What Is My Bird Section Home Worth?

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McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and the #5 real estate team in Florida (RealTrends 2026). Top 1% Real Estate Agents Nationally Since 2008, over $900 million in personal sales, 4,000+ transactions, and more than $2.5 billion sold as the Domain Realty Group team.

By Jesse McGreevy and Marc Comisar. Updated October 2026.

Jesse McGreevy and Marc Comisar wrote this page for owners who want a defensible number for a canal house or a homesite before they decide anything. The Bird Section is a single-family canal neighborhood inside Punta Gorda Isles in Punta Gorda, Florida, and it is the part of the Isles we price most often. Our Bird Section neighborhood guide covers daily life, the streets and the water; this page does one job, which is to show how a Bird Section property is valued and what the county’s recorded sales say it is worth.

What Is a Bird Section Home Worth in 2026?

A Bird Section home is worth what comparable canal homes in the same section, era, size and water position have recorded. In the 12 months to September 9, 2026, Charlotte County recorded 153 qualified single-family sales here at a $745,000 median and $324.99 per heated square foot, with the middle half between $591,500 and $972,000.

Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, 12 months to September 9, 2026, the newest sale in the county file downloaded October 28, 2026, retrieved 28 Oct 2026, our analysis).

The Bird Section (Punta Gorda Isles Sections 12 and 14) is a name people use for the southern part of the Isles, and it is not a line on the county’s books. The county records two plat sections, 12 and 14, and between them they hold 2,377 parcels on the October 2026 roll: 2,106 single-family homes (982 in Section 12 and 1,124 in Section 14), 235 vacant parcels, 32 villa and multifamily parcels, the St. Andrews South golf course parcel and two canal parcels. This page values the homes and the homesites. The condominiums on Bird Section streets, including Venetian Isles, and the villa parcels are counted separately and are not in these figures.

We pulled every qualified Charlotte County sale in the Bird Section through September 9, 2026, the newest deed in the county file, and we tracked each one against the county roll for year built, living area, plat section, block and waterfront flag. A sale counts only when the Department of Revenue sale code marks it qualified, which keeps out quitclaims, corrective deeds and transfers between related parties. Every number below is either printed straight from that list or computed from it, and the arithmetic is shown wherever it is a worked example.

Six Bird Section numbers, six different questions

The first line is the number most people mean when they ask what the neighborhood is worth, and it is the least useful one for a single house. The Bird Section’s 153 sales ran from $186,000 for an older dry-lot house to $1,895,000 for a large Section 12 rebuild, a spread of $1,709,000 (1,895,000 minus 186,000). Four questions explain almost all of that spread, and they are the four tests on this page: which section and street the house is on, when it was built and how high it sits, how big it is, and what water, seawall and route it has.

Which Bird Section number applies to your address

Start with your plat section and block, because the section is the first split in the record. Then date the house, because the Bird Section’s median year built is 1998 in both sections and the 2020s rebuilds trade at nearly double the 1980s homes. Then read the water: whether the lot carries the waterfront flag, where the city seawall behind it sits in the replacement program, and which way a boat leaves the canal. Those three answers are the first three lines of every Bird Section valuation file we write, and a buyer’s agent will read the same three lines before making an offer.

Why Do Bird Section Sellers Choose McGreevy and Comisar?

Bird Section owners choose McGreevy and Comisar because we value their house from the 153 recorded sales in Sections 12 and 14 rather than from a portal estimate, and we answer the seawall, canal assessment, flood and route questions before a buyer asks them. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012.

Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, 12 months to September 9, 2026, retrieved 28 Oct 2026, our analysis).

If you are comparing the best real estate agents in Punta Gorda, a fair test for a canal neighborhood is to ask each one what the last 12 months of recorded sales say about your own section. We lead Domain Realty Group, and our method is the same on a 1970s Section 14 house on a dry lot as on a rebuilt Section 12 home with a new dock behind it. You get the comparables, the adjustments and the net sheet, and you can check every line against the county file.

• Top 1% Real Estate Agents Nationally Since 2008
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• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
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Every Bird Section valuation comes from a partner, not a call center. Call Jesse McGreevy at (239) 898-6072 to start one, or read how selling in the Bird Section works once the number is in your hands.

Table of Contents

• What Is a Bird Section Home Worth in 2026?
• Why Do Bird Section Sellers Choose McGreevy and Comisar?
• How Do I Get a Free Bird Section Home Valuation?
• Why Does Our Valuation Beat a Portal Estimate in the Bird Section?
• Test One: Which Section and Street Is Your Home On?
• Test Two: When Was It Built, and How High Does It Sit?
• Test Three: How Big Is It?
• Test Four: Water, Seawall and Route
• What Is a Bird Section Vacant Lot Worth?
• Are Bird Section Home Prices Dropping?
• What Do All 153 Recorded Bird Section Sales Show?
• How Does the Bird Section Compare With Punta Gorda Isles as a Whole?
• Bird Section vs Burnt Store Isles: How Do the Values Compare?
• What Does the Property Appraiser’s Value Tell You, and What Does It Not?
• How Will Taxes and the Canal Assessment Change a Buyer’s Payment?
• What Does It Cost to Sell a Bird Section Home?
• Want a Free In-Person CMA for Your Bird Section Home?
• Frequently Asked Questions, Valuation Edition: Bird Section Home Values
• What Bird Section Sellers Say About Working With Us
• Downloadable Documents
• Sources
• Your Local Real Estate Experts

How Do I Get a Free Bird Section Home Valuation?

The fastest route to a Bird Section home valuation is the address form at the top of this page, which takes about sixty seconds and goes straight to Jesse McGreevy and Marc Comisar. We answer with the recorded comparables from your section, the seawall status of your street, the flood panel, the canal assessment line from your tax bill and a seller net sheet.

Data updated: October 2026 (Charlotte County Property Appraiser recorded sales and roll, City of Punta Gorda seawall status sheet revised August 26, 2026, retrieved 28 Oct 2026, our analysis).

Get your free valuation in 60 seconds

Enter your address in the free Bird Section home valuation form and tell us whether you are selling this season, next year, or simply want to know. A partner answers. If you would rather talk first, call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008, and the file carries no charge and no obligation.

What you receive with a Bird Section valuation

You receive a written price range with the recorded sales we used, listed by street, date, year built and heated area; the adjustments we made and the reason for each; your plat section, block and lot as the county records them; the route a boat takes from your dock, as we traced it; the status of your street on the city’s current seawall sheet; the canal assessment treatment for your block, including whether the district’s legal description excludes it; the FEMA flood zone and base flood elevation for the parcel and the elevation certificate if one exists; and a net sheet. If a figure on our sheet is wrong you should be able to find it, which is why the sheet shows its sources.

Who the valuation is for

Owners a year or more from selling who want a number to plan around. Owners deciding between selling an older canal house and keeping it. Heirs settling an estate. Owners of out-of-state homes who have not seen the house since last season. Owners of vacant homesites, because the Isles’ roll flags 172 of the Bird Section’s 235 vacant parcels as waterfront and a canal lot is a different asset from a house. Owners of dry-lot and golf-side homes in the blocks the canal district leaves out, whose comparables are a different, smaller set. If you already know you are moving, our guide to selling in the Bird Section walks through the listing plan from pricing to closing.

How a Bird Section valuation is built, in order

We open the county record for your parcel and confirm the plat section and block. We pull the sales in your section and your era and set the four tests below beside your house. We read the city’s seawall sheet for your street and the county’s flood layer for your address. We check the tax bill for the canal assessment, the Alligator Creek line and any association charge. Then we walk the house and the dock, adjust the comparables for what we see, and write the range. Where a figure we would normally print is not yet in our file, the page says so and gives the date, and the same discipline applies to your valuation.

Why Does Our Valuation Beat a Portal Estimate in the Bird Section?

A portal estimate cannot see the things that separate two Bird Section canal houses: the section, the water, the seawall behind the house, the floor height and the build year. We value from 153 county-recorded sales in two plat sections, while the Southwest Florida MLS holds 66 closings for all of Punta Gorda Isles in ZIP 33950 in a comparable year and has no field for the section.

Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, 12 months to September 9, 2026; Southwest Florida MLS, Punta Gorda Isles label, ZIP 33950, 12 months to October 29, 2026; retrieved 28 Oct 2026).

The label problem: 153 recorded sales against 66 labeled closings

Charlotte County recorded 153 qualified single-family sales in the Bird Section alone in the 12 months to September 9, 2026. The Southwest Florida MLS, for the development label Punta Gorda Isles, shows 66 closings across the whole community in ZIP 33950 in the 12 months to October 29, 2026, at a $632,500 median, 86.5 days on market and 95.9 percent of list price. That is a Punta Gorda Isles-wide, Southwest Florida MLS figure, and it mixes condominium units on Isles streets with houses. It also misses most recorded sales, because Charlotte County is where local MLS coverage is thinnest. A model that learns Isles prices from the label is learning from a fraction of the market and from a blend of two products.

The name problem: the label does not know your section

Even where an MLS record exists, it does not say whether the house is in Section 12 or Section 14, and it does not say whether the block sits inside the city canal district. The recorded plat does. Section 12 recorded 77 sales at a median $800,000 in the window and Section 14 recorded 76 at $657,500, a gap of $142,500 (800,000 minus 657,500). An estimate built from “Punta Gorda Isles” blends those two markets into one figure and misses your house by half of that gap in either direction.

