A real number for a Burnt Store Isles canal or golf home, built from 72 Charlotte County recorded sales, your seawall and your side of the boat lock rather than an algorithm. No obligation, and we send you the comparables we used.
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By Jesse McGreevy and Marc Comisar. Updated September 2026. If you are weighing the community itself rather than a sale, our Burnt Store Isles community guide covers the canal district, the boat lock, Twin Isles Country Club, schools, flood maps and daily life inside the City of Punta Gorda.
A Burnt Store Isles home is worth what the county record says comparable homes sold for. In the 12 months of sales recorded from September 25, 2025, Charlotte County recorded 72 qualified Burnt Store Isles single-family sales at a $662,500 median, from $365,000 to $1,380,000, plus 13 condominium sales at $200,000.
Data updated: September 2026 (Charlotte County Property Appraiser public parcel and sales files, index built September 24, 2026, newest recorded sale September 2, 2026, our analysis; Southwest Florida MLS Matrix, pulled September 25, 2026, used for days on market and sale-to-list only).
Most online answers to "what is my Burnt Store Isles home worth" start from the wrong record. Burnt Store Isles is inside the City of Punta Gorda, ZIP 33950, and it is recorded as Punta Gorda Isles Section 15 and the Section 15 Replat, plats of the developer Punta Gorda Isles, Inc. (Burnt Store Isles Association, Deed Restrictions). Many Section 15 homes are listed under Punta Gorda Isles labels, and the Southwest Florida MLS carries the Burnt Store Isles label on only 14 closings for the year in which the county recorded 72 house sales and 13 condominium sales. We value Burnt Store Isles homes from the county's recorded deeds, parcel by parcel, and use the MLS only for the two numbers the county file cannot carry: days on market and sale-to-list ratio.
Figure | What it measures | Segment | Window and source |
|---|---|---|---|
$662,500 | Median of 72 qualified recorded sales | Single-family homes on the Section 15 lots | Sales recorded from September 25, 2025, newest September 2, 2026, Charlotte County Property Appraiser, our analysis |
$200,000 | Median of 13 qualified recorded sales | Condominium villas and coach homes | Same window and source |
$385,000 | Median of 3 qualified recorded sales | Vacant residential lots | Same window and source |
$287.60 | Median price per square foot of the roll's living area | Single-family homes | Same window and source |
$803,250 | Median of 14 labeled closings | Southwest Florida MLS, Burnt Store Isles label, houses and condominiums together | September 25, 2025 to September 24, 2026, pulled September 25, 2026 |
121 days | Median days on market of the 14 labeled closings | Same MLS set | Same window |
95.2 percent | Median sale-to-list ratio of the 14 labeled closings | Same MLS set | Same window |
The spread between $200,000 and $1,380,000 is not noise. Burnt Store Isles holds four different products under one name: canal homes on interior finger canals, canal homes on the rim canal that backs onto mangrove, golf-course homes around Twin Isles Country Club under their own declaration, and condominium villas and coach homes on the east side. A valuation that averages them together misprices all four.
Start with three questions. What does the lot back onto: an interior finger canal with seawall on both banks, the rim canal with seawall on one side and mangrove across the water, or the golf course? What was built, and when: a 1980s original, a 1990s or 2000s custom home, a house built since 2010, or a condominium unit? And how far is the dock from the Burnt Store Isles boat lock? Those three answers move a Burnt Store Isles price further than square footage alone, and they are the first three lines of every valuation file we write.
Burnt Store Isles sellers choose McGreevy and Comisar because we price on Charlotte County's recorded sales rather than a portal estimate, and we answer the canal assessment, boat lock, seawall and deed-restriction questions before a buyer asks. We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, index built September 24, 2026, our analysis; Southwest Florida MLS Matrix, pulled September 25, 2026).
If you are comparing the best real estate agents in Punta Gorda, the test in a city canal community is simple: ask who prices a Burnt Store Isles home from the 72 recorded house sales and who prices it from the 14 labeled MLS closings. We lead Domain Realty Group, and our method is the same on a Villas of Burnt Store Isles condominium as on a newer canal home near the top of the market.
McGreevy and Comisar are a top-reviewed Southwest Florida team on Google, and every Burnt Store Isles valuation comes from a partner, not a call center. Call Jesse McGreevy at (239) 898-6072 to start one.
