 mills (Charlotte County Property Appraiser 2026 rate chart). A Sarasota County Englewood sample parcel showed a 2026 proposed rate of 11.3712 mills plus non-ad valorem charges of $735.43 for fire, solid waste and stormwater (Sarasota County Property Appraiser TRIM). Never compare the two millage rates without the assessments.
Usually not. Florida’s assessment caps reset to market value when a home changes hands, under Florida Statutes 193.155 for homesteads and 193.1554 for non-homestead residential property (Florida Statutes 193.155). One Charlotte-side Englewood East home that sold for $315,000 in February 2026 carried a 2026 just value of $238,564 and an assessed value of $202,724 under the prior owner’s cap (Charlotte County parcel record). Estimate your own bill from the price you pay.
In Charlotte County, the homestead exemption is $25,000 plus a second $25,000 on assessed value between $50,000 and $75,000 (the second excludes the school levy), and the filing deadline is March 1 (Charlotte County Property Appraiser). Save Our Homes then caps yearly growth in a homestead’s assessed value; Sarasota County’s published cap is 2.7 percent for 2026 (Sarasota County Property Appraiser). A statewide property tax amendment was on the November 3, 2026 ballot; ask the property appraiser how the result applies to your purchase.
The district, which serves Englewood in both counties, charges a flat non-ad valorem assessment instead of millage. Its 2026-2027 residential assessment is $290.78, and the vacant lot charge is $63.95 (EAFCD). The residential figure was $247.68 in FY2024/25 and $266.31 in FY2025/26, and homestead does not reduce it.
The Englewood Water District serves defined sections of both Sarasota and Charlotte counties under its special act; outside its boundary, a Charlotte parcel may be on Charlotte County Utilities or a private well and septic system (HB 1381). The district’s map page links a public web map and a service availability form for a per-address answer (EWD district maps). Ask for that answer before you write an offer on a lot or an older home.
The district’s 2025 rate study projects water and wastewater rate increases of 15.0 percent per year for fiscal years 2026 through 2029 (EWD rate study). The adopted FY27 base charges are $29.37 for water and $42.75 for wastewater per ERC per month, matching the study’s FY2027 column. The study’s FY2028 and FY2029 figures are projections, not adopted rates.
Check the parcel. Where the Englewood Water District serves, its enabling act gives it authority to eliminate septic systems, its Mandatory Wastewater Utility Connection Policy applies, and it charges for the availability of water and sewer whether or not a home connects (EWD fact sheet). On connection the old tank is pumped, crushed and filled under permit and inspection, and Sarasota County allows a septic tank to be converted to a cistern.
There is no typical fee, because many Englewood neighborhoods have no mandatory HOA and the ones that do range widely. Verified examples: the Englewood Isles Parkway Association charges $59 per parcel (eiparkway.org), and Sandalhaven Estates set a 2026 annual assessment of $200 (sandalhavenestates.com). Builder marketing for Island Lakes at Coco Bay estimates an HOA fee of about $241.33 with the billing period not stated (Lennar), so confirm any fee with the association’s budget.
Some do. Shores at Stillwater Community Development District in Sarasota County filed to validate special assessment bonds not to exceed $14,000,000 (Business Observer legal notice). A Beachwalk by Manasota Key sample tax notice showed no CDD and no HOA line (Sarasota County Property Appraiser TRIM). Read the tax bill and the disclosure for any new-construction lot.
The largest new-home sources on each roll are Beachwalk by Manasota Key on the Sarasota side, with 206 recorded sales and a $672,300 median from 2025-10-15 to 2026-10-14, and the Coco Bay group on the Charlotte side, with 129 sales, 109 of them builder-direct, at a $315,000 median from 2025-09-10 to 2026-09-09 (county property appraiser files, Sarasota, Charlotte). Pulte is building Shores at Stillwater (Pulte). A dedicated Englewood new-construction page is coming; we’ll link it here when it goes live.
Yes. ZIP 34224 on the Charlotte County roll recorded 138 qualified vacant-lot sales at a $25,000 median, ranging from $8,000 to $530,500, from 2025-09-10 to 2026-09-09 (Charlotte County Property Appraiser). Lots in the Englewood East street and drainage unit pay $292 per ERU in FY2026 and FY2027, the same as built homes (Charlotte County budget). Budget for water and sewer capacity charges or a well and septic system before you buy.