What an estimate cannot observe

An automated model reads public fields. It does not read whether the seawall behind a house has been replaced or is queued on the city’s August 26, 2026 sheet, whether the house was rebuilt in the 2020s or is a 1970s original, whether the floor sits above the base flood elevation, whether a dock and lift are permitted, whether the lot is inside or outside the canal assessment district, or which way the boat goes to reach Charlotte Harbor. In the Bird Section those attributes carry real money: 2020-and-later homes recorded at $1,357,500 against $667,500 for the 1980s, and homes the appraiser does not flag as waterfront recorded at $446,000 against $755,000 for those it does.

The county record and what it cannot show

The county file is complete for deeds through September 9, 2026, and it carries price, date, parcel, year built and living area. It does not carry days on market, the list price or the sale-to-list ratio for the Bird Section as a group. Matched by address to the single-family parcels of plat Sections 12 and 14 on the Charlotte County roll, the Southwest Florida MLS export of October 29, 2026 holds 21 Bird Section closings in the 12 months to that date (9 in Section 12, 12 in Section 14), at a $735,000 median, a 90-day median on market and a 95.7 percent median sale-to-list ratio. Those 21 are a small share of the 153 recorded sales, so we use them as a gauge of pace, and we label the Punta Gorda Isles-wide MLS figures for what they are.

Why a human valuation matters at the top of the market

Thirty-six of the Bird Section’s 153 sales, 23.5 percent, closed at $1,000,000 or more, and six of those closed at $1,500,000 or above. At that level, three comparables that differ by a rebuilt dock, a new roof or a raised floor can differ by six figures. A valuation that stops at the county’s square-foot median will miss it, and a buyer’s lender or appraiser will find it.

Test One: Which Section and Street Is Your Home On?

The first test is the plat section. Section 12 recorded 77 sales at $800,000 ($337.81 per heated square foot) and Section 14 recorded 76 at $657,500 ($316.47), a $142,500 gap in the 12 months to September 9, 2026. The 46 sales on bird-named streets, all in Section 14, ran at $747,000.

Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, 12 months to September 9, 2026, retrieved 28 Oct 2026, our analysis).

Sections 12 and 14 sit side by side on the map and trade as two markets. Section 12’s streets carry island, Florida key and personal names, and it holds the St. Andrews South golf course and the larger average house: the roll’s median living area is 2,440 square feet in Section 12 against 2,184 in Section 14. Every bird-named single-family street is in Section 14. The county’s Section 14 includes both the bird streets, where the 46 sales settled at $747,000, and a set of edge streets with other names where the median is much lower.

The two sections, side by side

Read the table from the bottom. The per-square-foot gap is only $21.34 (337.81 minus 316.47), while the price gap is $142,500, so most of the section gap is size and era rather than a different price for the same house. Section 12’s homes are bigger by 256 square feet at the median (2,440 minus 2,184), and its 2000s and 2010s rebuilds carry more of the sales. That is why a section median is a starting point and not a price.

The gap between the sections, year by year

Section 14 was within $35,500 of Section 12 in 2022 and then fell $100,000 to $151,250 behind in 2023, 2024 and 2025. In 2026 to date the gap has narrowed to $80,000. The July 1 to September 9, 2026 stretch shows the narrowing most clearly: Section 12 recorded 15 sales at $830,000 and Section 14 recorded 16 at $797,500, a gap of $32,500, and their per-square-foot medians were $344.12 and $343.33. If that holds, the two sections are converging again on a per-square-foot basis, which is what a seller in Section 14 wants to read. Ten weeks is a short window, so we treat it as a reading and not a trend.

Bird-named streets and the edge streets of Section 14

The 46 sales on bird-named streets recorded a $747,000 median at $341.23 per square foot, which is above the Section 14 median and almost exactly the Bird Section’s overall median. The other 30 Section 14 sales, on streets with other names, recorded a median of $537,450 (46 plus 30 is the 76 Section 14 sales). Those edge streets, among them Guadalupe, Magdalina, Juno, Winward, Genoa, Aqui Esta, Don Juan, San Marino and Appian, hold the 1970s houses. The bird streets hold the rebuilds and the 1990s and 2000s houses. A valuation that quotes “Section 14 at $657,500” to a Whip-Poor-Will Boulevard owner understates the house, and one that quotes “the Bird Section at $745,000” to a Guadalupe Drive owner overstates it.

Street-level medians

Streets with three or more sales in the window, counted across both sections where a street runs through both:

Seventy streets recorded at least one sale in the window, so the table above covers only the streets with enough sales to show a pattern. Three sales is a thin median: Guadalupe Drive’s $400,000 is three 1970s houses, and Kittiwake Drive’s $1,250,000 is three sales that could each move it. Read a street median as a clue about the neighborhood and let the comparables carry the price.

Blocks the canal district leaves out

The city’s canal maintenance district does not cover every Bird Section lot. Its legal description excludes Section 12 Blocks 156 through 162 and Section 14 Blocks 163 through 167, and 232 single-family homes sit in those blocks, most of them dry or golf-side. Ten of the 153 recorded sales were in those blocks, at a $525,000 median. They include the $186,000 sale of a 1972 house on Aqui Esta Drive, which is a qualified sale and stays in the count, and which is the reason the Bird Section’s low is $186,000 and not $300,000. If your block is one of those, your comparables are that smaller set, and your tax bill carries no city canal line, which we confirm on the bill itself and not from the street name.

Thinking of Selling in the Bird Section This Year?

The Bird Section recorded 153 single-family sales in the 12 months to September 9, 2026, up 53 percent on the 100 of the year before, and the July 1 to September 9 stretch ran at $805,000 on 31 sales, the highest quarter in the window. If you are selling, start with your free Bird Section home valuation and call Jesse direct at (239) 898-6072. If you are buying here instead, read how we represent buyers in Southwest Florida and call Marc at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008, inside Punta Gorda Isles.

Test Two: When Was It Built, and How High Does It Sit?

The second test is the building era, which is the steepest price slope in the Bird Section. Homes built before 1980 recorded 16 sales at $450,000, 1980s homes 43 at $667,500, and homes built in 2020 or later 8 at $1,357,500, which is $548.67 per heated square foot against $275.51 for the oldest group.

Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, 12 months to September 9, 2026, and the October 28, 2026 roll; FEMA National Flood Hazard Layer; retrieved 28 Oct 2026, our analysis).

The roll’s median year built is 1998 in both sections, and that single number hides a wide range. The 1970s homes, 189 in all, are every one of them in Section 14. The 1980s hold 462 homes, the 1990s 542, the 2000s 458 and the 2010s 273, and 182 homes carry a 2020s year built. A total of 913 homes, 43.4 percent of the stock, were built in 2000 or later, and 112 were built in 2023 or later (47 in 2023, 29 in 2024, 26 in 2025 and 10 in 2026). The neighborhood is old and young at once, because owners have been replacing original canal houses on the same lots for two decades.

The era table

The per-square-foot column is the instructive one. From the 1980s through the 2000s it sits in a narrow band, $311.15 to $325.90, which says that a 1990s house and a 2000s house are priced mostly by size at similar rates. The step comes after 2010: $415.42 for the 2010s and $548.67 for 2020 and later. Those are the homes built to today’s flood and wind standards, with higher floors, impact openings and current systems, and the buyer pays for them by the square foot. The 1980s house at $311.15 competes with the lot underneath it, and a house built before 1980 at $275.51 is mostly priced as a lot with a structure that has some years left.

The era gap by section

Source: our analysis of the 153 recorded sales in the 12 months to September 9, 2026. The small counts in the last two rows mean a medians-of-three reading, so use them for direction only. The pattern is plain enough: the sections are far apart on the 1980s houses, $727,500 against $585,000, and nearly together on the 2000s houses, $899,900 against $895,000. The section gap in the headline is largely an old-stock gap. Section 14 holds all 16 of the pre-1980 sales and Section 12 holds none, and that alone drags the Section 14 median down.

What the roll’s year built does not say

The roll records one year built per parcel. It does not say whether a 1985 house has had its roof, windows, air handler and kitchen replaced, and it does not say whether a 1975 house has been raised and gutted. Two houses with the same roll year can sit $200,000 apart because of work the county never saw. A permit search by address fills part of that gap, and the walkthrough fills the rest. We note any improvement we can document and adjust for it separately, which is also what an appraiser would do.

How high it sits

Elevation is the second half of this test. We drew 30 single-family addresses at random across the two sections, 15 in each, and checked each against the FEMA National Flood Hazard Layer: all 30 read Zone AE, coastal floodplain, with a base flood elevation of 9.0 feet. The city’s flood maps took effect December 15, 2022. A sample is not a determination for any parcel, and the zone and base flood elevation for your address come from the FEMA map service center. What moves price is the house’s finished floor against that 9 feet, which only an elevation certificate states. A floor well above the base flood elevation lowers the flood premium a buyer is quoted, and a floor below it raises the premium a buyer is quoted. We ask for the certificate on day one, and we order one when none exists, because the number on it belongs in the valuation.

Insurance as a value line

Every Bird Section buyer’s insurance agent will ask the same short list: roof age, roof shape, opening protection, the year of the electrical panel and the air handler, and the elevation certificate. A recent roof and a current wind mitigation report turn into premium credits under Florida Statute 627.711, and they are two of the cheapest ways for a seller to improve the file a buyer reads. Evacuation is part of the same picture: the county’s evacuation-zone layer returned Zone A at every Isles address tested, so a buyer should expect the question and the answer. We never tell a seller what the insurance will cost; we tell the seller what to put in the file so the buyer’s agent can ask the question and get a number.

Test Three: How Big Is It?