The fastest route to a Burnt Store Isles 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 for your lot type, the flood panel, the canal assessment line and a net sheet.
Enter your address in the free Burnt Store Isles home valuation form and tell us whether you are selling this season, next year, or simply want to know. You will hear from a partner. 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 there is no obligation and no charge for the file.
A written range; the recorded sales we used, with streets, dates, years built and living area; the adjustments we made and why; your block and the declaration recorded for it, canal, golf-course or multi-family; the canal assessment line from your Charlotte County tax bill; the city's seawall replacement status for your frontage; the FEMA flood zone and panel for the parcel and the elevation certificate if one exists; a plain statement of where the deed-restriction appeal stands; and a seller net sheet. If a figure on our sheet is wrong you should be able to find it, and you can only do that with the file in hand.
Owners a year or more from selling, owners deciding between selling and renting, heirs settling an estate, and out-of-state owners who have not seen the house since last season. It is also for owners of one of the 79 vacant residential parcels on the roll who are weighing a build against selling the lot. If you already know you are moving, our guide to selling a home in Burnt Store Isles walks through the listing plan from pricing to closing.
An automated estimate such as the Zestimate reads public records and prior sales, but it cannot see whether a Burnt Store Isles lot sits on an interior finger, the rim canal or the golf course, how many turns lie between the dock and the lock, how old the roof is, or that most Burnt Store Isles sales never carry the Burnt Store Isles label in the MLS.
Data updated: September 2026 (Charlotte County Property Appraiser public parcel and sales files, index built September 24, 2026, our analysis; Southwest Florida MLS Matrix, pulled September 25, 2026; Consumer Financial Protection Bureau; HUD Cityscape; Fannie Mae Selling Guide).
The Southwest Florida MLS shows 14 closings with the Burnt Store Isles label for the 12 months to September 24, 2026. The Charlotte County Property Appraiser recorded 72 qualified single-family sales and 13 condominium sales on the Section 15 plats and the Burnt Store Isles condominiums in almost the same window. Many Section 15 homes are listed under Punta Gorda Isles labels instead. The two layers agree where they overlap: the MLS high, $1,280,000 on Palermo Drive, is the same sale the county recorded on December 17, 2025. But the county file also carries two larger sales the label missed, $1,375,000 on Macedonia Drive and $1,380,000 on Monaco Drive. Any tool that learns Burnt Store Isles prices from the label learns from a fraction of the market, and it mixes houses and condominiums in one median.
Three names attach to the same Burnt Store Isles streets. The recorded plats say Punta Gorda Isles, Section 15, the same developer name that appears on the older canal grid to the north. At least nine communities share the Burnt Store name, from Burnt Store Marina in Lee County to Burnt Store Lakes and Burnt Store Village on the Burnt Store Road corridor. And Twin Isles Country Club, at the center of the community, was previously called Burnt Store Marina and Country Club. A model that pools every "Punta Gorda Isles" sale, or every "Burnt Store" sale, blends Burnt Store Isles with neighbors that have their own canal district, their own county or no harbor access at all.
The Quality Control Standards for Automated Valuation Models rule, 89 FR 64538, was published on August 7, 2024 and took effect on October 1, 2025. The OCC, the Federal Reserve, the FDIC, the NCUA, the CFPB and the FHFA issued it jointly (Consumer Financial Protection Bureau, AVM final rule). Lenders that use an automated model in a mortgage decision must adopt controls designed to ensure a high level of confidence in the estimates, protect against data manipulation, avoid conflicts of interest, require random sample testing and reviews, and comply with nondiscrimination law. A free instant estimate on a consumer website is not covered by that rule at all.
Research published in HUD's journal Cityscape in 2024 found that poor exterior condition raised automated valuation error by 4.35 percentage points (HUD Cityscape, vol. 26 no. 1). In Burnt Store Isles that matters because the housing stock spans more than four decades: of 1,137 single-family parcels on the roll, 262 were built in the 1980s and 105 since 2020, with a median year built of 1998. Two houses of the same size on the same Burnt Store Isles canal can differ by a new tile roof, impact windows, a rebuilt dock and lift permitted after Ian, and closed permits, and none of that is in a public record until a permit closes.