It depends on the address, not the ZIP. On the Florida Department of Education’s 2026 grades file, Englewood Elementary and Sky Academy Englewood (Sarasota County) and Vineland Elementary, L. A. Ainger Middle and Lemon Bay High (Charlotte County) all earned an A in 2026 and 2025 (FLDOE 2026 school grades). Charlotte County’s boundary locator says ZIP 34223 addresses are zoned to Englewood Elementary and shows only a middle and high school, and it asks you to call the school to confirm (Charlotte County Public Schools).
Yes. HCA Florida Englewood Hospital, 700 Medical Blvd, Englewood, FL 34223, describes itself as a 100-bed acute care hospital with a 24/7 emergency room, cardiovascular care, general surgery, imaging, orthopedic care and a Primary Stroke Center (HCA Florida Englewood Hospital). Its main line is 941-475-6571.
State law limits what either county can do. Florida Statutes 509.032(7) preempts vacation rental regulation to the state and bars local laws that prohibit vacation rentals or regulate their duration or frequency, except local laws adopted on or before June 1, 2011 (Florida Statutes 509.032). Rentals of six months or less owe tourist development tax of 5 percent in Charlotte County and 6 percent in Sarasota County (Florida DOR). Condo and HOA documents can still restrict rentals, so read them first.
Boats leave Lemon Bay through Stump Pass at the south end of the bay, or run the Intracoastal north toward Venice Inlet. The Coast Pilot warns that the Stump Pass channel “is subject to frequent change and should not be attempted without local knowledge” (NOAA Coast Pilot 5, chapter 4). Both Manasota Key drawbridges show 26 feet of vertical clearance closed at mean high water (chapter 12).
Yes. On the Charlotte County part of Lemon Bay, state rule 68C-22.015 sets a year-round Slow Speed zone for waters south of the county line, north of the Boca Grande Causeway and west of SR 775, outside the marked Intracoastal channel and certain excluded channels, where 25 mph applies (FWC manatee protection zones; Rule 68C-22.015 as reproduced by Cornell LII). In Sarasota County, Forked Creek east of its confluence with Lemon Bay is an Idle Speed zone.
It is a 7,227-acre state aquatic preserve established in July 1986 across Sarasota and Charlotte counties, designated an Outstanding Florida Waterbody (Florida Aquatic Preserves). Seagrass is protected there, and damage to seagrass can bring a fine of up to $1,000. Dock and seawall work on Lemon Bay frontage is permitted against that standard.
On the Charlotte part of the key, the county’s November 2024 overlay revision, noticed as TLDR-24-02, proposed a 38-foot maximum height in the MES and MSF single-family districts and 45 feet in the MCG and MCT commercial and tourist districts (Charlotte County Planning and Zoning agenda). The agenda calls the overlay Section 3-9-50, while the older county-hosted overlay PDF is headed 3-9-53, so confirm the adopted text with Charlotte County Planning and Zoning. Gulf-front work also needs a state Coastal Construction Control Line permit (FDEP CCCL program).
On the Charlotte side, May 1 through October 31 is nesting and hatching season, any light potentially visible from the beach must be an FWC-approved fixture, and beach-visible windows and doors need tint with a visible light transmittance of 0.45 (45 percent) or less (Charlotte County sea turtle brochure). The county notes that existing development may need to bring lighting fixtures or windows up to code.
Premiums depend on the home, the roof, the flood zone and the carrier, so get a quote on the specific house. Public data shows the market shifting: Citizens Property Insurance had 2,121 multi-peril personal residential policies in Charlotte County at August 31, 2026, against 14,242 in July 2024 (Citizens policies in force). We do not publish premium estimates; your agent and insurer should quote wind and flood before your inspection period ends.
Partly. Charlotte County reports the Englewood Beach at Chadwick Park parking lot has reopened, and its recovery page lists parking, playground, buildings and amenities as complete, with pavilions, boardwalks and piers in design and permitting on dates that run to 2030, under a total budget of $8,493,550 (Charlotte County). Parking costs 75 cents per hour and beach hours are 6 a.m. to 9 p.m. (Charlotte County beaches).