The third test is heated living area. Homes under 1,800 square feet recorded 18 sales at $450,000, homes of 1,800 to 2,099 square feet recorded 32 at $598,000, and homes of 3,000 square feet and up recorded 18 at $1,215,000. Above 2,100 square feet the per-square-foot price is nearly flat at $335 to $348.

Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, 12 months to September 9, 2026, and the October 28, 2026 roll, retrieved 28 Oct 2026, our analysis).

The size table

The price climbs with size, and the rate per foot climbs only through the first three bands before it flattens. Moving from the smallest band to the 2,100 to 2,399 band lifts the median price by $332,750 (782,750 minus 450,000) and the rate by $57.48 per square foot (348.23 minus 290.75). Moving from there to the 3,000-and-up band lifts the price by another $432,250 (1,215,000 minus 782,750) at a rate that is $6.73 lower (348.23 minus 341.50). In plain terms, a buyer pays for the first 2,100 square feet and then pays roughly the same flat rate for each extra foot, which is why the biggest houses sell for the most and still do not fetch a higher price per foot.

The size mix of the roll

The roll’s living-area bands show who your buyers are cross-shopping. Of 2,106 homes, 250 are under 1,800 square feet, 990 are 1,800 to 2,399, 632 are 2,400 to 2,999, and 234 are 3,000 and up. By section, Section 14 holds 207 of the 250 smaller homes, and Section 12 holds 156 of the 234 largest. The median living area is 2,312 square feet, the median total area under roof 3,287 square feet (3,470 in Section 12 and 3,122 in Section 14), and 95.3 percent of homes carry a pool flag. A pool is the norm here and not a premium: 146 of the 153 recorded sales had one, at $752,500, against 7 without at $461,000.

Size and section together

Source: our analysis of the 153 recorded sales. In the 2,100 to 2,399 band the two sections are $7,500 apart, $779,000 and $786,500, which is as close as two medians get. The section gap in the headline, then, is mostly a mix effect: Section 14 sells many more small, older houses and Section 12 sells many more large ones. The 2,400 to 2,999 band in Section 14 is a 16-sale median that includes several rebuilt bird-street homes, and the 3,000-and-up band in Section 14 is five sales. Use those two cells with care.

Price per square foot is a check, not a price

We use per-square-foot as a reasonableness test after the comparables set a range. The Bird Section’s overall median is $324.99 per heated square foot, and the median for homes of 2,100 square feet and above runs $335 to $348 across the three larger bands. If a proposed list price implies a rate far outside the band for the house’s size and era, one of the inputs is wrong. We also never compare a county rate, which divides by the roll’s heated area, with a listing’s advertised square footage, which can include enclosed lanai or garage space. County figures against county figures only.

Test Four: Water, Seawall and Route

The fourth test is the water. The appraiser’s waterfront flag covers 145 of the 153 recorded sales, at a $755,000 median, against 8 unflagged sales at $446,000. For a waterfront owner the questions that move the number are the status of the city’s seawall behind the house and the route a boat takes from the dock to Charlotte Harbor.

Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales and roll; City of Punta Gorda seawall status sheet revised August 26, 2026; Charlotte County Alligator Creek dredge page; retrieved 28 Oct 2026, our analysis).

On the October 2026 roll, 1,914 of 2,106 homes (90.9 percent) carry the waterfront flag, and outside the canal district’s excluded blocks 1,871 of the 1,874 single-family homes do. So water is the default in the Bird Section, and the dry-lot home is the exception that needs its own comparables. Among sales, the waterfront-flag homes in Section 12 recorded 73 sales at $812,500 and those in Section 14 recorded 72 at $678,750, which tracks the section gap and says the flag by itself does not explain it.

The city seawall behind the house

The City of Punta Gorda replaces and maintains the seawalls in the Punta Gorda Isles canal district as part of its canal program. The owner owns the dock, the lift, the walkway and the fence, and rebuilds them after the city’s seawall work. That split is the valuation fact: a street whose wall the city has replaced offers the buyer a finished wall; a street where the city has sent letters offers the buyer a coming job at the dock and landscaping, and the price of that job comes out of the buyer’s offer.

The city’s current work sheet for the “BIRD SE” zone, revised August 26, 2026, lists 2,546 feet of replacement for the 2025 and 2026 fiscal-year program. We print streets and status here and omit the house numbers on the sheet.

The sheet’s own column totals 2,546 estimated feet. The Section 12 streets sit on the city’s southwest sheet instead:

Those six Section 12 rows total 1,196 feet (180 plus 309 plus 90 plus 35 plus 182 plus 400). The Hurricane Ian repair schedule, a separate city document, shows completed sites on many Bird Section streets, among them Turtle Dove, Casey Key, Blue Jay, Raven, Partridge, Almar, Whip-Poor-Will and Sea Fan in the southeast zone and Via Veneto, La Costa Island, St Davids Island, Deborah, Ryan, Suzi and Aruba in the southwest zone, and it shows no active Ian site in either zone. The one active Ian site is on Bal Harbor Boulevard in the north of the Isles. The city’s annual seawall assessment for January 12 to March 31, 2026 covered the north zones, bounded by Aqui Esta Drive, Colony Point Drive, Charlotte Harbor and Magdalina Drive, and the Bird Section sits south of that line.

How we use the sheets: if your street shows “complete,” the valuation counts a replaced wall and says so in the listing. If it shows “under construction,” we note the date and the buyer-facing plan for the dock. If it shows a letter, we put the start date in the file and price the dock rebuild as the buyer’s cost. If your street is not on the sheet at all, we ask the city’s canal division for the current status instead of assuming. An older sheet is not evidence, and the sheet this page cites supersedes the June 3, 2026 revision.

The route to Charlotte Harbor

A Bird Section boat has two routes. One runs through Buckley’s Pass, a channel of about 1,446 feet by 60 feet that opened April 3, 2020, into Alligator Creek, which reaches Charlotte Harbor about one mile down the creek. The other runs north through the Punta Gorda Isles canals. Buckley’s Pass is a dredged channel and a slow-speed, minimum-wake zone under the city code, and the city has cautioned deep-draft boaters about Alligator Creek, which the county maintains. The county’s Alligator Creek maintenance dredge shows a September 15, 2026 note that the permit re-certification was approved by the Army Corps of Engineers and the county is awaiting the permit for Pirate Harbor so that the two projects can combine.

Charge history matters to a buyer’s cost reading. The city assessed $983 per water access unit for Buckley’s Pass in 2019, paid up front or at $399.53 a year over three years, and refunded $27.50 per unit in 2020. There is no current Buckley’s Pass charge. The county’s Alligator Creek Waterway assessment is a separate line at $78 per equivalent residential unit for county fiscal 2026 and 2027, up from $25, with a $100 ceiling, and it funds the entrance-channel dredge. Whether a given Bird Section parcel sits in that unit is a matter for the tax bill, and we read it there.

Most of the Punta Gorda Isles system has no fixed bridges, and not all of it. No government source publishes a bridge-by-bridge clearance table or a depth at a given dock, so this page prints no clearance and no depth. A buyer with a tall boat or a deep keel should check NOAA chart 11426 and a depth survey at mean low water for the specific dock. A sailboat premium appears in the record only when the route is traced, so we trace it before we price it.

What we adjust for water

Water adjusts the comparables in three steps. First, flag: waterfront against not waterfront, which in this record is $755,000 against $446,000 but on 145 and 8 sales, a thin comparison on the dry side. Second, seawall: replaced against queued, priced as the buyer’s dock rebuild. Third, route: how many minutes and how many obstacles lie between the dock and the harbor. We do not hold a universal dollar figure for any of the three, because the record at street level is thin and the figure would be invented. What we hold is the comparable set, and we show it.

What Is a Bird Section Vacant Lot Worth?

A Bird Section vacant homesite recorded 12 sales in the 12 months to September 9, 2026, at a $362,500 median, ranging from $55,000 to $520,000. Waterfront lots recorded 8 sales at $417,750 and dry lots 4 at $72,500. Over 36 months the waterfront lot median is $392,500 on 20 sales.

Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified vacant-parcel sales, windows ending September 9, 2026, and the October 28, 2026 roll; retrieved 28 Oct 2026, our analysis).

The roll holds 235 vacant parcels in the two sections: 105 in Section 12 and 130 in Section 14, and 172 of them carry the waterfront flag (62 in Section 12 and 110 in Section 14). They belong to 212 distinct owner names, and the largest single holding is four parcels, so this is a market of individual owners and not of a few land-bankers. The appraiser’s land field for the vacant parcels has a $248,000 median (Section 12 $116,000, Section 14 $297,000) and the just value has a $212,471 median ($98,600 in Section 12 and $257,126 in Section 14), but those are tax-roll numbers across dry, golf-side and canal parcels, and they do not stand in for a sale.

The twelve vacant-lot sales

The list falls into two groups. The three lowest sales, $55,000, $70,000 and $75,000, are on Roma Court Block 167, Deborah Drive Block 162 and Bal Harbor Boulevard Block 156, all blocks the canal district excludes, and the $115,000 Deborah Drive sale is in the same Block 162. The other eight are canal-side lots from $188,000 to $520,000. The split by the appraiser’s waterfront flag says the same thing: eight waterfront sales from $188,000 to $520,000 at a $417,750 median, and four not-waterfront sales from $55,000 to $115,000 at $72,500. Over 36 months the waterfront median is $392,500 on 20 sales and the dry median $110,000 on 10. Over 60 months it is $339,000 on 60 and $97,500 on 33.