An interior finger canal, the rim canal with its 40-foot navigable passage rule, or a golf-course lot under its own 1970 declaration. The number of turns from the dock to the Burnt Store Isles boat lock, widened in 2025 to 40 feet of travel. The city's completed Ian seawall replacement behind the house. A dock and lift built to the city's Chapter 6 rules, or not. A lowest floor measured against the 9-foot base flood elevation. Roof covering and age against Citizens' documentation rules. An open deed-restriction appeal that shapes what a buyer plans for the lot. Each of those changes the buyer pool, and the buyer pool sets the price.
Fannie Mae's Selling Guide, section B4-1.4-10, makes value acceptance, the appraisal waiver, unavailable where the purchase price or estimated value is $1,000,000 or more, and excludes two-to-four unit properties, co-ops, manufactured homes and proposed construction (Fannie Mae Selling Guide B4-1.4-10). Seven of the 72 recorded Burnt Store Isles house sales in the last 12 months were at $1,000,000 or more, from $1,000,000 on Terin Court to $1,380,000 on Monaco Drive. At the top of the Burnt Store Isles market the loan agency itself insists on a human valuation.
Burnt Store Isles home values move first with the era and size of the house, then with the water behind it, then with insurability and the paperwork. A 2020 canal home and a 1982 canal home can share a street and sit $900,000 apart. We tracked each driver from the county, city, association, state and federal record.
Data updated: September 2026 (Charlotte County Property Appraiser public files, our analysis; City of Punta Gorda canal district and code pages; Burnt Store Isles Association documents; FEMA National Flood Hazard Layer, queried September 25, 2026; Florida Statutes; read September 25 to 28, 2026).
Value driver | Direction for the seller | Why a Burnt Store Isles buyer cares |
|---|---|---|
Built 2010 or later | Up | 15 of the 72 recorded house sales were built 2010 or later, at a $979,000 median |
Built before 1990 | Down until updated | 22 sales built before 1990 recorded a $462,500 median; the four lowest sales were 1981 to 1983 houses |
Interior finger canal, seawall on both banks | Up, case by case | Most of the roughly 1,000 canal homes sit on dead-end fingers; the county roll does not flag the canal, so we read it lot by lot |
Rim canal backing onto mangrove | Case by case | Seawall on one side only, a 40-foot navigable passage rule, preserve views across the water |
Golf-course lot | Separate buyer | Own 1970 declaration, no boat or dock articles, about 400 homes around Twin Isles Country Club |
Turns and distance from the dock to the lock | Case by case | Every trip to Charlotte Harbor passes the Burnt Store Isles boat lock and Alligator Creek |
City seawall replacement completed | Up | The city reports every Ian seawall replacement in Burnt Store Isles complete |
Dock and lift permitted under Chapter 6 | Up | Floating docks and lift canopies are prohibited; unpermitted marine work surfaces at inspection |
Roof documented, openings protected, current wind mitigation report | Up | Citizens requires a four-point inspection on homes over 20 years old; the median house was built in 1998 |
Lowest floor well above the 9-foot base flood elevation | Up | Every address we checked is Zone AE, and the elevation certificate sets the flood premium |
Open deed-restriction appeal | Narrows one buyer group | A buyer planning a roof, fence, color change or rental asks title counsel first |
Flat canal assessment, $1,035 for fiscal 2027 | Neutral to up | Adopted September 9, 2026, $465 below the Punta Gorda Isles line and not tied to the home's value |
Condominium villa or coach home | Separate market | 13 sales at a $200,000 median, each with its own association budget |
The county list for the last 12 months shows the pattern plainly. We sorted the 72 recorded house sales by year built.
Year built | Recorded sales, 12 months | Median sale | Median living area on the county roll |
|---|---|---|---|
Before 1990 | 22 | $462,500 | 1,963 sq ft |
1990 to 1999 | 19 | $675,300 | 2,265 sq ft |
2000 to 2009 | 16 | $750,000 | 2,498 sq ft |
2010 and later | 15 | $979,000 | 2,499 sq ft |
All single-family | 72 | $662,500 | 2,271 sq ft |
Source: Charlotte County Property Appraiser public sales and parcel files, our analysis. Medians of small groups move with a single sale; we use them for direction, and we price your house from its closest individual comparables.
The top of the market, $1,193,000 to $1,380,000, was newer construction built 2005 to 2022 on canal lots. The bottom, $365,000 to $410,000, was 1980s houses. Year built, living area and the lot explain most of the spread, which is why we date every comparable before we adjust it.