It is a Sarasota County redevelopment area that covers only the Sarasota County part of Englewood, established on March 31, 1998 (Sarasota County). The 2024 CRA Plan states the CRA is limited to 30 years from adoption, “until Year 2029,” which ends the tax increment funding that has paid for Dearborn Street improvements (Englewood CRA Plan 2024).
Yes, on the Sarasota County side. FDOT is milling and resurfacing about 8 miles of S.R. 776 from the Charlotte County line to south of U.S. 41, a $15.4 million project with completion estimated for summer 2027 (FDOT project 451014-1). A second project adds raised medians with directional turn lanes on 2.189 miles from the county line to Tangerine Woods Blvd. (FDOT project 447882-1).
Call Marc Comisar at (239) 287-5873. McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and Marc runs the county, flood, insurance, water and assessment checks on this page with every buyer. Start with our buying guide.
Your Englewood home’s value comes from recorded sales of comparable parcels on your own county’s roll, adjusted for flood zone, water access, condition and the assessments that ride with the parcel. Get a free, human-reviewed number from our home valuation page or call Jesse at (239) 898-6072, text or call. We respond same-day.
Hire the team with the strongest verified record and a plan built on Englewood’s county split. McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, are Top 1% Real Estate Agents Nationally Since 2008, and have over $900 million in personal sales and $2.5 billion+ sold as a team. Read more about us.
Because the two sides are different markets on different rolls with different taxes, flood maps and recorded-sale windows. On Manasota Key, the Charlotte side recorded 11 single-family sales at a $950,000 median and 48 condominium sales at a $530,000 median from 2025-09-10 to 2026-09-09, while the Sarasota part recorded 25 sales at a $2,200,000 median from 2025-10-15 to 2026-10-14 (county property appraiser files, Charlotte, Sarasota). Comps from the wrong side of the line misprice a home.
We tracked every recorded sale. On the Charlotte County side, ZIP 34224 single-family homes recorded 405 sales at a $320,000 median from 2025-09-10 to 2026-09-09 (Charlotte County Property Appraiser). On the Sarasota County side, ZIP 34223 single-family homes recorded 603 sales at a $490,000 median from 2025-10-15 to 2026-10-14 (Sarasota County Property Appraiser). The two medians are separate markets and should never be averaged.
It depends heavily on county side and location. Charlotte-side ZIP 34224 condos recorded 63 sales at a $138,000 median, while Charlotte-parcel condos in ZIP 34223, the beach and key slice, recorded 81 sales at a $419,900 median, both from 2025-09-10 to 2026-09-09 (Charlotte County Property Appraiser). Sarasota-side ZIP 34223 condos recorded 67 sales at a $202,300 median from 2025-10-15 to 2026-10-14 (Sarasota County Property Appraiser).
Days on market is an MLS field, and for Englewood it reads: Information not available at time of publishing (checked November 14, 2026). Recorded-sale counts show steady activity on both rolls, including 227 sales in the Englewood East grid from 2025-09-10 to 2026-09-09 (Charlotte County Property Appraiser). Price, condition and flood disclosure drive speed more than any calendar.
The best time is when your home is ready, priced to its true comparable set, and disclosed cleanly. For Charlotte-side Manasota Key owners, the beach renourishment schedule, estimated 01/01/2027 to 04/30/2027, is a timing factor buyers will ask about (Charlotte County). Seasonal MLS patterns for Englewood: Information not available at time of publishing (checked November 14, 2026).
Expect the negotiated brokerage commission, Florida documentary stamp tax on the deed, title charges, prorated property taxes and assessments, and any repairs or credits you agree to. The deed tax is 70 cents per $100 of price under Florida Statutes 201.02. Ask us for a seller net sheet built on your likely price before you list.
Realtor fees are negotiable; there is no fixed or standard commission in Florida, and we do not publish one. The fee is agreed between you and the brokerage in the listing agreement. Judge it by what it buys: pricing from recorded county sales, marketing reach, negotiation and a managed closing. Call Jesse at (239) 898-6072 to talk it through.