The lot as a floor under an older house

An older canal house is worth at least what its lot would bring, less the cost of clearing it, and the record gives a way to see how close that floor is. The waterfront lot median of $417,750 sits only $32,250 below the median of the pre-1980 houses, $450,000 (450,000 minus 417,750), and $249,750 below the 1980s median, $667,500. These are medians of different parcels, so they are not the same property priced two ways, but the gap is the point: for a 1970s Section 14 canal house, the structure adds a modest amount to what the land would sell for, and a buyer who plans to rebuild is a competitor of the buyer who plans to live in it. That is the reason we value an older canal house twice, once as a house and once as a lot, and show the owner both.

Lot-specific adjustments

For a waterfront homesite we read the same four things as for a house, adapted: section and block; which side of the canal district line the lot sits on; the seawall status on the street (a vacant lot on the sheet, such as the Sea Breeze Court lot, is in the same program as a house); and the route. We add the vacant-lot mowing assessment, $285 per 10,000 square feet or part of it, which appears on the lot’s tax bill and is a small, annual and certain cost. We also note that the canal assessment applies to a subdivided lot zoned for single-family use within the district. A buyer’s cost of building is a separate question that we do not price from a fact base we do not have, so we leave the builder’s estimate to the builder.

Yearly lot medians

The lot market had a burst in 2021, 99 sales, and has been thin since: single digits in 2024 and 2025, 11 in 2026 to date. Medians in a thin year swing with the mix of waterfront and dry lots, so a year-by-year line says more about which lots sold than about a price level. We value a lot against waterfront and dry comparables separately and across 12, 36 and 60 months, because 12 sales can contain four dry lots by accident.

Are Bird Section Home Prices Dropping?

Bird Section prices have eased from the 2022 to 2024 plateau but the last few months firmed. The median was $745,000 on 153 sales in the 12 months to September 9, 2026, down 4.2 percent from $777,500 on 100 sales a year earlier, while volume rose 53 percent and the July 1 to September 9 stretch ran at $805,000.

Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, windows ending September 9, 2026, the newest sale in the county file downloaded October 28, 2026, retrieved 28 Oct 2026, our analysis).

Rolling windows on the county record

The longer the window, the higher the median, which is the signature of a market that peaked and came back. The 60-month median of $823,000 includes the 2022 to 2024 plateau. The 12-month figure is the one a buyer’s agent will anchor on, and it is the right one to price from. Moving from the 60-month window to the 12-month window lowers the median by $78,000 (823,000 minus 745,000), about 9.5 percent of the longer figure.

Calendar years, 2020 to 2026

The peak year is 2022 at $935,000 on 109 sales. From there the median held near $900,000 through 2023 and 2024, then reset to $739,000 in 2025, a drop of $161,000 from 2024 (900,000 minus 739,000), and sits at $750,000 in 2026 so far. The per-square-foot figure tells the same story with less mix noise: $405.92 in 2022, $413.84 in 2023, $380.37 in 2024, $321.31 in 2025 and $324.90 in 2026 to date. The fall from the 2023 high to today is $88.94 per square foot (413.84 minus 324.90). Volume is the other half: 2026 already has 120 sales through September 9, above every full year since 2021’s 136. Today’s index shows 2022 at 109 sales and $935,000 and 2023 at 99 and $899,000, because deeds recorded late are added to the file over time.

The four periods inside the latest 12 months

Each period is higher than the one before. The last period is $85,000 above the first (805,000 minus 720,000), a rise of 11.8 percent of the first period’s median. The reading is that 2026 has firmed through the year. The caution is that the last period is ten weeks and 31 sales, and that a few large rebuilds can lift a median in a short window; the companion fact is that the July to September per-square-foot medians were $344.12 for Section 12 and $343.33 for Section 14, so the firming shows up in rate and not only in mix.

Month by month

Source: our analysis of the 153 recorded sales, by recording month. Months with fewer than ten sales are noisy, and September 2025 and September 2026 are partial. March 2026 is the busiest month with 25 sales, which fits the snowbird season, and August 2026 at $815,000 on 14 sales is the strongest full month in the window. The record is by recording date, which trails the contract date by weeks, so a month’s number describes the contracts of the month or two before.

Does the record say buyer’s market or seller’s market?

County deeds cannot say. The measures that answer that question, days on market, sale-to-list, price cuts and months of supply, come from the Southwest Florida MLS, and the Bird Section versions rest on a small sample. Matched by address, the Southwest Florida MLS export of October 29, 2026 holds 21 Bird Section closings in the 12 months to that date, at a 90-day median on market and a 95.7 percent median sale-to-list ratio, with 10 homes active and 3 under contract on October 29, about 5.7 months of supply on that feed. The export does not carry original list prices, so price cuts are not stated. Information not available at time of publishing (checked 2026-11-10). What the county record does show is volume up 53 percent with prices down 4.2 percent, which is the signature of buyers who have returned to a market that is no longer rising. Punta Gorda Isles-wide, Southwest Florida MLS closings in ZIP 33950 for the 12 months to October 29, 2026 took a median 86.5 days at a median 95.9 percent of list price, a community-wide reading that mixes condominium units with houses.

What price to start from

Price to the last 12 months, $745,000 at the median and higher for a bird-street house or a newer rebuild, and not to the 2022 to 2024 plateau of $900,000 to $935,000. Sellers who list from the plateau spend the first weeks learning that the buyers in the record bought in a different market. Sellers who list from the last 12 months, with the seawall status and the flood paperwork in the file, meet buyers who have already seen the same numbers.

What Do All 153 Recorded Bird Section Sales Show?

The 153 qualified single-family sales recorded in the Bird Section from September 10, 2025 to September 9, 2026 are listed below by recording date, street, plat section, block, year built, heated area and price, with house numbers, owners, buyers and sellers left out. They total $124,404,700, from $186,000 to $1,895,000, at a $745,000 median.

Data updated: October 2026 (Charlotte County Property Appraiser sales file and roll, downloaded October 28, 2026, retrieved 28 Oct 2026, our analysis).

How to read the list: the “Bird-named street” column marks Section 14 streets named for birds. The “In canal district blocks” column says whether the block is inside the legal description of the city’s canal maintenance district, and “no (excluded block)” means the block is one of those the description leaves out; confirm any address on its tax bill. The “Note” column flags the one sale the county rule treats as a likely builder first sale, a 2024 Royal Tern Drive house that sold within a year of its build date. New homes in the Bird Section are mostly built by owners on lots they own, so builder first sales are rare here, and we print no builder-direct median.

What the list teaches in five lines

The lowest sale, $186,000, is a 1972 house on Aqui Esta Drive in an excluded block, and the next lowest are the $300,000 and $355,000 sales of 1977 and 1989 houses on Guadalupe Drive and Magdalina Drive, both also in excluded blocks. The highest sale, $1,895,000, is a 2019 house of 4,128 heated square feet on San Mateo Drive in Section 12, and the next four are $1,700,000 on St Davids Island Court, $1,650,000 on Eider Court, $1,600,000 on Casey Key Drive and $1,590,000 on Kinglet Drive. Three of the five top sales are in Section 12 and two are on bird streets in Section 14. Thirty-six sales closed at $1,000,000 or more. Eight sales were of homes built in 2020 or later. And 16 sales were of homes built before 1980, every one in Section 14.

How we use the list on a valuation

For your house we select the sales in the list that match on section, era, size band and water position, usually five to ten, and we widen to the 24-month and 36-month windows when the 12-month set is thin for your product. We place your house against them line by line. A 1998 house of 2,300 heated square feet on a bird street in Section 14 starts from the 1990s and 2100-to-2399 rows, from Section 14’s bird-street sales, and from the sales on its own and adjoining streets. We do not average the list. We choose a set and explain why.

A worked example of the method

Take a hypothetical house, not a real property: Section 14, bird-named street, built 1998, 2,300 heated square feet, waterfront, with a pool. Four reference points from the record bracket the range. The bird-street median is $747,000. The 1990s era median is $737,500. The 2,100 to 2,399 square-foot band median is $782,750. The Bird Section median rate of $324.99 per square foot times 2,300 square feet gives $747,477 (324.99 times 2,300). Four independent anchors fall between $737,500 and $782,750, a spread of $45,250 (782,750 minus 737,500). That is the shape of a defensible range for the example before any adjustment for a replaced seawall, a new roof, a raised floor or a dock. Real houses move away from that band, and the walkthrough and the nearest comparables decide how far. The example shows the method and is not a price for any home.

How Does the Bird Section Compare With Punta Gorda Isles as a Whole?

The Bird Section is 153 of the 337 single-family sales recorded across Punta Gorda Isles proper in the same 12 months, 45 percent, at a $745,000 median against a Punta Gorda Isles-wide $700,000, which is $45,000 higher. Per heated square foot it runs $324.99 against $320.54 community-wide.

Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, 12 months to September 9, 2026; Southwest Florida MLS, development label Punta Gorda Isles, ZIP 33950, 12 months to October 29, 2026; retrieved 28 Oct 2026, our analysis).

Source: county figures from the Charlotte County Property Appraiser file and our analysis; the Punta Gorda Isles-wide county figure covers Sections 1 to 12, 14, 17, 24, 26, 27, 9B and 9C. The Isles-wide MLS lines are the Southwest Florida MLS development label and mix condominium units with houses; the Bird Section MLS lines are single-family closings on the October 29, 2026 export, matched by address to the Sections 12 and 14 roll. The Bird Section is about half of the Isles’ single-family sales, so it pulls the community figure toward itself: the other 184 sales (337 minus 153) are in the northern sections, the other southern plats and the later sections.