None of the 72 recorded house sales was a builder-direct first sale; every one was a resale. The roll carries 79 vacant residential parcels and 105 single-family homes built since 2020, so new homes do appear, one lot at a time. A Burnt Store Isles resale competes with other resales on condition, water and price, not with a builder's model home down the street.
The western and southern two-thirds of Burnt Store Isles is canal lots on dead-end finger canals. The city's current figures are 9 miles of canals and 18 miles of seawall in the district (City of Punta Gorda, Waterfront Living). The outer, or perimeter, canals are seawalled on one side only and back onto mangrove, which is why the city's code requires a 40-foot navigable passage there rather than the 50 feet required elsewhere (City of Punta Gorda, Waterfront Property Owner's Manual). The golf-course blocks, 283, 284 and 288 through 294, carry their own 1970 declaration with no boat, dock or seawall articles (Burnt Store Isles Association, Deed Restrictions). The county roll does not flag which kind of lot a sale was on, so we read the water on every comparable from the plat, the aerial and the listing.
Boats leave Burnt Store Isles through the city's Burnt Store Isles boat lock and continue through Alligator Creek to Charlotte Harbor. In its January 22, 2025 press release the city said the widening would "provide 40' of travel through the lock" (City of Punta Gorda press release, January 22, 2025, as posted by the association), and the canal committee reported the project complete after a final walk-through on April 17, 2025 (BSI Canal Committee, April 21, 2025). The city makes no bridge-free claim for this route, so a buyer with a mast or tower verifies air draft from the specific dock. We describe the route in the listing and price to the buyers it suits.
The city's hurricane-repair page is direct: "All seawall replacements in Burnt Store Isles have been completed" (City of Punta Gorda, Hurricane Repairs). The city owns and replaces the seawall and bills the district; the owner keeps the dock, pilings, lift, lights, utilities to the dock and the yard restoration after any wall job. For a Burnt Store Isles seller the completed status is a value support: the buyer is not waiting in a queue for a new wall.
"Citizens requires a four-point inspection for all property owner, dwelling and mobile home applications for properties more than 20 years old" (Citizens Property Insurance, Inspections), and with a median single-family year built of 1998 that is most of Burnt Store Isles. Roofs older than 25 years for shingle or 50 years for tile or metal need documentation of at least five years of remaining life, and the association's rules call for tile, or metal and composite that resembles tile. Florida Statute 627.7011 bars an insurer from refusing to issue or renew a homeowners policy solely because the roof is under 15 years old, and a wind mitigation inspection under Florida Statute 627.711 turns roof-to-wall connections, a secondary water barrier and opening protection into premium credits. New Burnt Store Isles homes are built to a 160 mph design wind speed on the county's wind layer, so a documented roof and a current report are two of the strongest value supports a seller can hand a buyer.
All 12 addresses we checked across Burnt Store Isles returned FEMA Zone AE with a base flood elevation of 9 feet, on panels 12015C0243G and 12015C0244G effective December 15, 2022 (FEMA National Flood Hazard Layer). Zone AE is a Special Flood Hazard Area, so a federally backed mortgage requires flood insurance, and the premium turns on how high the lowest floor sits against that 9 feet. Punta Gorda is a Class 5 community in FEMA's Community Rating System, and "as of October 19, 2025, flood insurance premium discounts has remained the same at a 25% discount" (City of Punta Gorda, Flood Information). The elevation certificate is the single most valuable flood document in a Burnt Store Isles listing file.
The city counts "all repair costs, including labor and materials, OVERHEAD AND PROFIT" against the market value of the structure alone, and tracks improvements cumulatively (City of Punta Gorda, 50 percent rule). On a canal lot where the land carries much of the price, a large renovation of an older, lower house can cross that line and require elevating the home. That narrows what a renovating buyer will pay for a 1980s original, and it is why we price those houses against sales of the same era, not against the newer homes on the same canal.
The recorded covenants sit at Charlotte County Official Records Book 328, Pages 85 through 91, and the association cites certificates of renewal at Book 2460, Page 425. The association reports that in April 2025 a Charlotte County circuit judge "ruled that our deed restrictions had expired in January of 2001," and it filed an appeal with the Sixth District Court of Appeal on July 24, 2025, case number 6D2025-1778 (Burnt Store Isles Association, Deed Restrictions Update; Florida appellate docket). No appellate decision had been issued as of September 25, 2026. We cannot isolate a price effect and do not claim one. We state the status plainly in the listing file so a buyer's title counsel reads it on the first day, not the last.