In Charlotte and Sarasota counties, the seller customarily pays for the owner’s title insurance policy, but the purchase contract controls and the parties can agree otherwise. Read that paragraph of your contract before you sign it, and ask your title agent for a quote early. Title also confirms any assessment or capital charge payoff that runs with the parcel, such as Englewood Water District charges (EWD FY27 rules).
Florida’s documentary stamp tax on deeds is 70 cents on each $100 of the consideration, which works out to $700 per $100,000 of price (Florida Statutes 201.02). The same state rate applies in Charlotte County and Sarasota County. Who pays it is set by your contract, and your title agent collects it at closing.
Disclose known facts that materially affect the home’s value, and be thorough on flood. Sarasota County’s flood plan tells real estate agents, brokers and sellers they have a duty to disclose flood risks to buyers and points to the Florida seller’s disclosure form (Sarasota County flood plan). Past storm damage, repairs, permits, insurance claims and assessments belong on the table. Ask your attorney or title agent about the forms that fit your sale.
It is not always required, but it is the document Englewood buyers and insurers ask for first in a flood zone. Charlotte County notes that an elevation certificate demonstrates whether a home’s lowest floor meets the required elevation of one foot above base flood elevation, which matters under the 50 percent rule (Charlotte County 50 percent rule). Find yours before you list.
If the cost to restore a damaged structure equals or exceeds 50 percent of its pre-damage market value, it is “substantial damage” and the home must be brought into compliance with current flood rules, which can mean elevating (Charlotte County). A buyer of a damaged home prices that risk into the offer. A home already at the required elevation is compliant and the rule does not force elevation.
Yes. An as-is sale is common after storms, and the price reflects the repair, the permit path and the 50 percent rule. Charlotte County’s recovery hub lists the post-storm resources and the county kept a pop-up permitting site in Englewood running into 2025 (Charlotte County storm recovery; Charlotte County annual report). Disclose the damage, the claims and any work done.
Not before October 1, 2027 under state law as summarized by the Florida Senate. SB 180 (2025) bars certain counties from adopting more restrictive or burdensome land development rules after Hurricanes Debby, Helene and Milton, applied retroactively to August 1, 2024 and running until October 1, 2027 (Florida Senate bill summary). Charlotte County has asked the Legislature to clarify the law (2026 State Legislative Agenda).
On the Charlotte side, yes, because buyers read the tax bill. The FY27 proposed residential beach charge is $259.56 per equivalent dwelling unit against $21.83 in FY26, with a maximum rate of $1,286.43, and Gulf-front parcels add a Nearshore Benefit Zone charge proposed at $45.80 per point (July 22, 2026 hearing backup). Disclose it and let us show buyers what the project funds.
The Englewood Area Fire Control District assessment, $290.78 residential for 2026-2027, is billed on the property tax bill (EAFCD). How taxes and non-ad valorem assessments are split between buyer and seller at closing is set by the purchase contract. Your title agent shows the split on the settlement statement.
Yes, because it is a recurring charge on the bill. The Englewood East street and drainage unit rose from $190.00 in FY2025 to $292.00 per ERU in FY2026 and FY2027, the same for vacant and built lots (Charlotte County budget). The county’s August 2025 workshop recorded a max rate of $292 to fund the paving program, with the sidewalk project removed (BCC MSBU workshop).
Yes. Disclose the septic system and check whether the parcel sits inside the Englewood Water District, where a mandatory wastewater connection policy applies and availability is charged whether or not the home connects (EWD fact sheet). A buyer will price any future connection, so a clear answer from the district’s service availability form helps (EWD district maps).
Often, yes, and buyers know it. Assessment caps reset to market value on a sale, so the buyer’s bill is built from the new value, not yours (Florida Statutes 193.1554). We show buyers a realistic estimate up front so the tax question does not derail the deal late.
Florida’s Save Our Homes portability rules are explained by the property appraiser, and the amount that can follow you depends on your own assessment history (Sarasota County Property Appraiser, Save Our Homes and portability). Charlotte County’s exemption filing deadline is March 1 (Charlotte County Property Appraiser). Ask the appraiser to estimate your transfer before you buy the next home.