Why the $632,500 and the $700,000 are both right

The two community-wide medians count different homes. The county figure of $700,000 is single-family only. The MLS figure of $632,500 is 66 closings in the 12 months to October 29, 2026 that include 12 condominium, villa or attached units on Isles streets and misses most recorded sales. A Bird Section owner should read the first as the market for houses and ignore the second as a number for a house. Neither one is a Bird Section number, and the right one is $745,000.

What the parent view still helps with

The community-wide view is useful for context: it tells you the Bird Section is the large, higher-priced southern block of a canal community that is itself more than 300 sales a year. It does not tell you whether your house is a Section 12 rebuild or a Section 14 original. For the broader picture of the Isles, including the northern sections, our Punta Gorda Isles home value guide values the whole community by plat section, and our Punta Gorda home value guide covers the city. This page goes deeper on the two sections where the Bird Section’s 2,106 homes sit.

Bird Section vs Burnt Store Isles: How Do the Values Compare?

The Bird Section recorded 153 single-family sales at $745,000 and $324.99 per square foot in the 12 months to September 9, 2026; Burnt Store Isles recorded 77 at $657,400 and $286.50. That is $87,600 higher at the median (745,000 minus 657,400) and $38.49 higher per foot (324.99 minus 286.50), on twice the volume.

Data updated: October 2026 (Charlotte County Property Appraiser recorded, qualified sales, windows ending September 9, 2026, same method and selection for both neighborhoods, retrieved 28 Oct 2026, our analysis).

The windows, side by side

The Bird Section leads in every window, by $87,600 at 12 months, $97,600 at 24 months (755,000 minus 657,400), $75,000 at 36 months (790,000 minus 715,000) and $73,000 at 60 months (823,000 minus 750,000). The gap is widest in the shorter windows because the Burnt Store Isles median has been steadier while the Bird Section’s has come down from a higher peak: $935,000 in 2022 against $852,500, a difference of $82,500.

The stock and the product

The two neighborhoods are the same age and the same size at the median. They differ at the edges. Burnt Store Isles starts in 1980 and holds no pre-1980 homes; the Bird Section holds 189. The Bird Section’s 1980s homes sold for $195,500 more at the median than Burnt Store Isles’ (667,500 minus 472,000), and its new homes for $77,500 more (1,357,500 minus 1,280,000), so the gap is largest in the middle of the stock and smallest at the new end. Thirty-six sales at $1,000,000 or more against eight is the clearest difference in the top of the market.

Carrying costs and the water

Both neighborhoods pay the same 2026 millage, so the difference in the carrying cost is the canal line and any association or county charge. The Bird Section’s route has no lock, and Burnt Store Isles’ does, which matters to a buyer with a particular boat. The two neighborhoods also differ in association: most Bird Section lots have none, with a Section 14 property owners’ association on the state register whose documents, dues and whether membership is required are not published, while Burnt Store Isles has its own association and its own restrictions question, which its neighborhood page covers.

Which buyer is yours, and what it does to your price

A Bird Section seller is competing for the buyer who has $650,000 to $1,000,000 and wants a bigger house, a canal and a short run to the harbor. That buyer also looks at Burnt Store Isles, where the median is $87,600 lower and the 1980s stock is far cheaper. The Bird Section’s answer to that comparison is the rebuilds, the larger lots and homes, and the volume of choice; the Burnt Store Isles answer is price. If your house is a 1980s house, you are priced against that cheaper stock, and the seawall, roof and elevation paperwork has to carry the premium. If your house is a rebuild, the cheaper neighbor is a different buyer’s house.

What Does the Property Appraiser’s Value Tell You, and What Does It Not?

The Property Appraiser’s just value is a tax-roll number set as of January 1 under Florida’s appraisal rules, and it is not a market value. Bird Section homes carry a median just value of $608,462 on the roll, while their recorded sales ran at a median 1.24 times just value, so the roll runs well below what buyers pay.

Data updated: October 2026 (Charlotte County Property Appraiser roll downloaded October 28, 2026, prior-year values in the October 2026 file, joined to recorded sales for the 12 months to September 9, 2026; retrieved 28 Oct 2026, our analysis).

What the roll shows

Source: Charlotte County Property Appraiser roll, labeled as prior-year values in the October 2026 file. The assessed-below-just share reflects Save Our Homes on homesteads and the 10 percent cap on non-homestead property, both under Florida Statute 193.155 and related law.

Just value by building era, against what sold

The ratios are 737,500 divided by 586,051, 899,900 by 703,454, 1,075,000 by 843,245 and 1,357,500 by 915,016. These divide a median of sales by a median of roll values for different sets of homes, so treat them as a rough read and not a rule. The pattern is that the roll tracks the sold price of the 1990s to 2010s homes at about 1.26 to 1.28 times and lags the most recently built homes the most, because a new house is assessed on a land value and a partial or older improvement value until the next reassessment catches up. The roll’s median just value for homes built before 1990 is $473,714.

What it does not tell you

The just value does not know your roof, your seawall, your dock or your floor height. It does not know the price a buyer would pay this month. It is also not the number the county will use for the buyer: after a sale, the buyer’s assessed value resets to just value on January 1, which is a different figure from your homestead-capped bill. The notice you receive each August is a proposed tax value. It is the right starting point for a conversation about taxes and the wrong starting point for a listing price. We compare it with the recorded sales, note the ratio, and move on to the comparables.

Vacant parcels on the roll

For vacant parcels the roll has a median just value of $212,471 and a median land appraisal of $248,000, against recorded vacant-lot sales of $362,500 (waterfront $417,750). The roll is again below the sales, and again the mix matters: the roll’s median covers 235 parcels that include dry, golf-side and canal lots, and the sales median covers the 12 that traded. For a waterfront lot, the recorded waterfront sales are the better guide.

How Will Taxes and the Canal Assessment Change a Buyer’s Payment?

A Bird Section buyer’s bill is usually higher than the seller’s, because homestead protection resets when ownership changes. The 2026 total millage for City of Punta Gorda parcels is 16.8148, so at a $745,000 first-year value the ad valorem tax is $12,527.03 without a homestead exemption and about $11,828.21 with one, before the canal assessment.

Data updated: October 2026 (Charlotte County Property Appraiser 2026 final rate chart dated October 2, 2026; City of Punta Gorda special assessments and the September 9, 2026 budget hearing packet; retrieved 28 Oct 2026; an illustration, not a tax bill).

The arithmetic, line by line

The 2026 millage for City of Punta Gorda parcels is 16.8148 mills in total: County 6.1275, ESL 0.2000, City 3.9928, WCIND 0.0394, SWFWMD 0.1831, and schools 3.0240 plus 3.2480. Two exemption amounts apply to a homestead in 2026: $25,000 and $26,411. The first $25,000 is exempt from all millage including schools, and the additional $26,411 is exempt from the non-school millage only. The non-school total is 16.8148 minus 3.0240 minus 3.2480, which is 10.5428 mills.

For a $700,000 first-year value, the ad valorem tax is $11,770.36 without a homestead exemption (700,000 times 0.0168148) and about $11,071.54 with one (11,770.36 minus 420.37 for the $25,000 at 16.8148 mills, minus 278.45 for the $26,411 at 10.5428 mills). At the Bird Section’s $745,000 median the same method gives:

The ad valorem line differs by $698.82 (12,527.03 minus 11,828.21) between the two cases. This is an illustration that assumes the buyer’s first-year just value equals the price, which rarely holds exactly; the Property Appraiser’s tax estimator models a real parcel.

The canal assessment: only if the lot is in the district

The Punta Gorda Isles canal maintenance assessment for fiscal 2027 is $1,500 on each subdivided lot zoned for a single-family residence inside the district, the rate set at the September 9, 2026 final budget hearing, up from $1,350 in fiscal 2026 and $550 in fiscal 2017. The planning path in the city’s June 2026 advisory committee packet is $150 a year through fiscal 2031, which is planning only. The district’s legal description excludes Section 12 Blocks 156 to 162 and Section 14 Blocks 163 to 167, about 232 Bird Section homes, so a house in those blocks may carry no city canal line. We confirm that on the tax bill and never from the street name.

Adding the canal line at $1,500 to the $745,000 illustration gives a first-year bill of about $13,328.21 with a homestead exemption (11,828.21 plus 1,500) and $14,027.03 without (12,527.03 plus 1,500), for a lot inside the district. The Alligator Creek Waterway line, $78 per equivalent residential unit in county fiscal 2026 and 2027, is added only if the parcel is in that unit, which the tax bill shows. Utilities are separate: inside the city limits, effective October 1, 2026, water plus wastewater is about $104.54 a month for 5,000 gallons.

Homestead reset and portability

A seller on homestead holds an assessed value below just value because of the Save Our Homes cap; the median gap is $150,183 where the assessed value is below just. That benefit does not pass to the buyer: the buyer’s assessed value resets to just value on January 1 after a change of ownership. A seller who buys another Florida homestead may be able to carry part of the benefit under the portability rules of Florida Statute 193.155, using the Charlotte County form DR-501T, and the statute and form set the limits and the deadline. We show the seller the bill the buyer will see, because a buyer’s agent will calculate it and the number belongs in the listing conversation.

What Does It Cost to Sell a Bird Section Home?

Selling a Bird Section home costs a negotiable commission, Florida documentary stamp tax of $0.70 per $100 on the deed, title and closing fees where the contract assigns them to the seller, any association estoppel, and prorated taxes and canal assessment. At the $745,000 median the deed stamps alone are $5,215 (745,000 divided by 100, times 0.70).