Burnt Store Isles is an active market: 72 recorded single-family sales in the last 12 months at a $662,500 median, and 54 sales in 2026 through September 2, back to pre-storm volume. The labeled MLS closings sold at a 95.2 percent median sale-to-list ratio, so a home priced from the county record usually sells close to its asking price. If you are selling, start with your free Burnt Store Isles 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.
The City of Punta Gorda bills a flat Burnt Store Isles canal maintenance assessment on the tax bill: $1,035 per single-family parcel for fiscal year 2027, adopted September 9, 2026, up from $1,010 for fiscal year 2026 (City of Punta Gorda, Special Assessments). It buys seawall replacement, canal dredging, mangrove management and the lock. There is no mandatory homeowners association: the Burnt Store Isles Association is "not a mandatory HOA," and membership is voluntary at $50 a year by check or $55 online (Burnt Store Isles Association, Realtor Information; Membership Information). No community development district serves the community. A light, documented fee stack is a value support, and we put it in front of buyers on the first day.
The roll's legal names carry 198 condominium units in Villas of Burnt Store Isles, Villa Grande at Burnt Store Isles, Vizcaya at Burnt Store Isles and the Retreat at Burnt Store Isles, and the association lists Mondovi Bay Villas' 52 units as well (Burnt Store Isles Association, Condominiums). The 13 condominium sales of the last 12 months recorded a $200,000 median, and the condominium median across 60 months was $315,000. Each unit's value turns on its own association's budget, reserves and rules, so a condominium valuation starts with those documents and the estoppel.
We value a Burnt Store Isles home with a comparative market analysis built from Charlotte County's recorded sales on the same kind of lot and in the same building era, adjusted for the water, roof, openings, dock and permits a model cannot see, and we hand you every comparable, the method a licensed appraiser uses.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, index built September 24, 2026, our analysis; Florida Statute 201.02).
We read the legal description on the Charlotte County Property Appraiser record: Punta Gorda Isles Section 15 (Plat Book 8, Pages 20-A through 20-Z-5) or the Section 15 Replat (Plat Book 15, Pages 25-A through 25-O), with the block and lot. The block decides which of the four recorded declaration sets governs: the waterfront sets, the golf-course set for Blocks 283, 284 and 288 through 294, or the multi-family set for Blocks 228 and 229, lots 1 through 9 of Block 230, and Blocks 285 through 287. For a condominium, the unit's legal description cites its own recorded declaration.
We read every DOR-qualified sale recorded on the Section 15 plats and in the Burnt Store Isles condominium legal names, whatever the listing called it. That is how a Burnt Store Isles valuation sees 72 house sales instead of 14 labeled closings. We use the MLS beside it for days on market and sale-to-list.
We group comparables by interior finger, rim canal or golf course, then by era: before 1990, the 1990s, the 2000s, and 2010 or later. A 1982 house on the rim canal and a 2016 house on an interior finger are not the same comparable, even a street apart, and the medians in the era table above show why.
Roof age and covering against the Citizens documentation rules, the age of the house against the four-point threshold, wind mitigation features, and the flood zone, panel and elevation certificate at the parcel. If a Burnt Store Isles house cannot clear the insurability screen, the price is not the problem, the buyer pool is, and we would rather tell you that before the market does.
The dock, pilings and lift and their permits under the city's Chapter 6 rules; the city's seawall replacement status for the frontage; and the canal assessment and ad valorem lines on the current Charlotte County tax bill. A buyer's Save Our Homes cap resets on January 1 after purchase, so the buyer's tax line is usually higher than yours, and modeling it honestly is how a listing prices to what a buyer can actually carry.
Roof year and covering, impact windows or shutters, air handler and condenser year, water heater, kitchen and bath vintage, flooring, pool and cage, lanai, the view down the canal or across the fairway, and the permit history after Charley, Ian and Milton. These adjustments move a Burnt Store Isles price most, and none of them is visible to a model.
The comparables with streets, dates and prices, the adjustments, the tax-bill breakdown, the flood documents, the deed-restriction status and a net sheet. Deed documentary stamps run $0.70 per $100 of the price under Florida Statute 201.02, which is $4,637.50 on a $662,500 sale and $1,400 on a $200,000 condominium, and every line of the seller cost stack is on the net sheet we hand you.