Run both numbers. Renting means tourist development tax on stays of six months or less (5 percent in Charlotte County, 6 percent in Sarasota County), the Englewood fire and other assessments, insurance and management, against today’s sale price (Charlotte County Tax Collector; Sarasota County Tax Collector). Rents and rental days are MLS fields: Information not available at time of publishing (checked November 14, 2026). Call us at (239) 898-6072 and we’ll lay out both paths.
First confirm whether you own the land. Communities such as Lemon Bay Isles state that “owners own their land” (Lemon Bay Isles), and Sandalhaven Estates states its residents own the land their home sits on (Sandalhaven Estates). Charlotte-side ZIP 34224 mobile-home parcels recorded 118 sales at a $135,000 median from 2025-09-10 to 2026-09-09 (Charlotte County Property Appraiser). Your association’s documents set any approval or transfer steps.
A cooperative sale transfers a share in the cooperative, not a fee-simple lot; the Charlotte County roll codes Gulf to Bay parcels as cooperative, and the co-op’s own documents set the approval process (Gulf To Bay Cooperative). Gulf to Bay recorded 10 sales at a $167,500 median over 36 months, 2023-09-10 to 2026-09-09 (Charlotte County Property Appraiser). Ask the board for its transfer rules before you list.
Yes, and the Charlotte side has an active lot market: ZIP 34224 recorded 138 qualified vacant-lot sales at a $25,000 median from 2025-09-10 to 2026-09-09, with a high of $530,500 (Charlotte County Property Appraiser). Buyers will ask about the Englewood East assessment and the cost to bring water and sewer to the lot, which the Englewood Water District prices at $15,454.50 per ERC for both in FY2026 (EWD rate notice).
Gulf access matters to buyers, and so does the route. Document your canal, depth at your dock as you know it, and the bridges between your home and open water: the Manasota Key drawbridges clear 26 feet closed at mean high water and the Ainger Creek road bridge is a fixed 9 feet (NOAA Coast Pilot 5, chapter 12). Buyers with taller boats will check.
On the Charlotte side, Charlotte County says existing development may need to bring lighting fixtures or windows up to code, and it runs night inspections that can lead to violation notices (Charlotte County sea turtle brochure). Beach-visible fixtures must be FWC approved and beach-visible glass tinted to 45 percent light transmittance or less. Fixing it before listing removes an inspection objection.
You can, but an Englewood sale has more moving parts than most: two county rolls, flood disclosure, the 50 percent rule, beach and street assessments, and water district charges. A listing agent’s job is to price against the right comparable set and keep those issues from collapsing a contract. Talk to Jesse at (239) 898-6072 before you decide, and get our free valuation either way.
Start over on pricing, not just photos. Re-check the comparable set on your own county’s roll, confirm your flood zone and insurance story, and price to what recorded sales support (Charlotte County Property Appraiser; Sarasota County Property Appraiser). Then relaunch with a clear disclosure package. Call Jesse at (239) 898-6072 for a second opinion.
That is a tax question for your CPA or tax attorney, not your real estate agent, and the answer depends on your ownership, use and basis. We do not give tax advice. Bring your closing statement from the original purchase and your improvement records to that conversation before you list.
It can, if you are on the Sarasota side near Dearborn Street. The Englewood Community Redevelopment Area covers only the Sarasota County part of Englewood, and its 2024 plan says it runs “until Year 2029” (Englewood CRA Plan 2024). Buyers near the old town ask about what is planned, such as the Buchan’s Bayside expansion the Sarasota County Commission approved in July 2026 (WWSB).
Price it against its own community first. In the Sarasota window, 2025-10-15 to 2026-10-14, Boca Royale recorded 86 sales at a $576,500 median and Beachwalk by Manasota Key 206 sales at a $672,300 median (Sarasota County Property Appraiser). On the Charlotte side, the Coco Bay group recorded 129 sales at a $315,000 median from 2025-09-10 to 2026-09-09, 109 of them builder-direct (Charlotte County Property Appraiser), which means resales there compete with new homes.
We price, market, negotiate and close with a local plan: pricing from recorded sales on your county’s roll, professional listing exposure, a disclosure package that answers the flood, assessment and water questions up front, and a negotiation run by the partners who lead Domain Realty Group. Start with a free valuation or call Jesse at (239) 898-6072, text or call. We respond same-day.