Data updated: October 2026 (Florida Statutes 201.02, 718.116 and 720.30851; Florida Department of Business and Professional Regulation estoppel fee schedule; National Association of Realtors; City of Punta Gorda; retrieved 28 Oct 2026).

The estoppel lines apply only where an association claims an assessment. Most Bird Section houses have no mandatory association. The Section 14 Property Owner’s Association is on the state register, filed in 1982 and active, but its documents, dues and whether membership is required are not published, so if your Section 14 lot is subject to its recorded documents, an estoppel under Florida Statute 720.30851 states the amount, and we confirm which applies from your recorded documents and not from the street name. The caps above are the current Department of Business and Professional Regulation figures, which adjust the statutory base for inflation. A condominium on a Bird Section street follows Chapter 718 and its own budget, and is outside this page’s numbers.

Our guide to selling in the Bird Section carries the full seller net-sheet, the commission conversation and the disclosure duties, including the Florida flood disclosure under Florida Statute 689.302. These figures are information, not tax or legal advice; confirm your numbers with your closing agent, attorney or insurance agent.

Want a Free In-Person CMA for Your Bird Section Home?

A free in-person comparative market analysis is the most accurate Bird Section valuation you can get short of an appraisal, and it costs nothing. One of us walks the house and the dock, reads the route, the seawall sheet, the roof and the flood papers, and returns a written range with comparables and a net sheet.

Data updated: October 2026 (Charlotte County Property Appraiser recorded sales, City of Punta Gorda seawall status sheet revised August 26, 2026, retrieved 28 Oct 2026).

Book your Bird Section walkthrough

Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873, or request a free in-person Bird Section CMA and we will schedule the visit around you, including a video walkthrough for owners who are away for the season. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and the walkthrough happens at your Bird Section home. You are working with Top 1% Real Estate Agents Nationally Since 2008.

What we look at in the house and at the water

The roof covering and permit, the openings and shutters, the air conditioner, the water heater, the pool and cage, the lanai, the dock, lift and davits and their permits, the seawall cap and the ground behind it, and the view down the canal. We ask for your elevation certificate, any wind mitigation and four-point reports, your insurance declarations page, your latest tax bill and, if you have one, anything the Section 14 association has sent you.

When you are ready to list

The CMA becomes the listing plan: price, preparation, marketing and timing. Our Bird Section seller guide shows how we market the route, the wall and the paperwork. If you are selling in the Bird Section and buying elsewhere in the area, our Punta Gorda seller guide and Punta Gorda buyer guide explain how we run both sides together.

Selling a different Isles home, or buying nearby?

Two neighboring Punta Gorda Isles subdivisions have their own valuation pages built the same way: Clipper Cove at Punta Gorda Isles and Colony Point at Punta Gorda Isles. If you are on the other side of the table, our guide to buying in the Bird Section covers the route, the wall and the fee stack, and how we represent buyers explains the agreement and the process. Call Marc at (239) 287-5873.

Frequently Asked Questions, Valuation Edition: Bird Section Home Values

These are the questions Bird Section owners and their families ask us most when a value is on the table, answered from the county’s recorded sales for the 12 months to September 9, 2026 and the public documents cited in the Sources. Where a number is not yet in our file, the answer says so and gives the date.

What is my Bird Section home worth?

Your home is worth what comparable houses in your section, era, size band and water position have recorded, adjusted for the seawall, floor height, roof and dock. The Bird Section recorded 153 single-family sales at a $745,000 median in the 12 months to September 9, 2026, but the middle half ran from $591,500 to $972,000. Ask us for a written range with every comparable attached. It is free, and a partner prepares it.

What is the median home price in the Bird Section?

The median is $745,000 on 153 qualified recorded sales in the 12 months to September 9, 2026, with a middle half of $591,500 to $972,000. Section 12 ran at $800,000 on 77 sales and Section 14 at $657,500 on 76. The 46 sales on bird-named streets ran at $747,000. Those medians describe neighborhoods; your own value depends on your section, street, build year, size and water.

What is the price per square foot in the Bird Section?

The median is $324.99 per heated square foot on the county roll’s living-area field, $337.81 in Section 12 and $316.47 in Section 14. The rate rises with era: $275.51 for homes built before 1980, $311.15 for the 1980s, and $548.67 for homes built in 2020 or later. Above 2,100 square feet the rate is nearly flat at $335 to $348. Compare county rates with county rates only.

How many homes sold in the Bird Section in the last year?

Charlotte County recorded 153 qualified single-family sales from September 10, 2025 to September 9, 2026, worth $124,404,700 in total, up from 100 in the prior 12 months, a rise of 53 percent. Section 12 recorded 77 and Section 14 recorded 76. Seventy streets recorded at least one sale. The window ends September 9 because that is the newest sale in the county file downloaded October 28, 2026.

Are Bird Section home prices dropping?

They have eased, and the latest months firmed. The median fell 4.2 percent, from $777,500 on 100 sales to $745,000 on 153 sales. The 2022 calendar-year median was $935,000 and 2025 was $739,000. Within the latest 12 months the periods ran $720,000, $725,000, $745,000 and then $805,000 for July 1 to September 9, 2026 on 31 sales. A short window can mislead, so we watch it monthly.

Do Section 12 homes sell for more than Section 14 homes?

Yes, at the median: $800,000 against $657,500, a $142,500 gap. Most of it is mix. Section 12’s median living area is 2,440 square feet against 2,184, and all 16 sales of homes built before 1980 were in Section 14. In the 2,100 to 2,399 square-foot band the two medians are $7,500 apart ($779,000 and $786,500). In July to September 2026 the per-square-foot medians were $344.12 and $343.33.

Where is the Bird Section of Punta Gorda Isles, and what is it?

It is Punta Gorda Isles plat Sections 12 and 14, a single-family canal neighborhood inside the City of Punta Gorda, ZIP 33950, in the southern part of the Isles. Section 12 holds the St. Andrews South golf course; every bird-named single-family street is in Section 14. The county records 2,377 parcels there on the October 2026 roll, of which 2,106 are single-family homes and 235 are vacant.

What is a vacant canal lot in the Bird Section worth?

Waterfront lots recorded 8 sales at a $417,750 median in the 12 months to September 9, 2026, ranging from $188,000 to $520,000. Not-waterfront lots recorded 4 sales at $72,500, from $55,000 to $115,000. Over 36 months the waterfront median is $392,500 on 20 sales. Block position matters, because the three lowest 12-month sales sit in blocks the canal district excludes. A lot value is a floor under an older canal house.

How much more is a rebuilt 2020s home worth than a 1980s home?

On the 12-month record, 8 homes built in 2020 or later recorded a $1,357,500 median against $667,500 for 43 homes built in the 1980s, a difference of $690,000 (1,357,500 minus 667,500). Per heated square foot it is $548.67 against $311.15. The small count of new homes means the figure is a direction more than a rate, and individual houses differ by lot, finish and water.

Does a pool add value in the Bird Section?

A pool is the norm and not a premium. The roll’s pool flag covers 95.3 percent of homes, and 146 of the 153 recorded sales had one, at a $752,500 median. The 7 sales without a pool ran at $461,000, but those are mostly older or smaller dry-lot houses, so the gap reflects the house as much as the pool. A missing pool is a discount to explain; an existing pool needs a clean cage and equipment record.

Does waterfront access change a Bird Section value?

The appraiser’s waterfront flag covers 90.9 percent of homes, so water is the default. Sales flagged waterfront recorded 145 at $755,000 and 8 unflagged sales at $446,000. Most unflagged homes are in the canal district’s excluded blocks, where the median was $525,000 on 10 sales. The more useful water question is route, seawall status and dock, not the flag.

Does the seawall behind my house affect my sale price?

It affects the negotiation. The city replaces and maintains seawalls in the canal district; the owner owns the dock, lift, walkway and fence and rebuilds them afterwards. A replaced wall is a supportable selling point. A wall on the city’s work sheet with a letter or a start date is a disclosed item that the buyer prices as a dock rebuild. We read the August 26, 2026 sheet for your street first.

How do I find my street’s seawall status?

The city publishes the seawall status sheet, revised August 26, 2026, with a “BIRD SE” zone and a southwest sheet that covers Section 12 streets, and the Hurricane Ian repair schedule on its canals page. Both are linked in the Downloadable Documents below. They list streets and statuses, and the sheets also list house numbers, which we leave out here. If your street is not on a sheet, we ask the city’s canal division.

Does a new seawall add value to my Bird Section home?

It removes a discount more than it adds a premium. Buyers in this record pay for rebuilt houses, elevated floors and water access, and they discount a pending seawall job because it triggers a dock and landscaping rebuild. A completed wall, such as the Kinglet Drive job the city lists as complete, lets you market the lot without that discount. We do not hold a universal dollar premium, because the street-level record is too thin to support one.

What does the canal assessment mean for my value and my sale?

For lots inside the Punta Gorda Isles canal district it is $1,500 per single-family lot for fiscal 2027, the rate set at the September 9, 2026 final budget hearing, up from $1,350 in fiscal 2026. It is a non-ad valorem line on the November tax bill and is prorated at closing. Buyers see it as the price of city-owned seawalls. Lots in the excluded blocks carry no such line, which we confirm on the bill.

Is every Bird Section home in the canal district?

No. The district’s legal description excludes Section 12 Blocks 156 through 162 and Section 14 Blocks 163 through 167. About 232 single-family homes, 72 vacant parcels and 31 villa and other parcels sit in those blocks, and 274 of the 335 parcels there are not flagged waterfront. Ten of the 153 recorded sales were in those blocks, at a $525,000 median. Confirm any specific address on its tax bill or the city’s district map.