Burnt Store Isles home prices fell from the 2022 peak and are now recovering. The single-family median on the county record was $852,500 in 2022, $620,000 in calendar 2025 and $662,500 on 54 sales from January 1 to September 2, 2026, about 22 percent below the peak and about 34 percent above 2019.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, qualified improved single-family sales, index built September 24, 2026, newest recorded sale September 2, 2026, our analysis).
Year | Recorded single-family sales | Median |
|---|---|---|
2015 | 54 | $416,000 |
2016 | 59 | $450,000 |
2017 | 63 | $455,000 |
2018 | 76 | $462,500 |
2019 | 73 | $496,000 |
2020 | 83 | $515,000 |
2021 | 96 | $679,700 |
2022 | 57 | $852,500 |
2023 | 43 | $779,000 |
2024 | 58 | $772,500 |
2025 | 73 | $620,000 |
2026, January 1 to September 2 | 54 | $662,500 |
Source: Charlotte County Property Appraiser public sales files, our analysis. The 2026 row is a partial year.
Prices ran up hard into 2022, the year of Hurricane Ian, while volume fell from 96 sales in 2021 to 43 in 2023. The 2025 median sat about 27 percent below 2022, and 2026 so far has recovered about 7 percent from 2025 on healthy volume. For a seller, a recovering market rewards the house priced right on the first day and punishes the house priced from the 2022 peak.
Single-family window, to September 2, 2026 | Recorded sales | Median | Low | High | Median price per sq ft |
|---|---|---|---|---|---|
12 months | 72 | $662,500 | $365,000 | $1,380,000 | $287.60 |
24 months | 135 | $657,000 | $299,900 | $1,400,000 | $290.44 |
36 months | 193 | $700,000 | $299,900 | $1,650,000 | $311.51 |
60 months | 300 | $750,000 | $245,000 | $2,150,000 | $335.37 |
Source: Charlotte County Property Appraiser public sales files, our analysis. Price per square foot uses the roll's living-area field.
The five-year median above the 12-month one is the same story from the other side: buyers are paying less than they did at the peak, but the 12-month and 24-month medians have converged, which says the slide has flattened.
Condominium window, to September 2, 2026 | Recorded sales | Median | Low | High |
|---|---|---|---|---|
12 months | 13 | $200,000 | $150,000 | $292,300 |
24 months | 18 | $200,000 | $150,000 | $410,000 |
36 months | 33 | $275,000 | $150,000 | $440,000 |
60 months | 67 | $315,000 | $150,000 | $465,000 |
Source: Charlotte County Property Appraiser public sales files, our analysis.
The condominium median has fallen further than the house median across the longer windows, and the recent sales are concentrated in the smaller 1,451-square-foot villas. A Burnt Store Isles condominium seller prices against that curve and against the building's own budget, reserves and any special assessment.
The 14 labeled MLS closings took a median 121 days on market at a median 95.2 percent of list price, against 79 days for Punta Gorda outside Babcock Ranch on the same MLS pull. That is a market where a well-priced Burnt Store Isles home sells close to its asking price and an overpriced one sits for a season. Burnt Store Isles has no reliable months-of-supply figure of its own, because the MLS label covers only a fraction of its sales.
Charlotte County recorded 72 qualified Burnt Store Isles single-family sales in the 12 months of sales recorded from September 25, 2025, $49,881,800 in volume, from $365,000 for a 1982 house to $1,380,000 for a 2020 canal home. These are the recent comparables a Burnt Store Isles valuation starts from, split by product, price and era.
Data updated: September 2026 (Charlotte County Property Appraiser public parcel and sales files, sales recorded from September 25, 2025, newest recorded sale September 2, 2026, index built September 24, 2026, our analysis).
Segment | Recorded sales | Median | Low | High | Dollar volume | Median price per sq ft |
|---|---|---|---|---|---|---|
Single-family homes, Section 15 lots | 72 | $662,500 | $365,000 | $1,380,000 | $49,881,800 | $287.60 |
Condominium villas and coach homes | 13 | $200,000 | $150,000 | $292,300 | $2,705,300 | $134.73 |
Vacant residential lots | 3 | $385,000 | $375,000 | $450,000 | $1,210,000 | n/a |
Source: Charlotte County Property Appraiser public sales files, our analysis. Qualified means Florida Department of Revenue codes for qualified, improved arm's-length sales. The single-family median is the mean of the two middle sales, $660,000 and $665,000, because 72 is an even count. The last few weeks of the window are not yet recorded.