Does Buckley’s Pass add value to a Bird Section home?

It can, for the boat owner, and it is not a universal premium. Buckley’s Pass is a dredged channel of about 1,446 feet by 60 feet that opened April 3, 2020 and links the southern canals to Alligator Creek, then about one mile to Charlotte Harbor. The shorter run helps a buyer who boats daily. A deep-draft boat needs to check Alligator Creek, which the county maintains and is dredging.

Do I or my buyer pay for Buckley’s Pass?

There is no current Buckley’s Pass charge on our record. The city assessed $983 per water access unit in 2019, paid up front or at $399.53 a year over three years, and refunded $27.50 per unit in 2020. Separately, the county’s Alligator Creek Waterway assessment is $78 per equivalent residential unit in county fiscal 2026 and 2027, up from $25, with a $100 maximum, and applies only if the parcel is in that unit. The tax bill shows which.

Is there a lock or a bridge between my canal and Charlotte Harbor?

Most of the Punta Gorda Isles canal system has no fixed bridges, and not all of it, and no government source publishes a bridge-by-bridge clearance table. This page prints no clearance and no depth. The route from the Bird Section runs either through Buckley’s Pass to Alligator Creek or north through the Isles. We trace the route for your address, and a boat owner should check NOAA chart 11426 and a depth survey.

Does Zone AE lower my home’s value?

Zone AE is the baseline here, not a discount. Thirty of 30 randomly drawn Bird Section addresses read Zone AE with a base flood elevation of 9 feet on the city’s flood maps effective December 15, 2022, so every comparable is in the same zone. What separates houses is the finished floor against that elevation, which the elevation certificate states, and the flood premium that follows. Evacuation Zone A applies at every Isles address the county layer returned.

Should I get an elevation certificate before listing?

Yes, if you do not have one. It states the floor height against the base flood elevation, and a buyer’s insurance agent will ask for it before quoting flood coverage. A floor well above the elevation is a selling point you can document. We request the certificate in the first week of a valuation file, because it can move both the price range and the buyer’s cost, and an unknown is worth less than a known number.

Does roof age affect my Bird Section value?

Through insurability and the buyer’s cost. A buyer’s agent asks the roof’s age, shape and permit, and an insurer prices the answer. A wind mitigation inspection under Florida Statute 627.711 turns roof shape, roof-to-wall connections and opening protection into premium credits, so a current report is useful. We do not publish a roof-age price adjustment, because it depends on the house, but we note the roof’s age in every file.

Why is my portal estimate different from my appraisal?

Because they answer different questions with different data. A portal estimate runs a model on public fields and prior sales. An appraisal, which a lender orders, reads the house and the closest sales. In the Bird Section the model cannot see the seawall status, the floor height, the route or the finish, and the MLS label it may learn from holds 66 closings for all of Punta Gorda Isles in ZIP 33950 against 153 recorded sales here. A CMA from us sits between the two.

What is the difference between just value and market value?

Just value is the Property Appraiser’s January 1 tax-roll figure under Florida’s appraisal rules, and market value is what a willing buyer pays now. Bird Section homes carry a median just value of $608,462, and their recorded sales ran at a median 1.24 times just value. A homestead’s assessed value may sit below just value because of Save Our Homes, and a buyer’s resets to just value after a sale.

Why do the MLS and county sales counts differ?

The county records every deed and the sale code says whether it was a qualified arm’s-length sale. The Southwest Florida MLS holds only listings entered by its members, labeled by development, and Charlotte County is where its coverage is thinnest. The development label Punta Gorda Isles shows 66 closings community-wide in ZIP 33950 in the 12 months to October 29, 2026, while the county recorded 153 Bird Section sales alone in its window. We lead with the county record.

How accurate is the Zestimate for a Bird Section home?

It is a starting point and not a valuation. It does not know which of the Bird Section’s two plat sections the house is in, the seawall status, the floor height, the route or the dock, and the neighborhood’s own records show how far houses diverge: $186,000 to $1,895,000 in one year, and $450,000 against $1,357,500 between the oldest and most recent eras. Use it to see what a buyer sees, then price from the recorded sales.

How is a CMA different from an appraisal?

A comparative market analysis is an agent’s opinion of the price a house should bring, built from comparable sales, active competition and condition, and it is free. An appraisal is a licensed appraiser’s written opinion of value for a lender or another formal purpose, ordered and paid for by a client. We use a CMA to set a listing price and an appraiser’s report is what the buyer’s lender will rely on.

Is there a Bird Section homeowners association, and what are the fees?

Most Bird Section lots have no master association; the original deed restrictions were not renewed in 1995 and the city’s code carries the rules. The Section 14 Property Owner’s Association is on the state register, filed in 1982 and active, but its documents, dues and whether membership is required are not published, so we print no dues figure. Membership in the Punta Gorda Isles Civic Association is voluntary at $80 a year plus $25 once.

Do I need a Section 14 association estoppel to close?

Only if the Section 14 association claims an assessment on your lot, which we check against your recorded documents. Where a mandatory association applies, Florida Statute 720.30851 and the Department of Business and Professional Regulation set the cap at $299, plus $119 more for delivery within 3 business days, plus up to $179 more if the parcel is delinquent, with a $150 transfer fee per applicant where charged. Condominiums follow Florida Statute 718.116(8) with the same caps.

What do I have to disclose about flooding when I sell?

A written flood disclosure under Florida Statute 689.302 at or before the contract, covering what you know about flood damage, claims and flood assistance. In a Zone AE neighborhood the form deserves care, and an elevation certificate and a clean claims record are selling points to attach. We also advise listing sellers to gather permits, repair receipts and insurance records before the first showing. Your closing attorney decides what the law requires for your sale.

Do I have to disclose my seawall’s status?

A seller must disclose known facts that materially affect value and are not readily observable. The city publishes its work sheets, so a buyer can find a queued wall anyway. We disclose it on your terms, with the city’s schedule and a contractor estimate for the dock and landscaping, so it reads as a line item. The dock, lift and permit history belong in the same file. This is general information and not legal advice.

Should I sell my older canal home as a teardown lot?

Compare both numbers. A waterfront lot recorded a $417,750 median in the window, and homes built before 1980 recorded $450,000, so the structure adds about $32,250 at the medians (450,000 minus 417,750). A buyer who intends to rebuild competes with a buyer who intends to live in the house, and we price an older canal house both ways before recommending a path. The record is medians of different parcels, so your own comparables decide.

Is now a good time to sell in the Bird Section?

The record says the market has firmed since last year: volume up 53 percent, and the July 1 to September 9, 2026 median at $805,000 against $720,000 in the first period. Prices have not returned to the 2022 to 2024 plateau of $900,000 to $935,000. A good time to sell is when your paperwork, your seawall status and your price are ready. We will tell you honestly if waiting a season helps.

Are condominiums like Venetian Isles included in these values?

No. The condominiums on Bird Section streets, including Venetian Isles, and the villa parcels are counted separately and are not in these figures. Each condominium association is its own Chapter 718 community with its own budget, reserves and rules, and its own value drivers. If you own a unit, ask us for a building-level valuation that starts from your building’s own sales, budget, question-and-answer sheet and estoppel.

What does it cost to sell a Bird Section home?

The commission is negotiable and not set by law. Deed documentary stamps are $0.70 per $100, which is $5,215 on a $745,000 sale. Then come title and closing fees where the contract assigns them to you, prorated property taxes at 16.8148 mills for a city parcel, and a prorated canal assessment of $1,500 for a lot inside the district. Any estoppel follows the caps above. We give you a line-by-line net sheet with the valuation.

How do property taxes change for my buyer?

The buyer’s assessed value resets to just value on January 1 after a sale, so the buyer’s bill is usually higher than a long-time homestead owner’s. At a $745,000 first-year value and 16.8148 mills, the ad valorem tax is about $12,527.03 without a homestead exemption and $11,828.21 with one, before the $1,500 canal assessment for a lot in the district. It is an illustration, and the Property Appraiser’s estimator models a real parcel.

Can I keep my homestead savings when I sell?

Not on the house you sell, because the buyer’s assessment resets. If you buy another Florida homestead, portability under Florida Statute 193.155 may let you carry part of your Save Our Homes benefit to the new home, using the Charlotte County form DR-501T. The statute and form set the limits and the filing deadline. Talk to your closing attorney or the Property Appraiser’s office early, because the deadline runs from the date you establish the new homestead.

Should I sell my Bird Section house by owner?

You may, and you will be pricing against 153 recorded sales without the paperwork discipline a buyer’s agent expects: seawall status, elevation certificate, flood disclosure and permits. A seller who goes without an agent still has to price, market, negotiate and close. We start with the free valuation so you can see the number either way. If you decide to sell yourself, the file still helps you; if you decide to list, it becomes the plan.

Is the valuation really free, and do I have to list with you?

The valuation is free, and nothing obliges you to list with us. The recorded comparables, the adjustments and the net sheet are yours to keep whichever way you decide, whether you plan to sell this season or only want to know where you stand. Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873 to start one today.

Can you value my Bird Section lot if I plan to build?

Yes. We value the lot against waterfront or dry lot sales as appropriate, across 12, 36 and 60 months, and we read your block against the canal district’s legal description, the seawall sheet for your street and the flood layer for your address. We do not estimate construction cost from a source we do not have; your builder supplies that. The lot’s value as a floor, against what a finished house on it would bring, is part of the file.

How often does the Bird Section value change?

The county adds deeds as they are recorded, so the 12-month window moves every month. This page’s figures are fixed as of the September 9, 2026 county file downloaded October 28, 2026. The median has moved from $777,500 to $745,000 year over year and the latest period is $805,000, so a number from six months ago can be stale. We refresh every valuation file against the newest county deeds the week we deliver it.

What Bird Section Sellers Say About Working With Us

Marc Comisar is a top-reviewed Bird Section realtor, and Jesse McGreevy is a top-reviewed Bird Section realtor. Each quote below is printed exactly as the client wrote it, with the site where it was posted named under it. We publish no aggregate score, and we do not edit, composite or summarise client words.

★★★★★ “Marc has been a great help in securing a great price for our home during its build phase. Negotiated a much better deal from the builder.” Verified Google review

★★★★★ “A total pleasure to work with in every aspect of our home selling process, Marc Comisar is THE consummate professional. His friendly personality coupled with his ability to identity and address every detail is irreproachable. He and his company successfully marketed and sold a home for us in the past as well as doing the same for several properties our family members owned. In my view he is THE ONLY Realtor to handle our real estate needs. AWESOME experience!” Verified Google review

★★★★★ “Marc and Jessie were a great team to work with. They had excellent insight into the market and directed us through a very smooth sale of our Condo in Florida. Given the market competition, we felt that this team did a great job overall. I would highly recommend them.” Verified Zillow review

Downloadable Documents

Every document behind the Bird Section figures and rules on this page is public and free, and each is linked to the issuing authority’s own copy. These are the ones a Bird Section owner or buyer’s agent actually uses. Condominium budgets and association documents are not public and come with a resale package.

Sources

Retrieved on October 28, 2026 unless a line gives another date. Market figures carry the window stated beside them in the body. We cite government, statutory, court, association and press records, plus our own pages. Southwest Florida MLS figures are cited as text only, as member data.

1. Public parcel roll and qualified sales files, Punta Gorda Isles Sections 12 and 14 (our analysis, index built October 28, 2026), Charlotte County Property Appraiser.
2. Sales file download, Charlotte County Property Appraiser.
3. Parcel roll download, Charlotte County Property Appraiser.
4. Sales search, Charlotte County Property Appraiser.
5. Real property search, Charlotte County Property Appraiser.
6. Tax Estimator, Charlotte County Property Appraiser.
7. Exemptions, Charlotte County Property Appraiser.
8. Portability form DR-501T, Charlotte County Property Appraiser.
9. 2026 Final Millage Rate Chart, dated October 2, 2026, Charlotte County Property Appraiser.
10. 2025 Final Millage Rate Chart, Charlotte County Property Appraiser.
11. Property tax, Charlotte County Tax Collector.
12. Recorded plats and condominium plats search, Charlotte County Clerk of the Circuit Court.
13. CCGISLayers map service (plats, evacuation zones, wind zones, city zoning), Charlotte County GIS.
14. Punta Gorda Isles: Canals and Blueway Trails map, Charlotte County.
15. Know Your Zone, Charlotte County Emergency Management.
16. Know Your Zone address lookup, Charlotte County.
17. Alligator Creek Waterway MSBU budget, FY2026 and FY2027, version dated September 12, 2025, Charlotte County.
18. Alligator Creek maintenance dredge project page, Charlotte County.
19. Hurricane Ian evacuation Zone A and B news release, Charlotte County.
20. Boundary Locator, Charlotte County Public Schools.
21. School grades, Florida Department of Education.
22. Canals (canal districts, dredging, seawalls), City of Punta Gorda.
23. Canal maintenance program and seawall status page, City of Punta Gorda.
24. Seawall Maintenance and Replacement Status, work programs revised August 26, 2026, City of Punta Gorda.
25. Hurricane Repairs, Punta Gorda Isles work zones and Burnt Store Isles completion, City of Punta Gorda.
26. Punta Gorda Isles Hurricane Ian replacement schedule, City of Punta Gorda.
27. Waterfront Living, Punta Gorda Isles canal maintenance assessment district, City of Punta Gorda.
28. Special assessments, including the canal and mowing assessment history, City of Punta Gorda.
29. City Council budget hearing packet, September 9, 2026, City of Punta Gorda.
30. City Council agenda item, canal assessment levy for fiscal 2026 to 2027, July 1, 2026, City of Punta Gorda.
31. Citizens Advisory Committee packet, June 9, 2026, City of Punta Gorda.
32. Upcoming budget process, City of Punta Gorda.
33. Water and wastewater rates, City of Punta Gorda.
34. Canal district boundary map, City of Punta Gorda.
35. Code Chapter 6, Canals and Waterways, City of Punta Gorda.
36. Waterfront Property Owner’s Manual, City of Punta Gorda Public Works.
37. Seawall replacement, resident responsibilities, City of Punta Gorda.
38. Unique Land Regulations for Punta Gorda Isles, City of Punta Gorda.
39. Flood Readiness, flood maps effective December 15, 2022, City of Punta Gorda.
40. Community Rating System certification letter, City of Punta Gorda.
41. Unique Land Regulations, Punta Gorda Isles Civic Association.
42. Membership and dues, Punta Gorda Isles Civic Association.
43. Punta Gorda Isles Civic Association home page.
44. Corporation search, Punta Gorda Isles, Section 14 Property Owner’s Association, Inc., Florida Division of Corporations.
45. Membership, St. Andrews South Golf Club.
46. Buckley’s Pass project record, Kelly Brothers, Inc..
47. Florida Statute 201.02, documentary stamp tax on deeds, Florida Senate.
48. Florida Statute 193.155, homestead assessment and portability, Florida Senate.
49. Florida Statute 689.302, flood disclosure, Florida Senate.
50. Florida Statute 689.261, property tax disclosure summary, Florida Legislature.
51. Florida Statute 720.30851, association estoppel certificates, Florida Senate.
52. Florida Statute 720.401, disclosure summary for association parcels, Florida Senate.
53. Florida Statute 718.116, condominium assessments and estoppel certificates, Florida Senate.
54. Florida Statute 718.503, condominium resale disclosure, Florida Legislature.
55. Florida Statute 553.899, milestone inspections, Florida Senate.
56. Florida Statute 627.711, wind mitigation, Florida Senate.
57. Florida Statute 28.24, recording charges, Florida Legislature.
58. Estoppel Certificate Fees, Florida Department of Business and Professional Regulation.
59. Condominium SIRS reporting, Florida Department of Business and Professional Regulation.
60. Documentary stamp tax, Florida Department of Revenue.
61. Save Our Homes guide, Florida Department of Revenue.
62. Property tax information for taxpayers, Florida Department of Revenue.
63. Wind mitigation resources, Florida Office of Insurance Regulation.
64. Inspections, Citizens Property Insurance.
65. National Flood Hazard Layer, Federal Emergency Management Agency.
66. Flood Map Service Center, Federal Emergency Management Agency.
67. National Flood Insurance Program, FloodSmart.
68. Tropical Cyclone Report, Hurricane Ian, National Hurricane Center.
69. United States Coast Pilot 5, chapter 4, Charlotte Harbor, NOAA Office of Coast Survey.
70. Florida Realtors, market reports.
71. National Association of Realtors, settlement FAQs.
72. Johnson v. Davis, 480 So. 2d 625 (Fla. 1985).
73. Bird Section neighborhood guide, McGreevy and Comisar.
74. Burnt Store Isles neighborhood guide, McGreevy and Comisar.
75. Punta Gorda Isles home value guide, McGreevy and Comisar.
76. Southwest Florida MLS, development label Punta Gorda Isles in ZIP 33950, closings October 29, 2025 to October 29, 2026, exported October 29, 2026, Punta Gorda Isles-wide figures only (member access, cited as text).
77. Additional homestead exemption, CPI-adjusted maximum amounts ($26,411 for 2026), Florida Department of Revenue.

Your Local Real Estate Experts

By Jesse McGreevy and Marc Comisar, who together bring over 45 years of combined direct experience in Southwest Florida real estate. For this Bird Section valuation guide we tracked 153 recorded single-family sales and 12 vacant-lot sales from the Charlotte County deed file through September 9, 2026, the city’s seawall status sheet revised August 26, 2026, the canal assessment, flood and tax records a buyer’s lender, insurer and inspector will read, so each figure here comes from a public record you can check. Top 1% Real Estate Agents Nationally Since 2008, and top-reviewed by the clients who have worked with us.

If you are thinking, “I need someone to value and sell my house in the Bird Section of Punta Gorda Isles, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Punta Gorda, Port Charlotte, Charlotte County, Babcock Ranch, Estero, Bonita Springs, Naples and Fort Myers. Whether you own on a bird-named street in Section 14, a canal court in Section 12, a lot near Casey Key Drive, a home beside St. Andrews South, or a house in Clipper Cove, Colony Point, Burnt Store Isles or Deep Creek, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Contact McGreevy and Comisar

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 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. Read about McGreevy and Comisar, explore the Punta Gorda area guide, and return to the Bird Section neighborhood guide for everything beyond the sale. If you are buying rather than selling, our Bird Section buyer guide and how we represent buyers are the place to start. For a seller’s first step, request your free Bird Section home valuation and call Jesse direct at (239) 898-6072.

Brokered by Domain Realty. Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes. Market data is the Charlotte County Property Appraiser’s public record, the City of Punta Gorda’s canal and seawall records and Charlotte County GIS, checked October 2026.

Updated October 2026. This Bird Section home values guide is general information, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. For your specific property, ask us for the file.