Price band | Recorded sales, 12 months |
|---|---|
Under $500,000 | 17 |
$500,000 to $749,999 | 30 |
$750,000 to $999,999 | 18 |
$1,000,000 and up | 7 |
Total | 72 |
Source: Charlotte County Property Appraiser public sales files, our analysis.
Four in ten house sales, 30 of 72, landed between $500,000 and $749,999, the band where most 1990s and 2000s canal homes trade. One in three, 25 of 72, reached $750,000 or more, and every one of the seven sales at $1,000,000 or more was a house built in 2005 or later.
Sale price | Street | Recorded | Year built | Living area on the county roll |
|---|---|---|---|---|
$1,380,000 | Monaco Drive | March 30, 2026 | 2020 | 2,549 sq ft |
$1,375,000 | Macedonia Drive | March 4, 2026 | 2022 | 2,501 sq ft |
$1,280,000 | Palermo Drive | December 17, 2025 | 2020 | 2,709 sq ft |
$1,222,000 | San Lorenzo Drive | February 25, 2026 | 2016 | 3,408 sq ft |
$1,193,000 | Bastia Court | July 9, 2026 | 2005 | 3,005 sq ft |
$1,050,000 | Portofino Drive | January 14, 2026 | 2015 | 2,359 sq ft |
$1,000,000 | Terin Court | December 19, 2025 | 2014 | 2,854 sq ft |
Source: Charlotte County Property Appraiser public sales files, our analysis. We show the street only.
Six of the seven highest sales were homes built in 2014 or later. The top of the Burnt Store Isles market is newer construction on canal lots, and the Palermo Drive sale is the one the MLS label also caught.
Sale price | Street | Recorded | Year built | Living area on the county roll |
|---|---|---|---|---|
$365,000 | Tripoli Boulevard | October 9, 2025 | 1982 | 1,475 sq ft |
$365,000 | Tripoli Boulevard | May 1, 2026 | 1983 | 2,276 sq ft |
$373,000 | Monaco Drive | October 1, 2025 | 1981 | 1,740 sq ft |
$375,000 | Monaco Drive | October 9, 2025 | 1982 | 1,879 sq ft |
$400,000 | Macedonia Drive | January 12, 2026 | 1987 | 1,967 sq ft |
$400,000 | Bordeaux Drive | April 30, 2026 | 1989 | 2,459 sq ft |
Source: Charlotte County Property Appraiser public sales files, our analysis.
Every entry-level sale was a 1980s house. The gap between these and the newer homes is roof, windows, floor plan, systems and floor elevation, which is exactly what a renovating buyer prices, and exactly what the city's 50 percent rule limits.
Sale price | Street | Recorded | Year built | Living area on the county roll |
|---|---|---|---|---|
$292,300 | San Rocco Drive | January 15, 2026 | 2004 | 2,383 sq ft |
$255,000 | San Rocco Drive | March 18, 2026 | 2005 | 1,883 sq ft |
$250,000 | San Rocco Drive | April 2, 2026 | 2004 | 1,883 sq ft |
$219,500 | Tripoli Boulevard | December 1, 2025 | 2005 | 1,451 sq ft |
$218,000 | Albacete Circle | September 2, 2026 | 2006 | 1,451 sq ft |
$213,000 | Albacete Circle | May 8, 2026 | 2005 | 1,451 sq ft |
$200,000 | Tripoli Boulevard | February 12, 2026 | 2006 | 1,451 sq ft |
$197,000 | Albacete Circle | November 20, 2025 | 2006 | 1,451 sq ft |
$195,500 | Tripoli Boulevard | March 3, 2026 | 2006 | 1,451 sq ft |
$175,000 | San Rocco Drive | January 21, 2026 | 2001 | 1,419 sq ft |
$170,000 | Monaco Drive | May 13, 2026 | 2007 | 1,765 sq ft |
$170,000 | Albacete Circle | June 30, 2026 | 2006 | 1,451 sq ft |
$150,000 | Albacete Circle | September 30, 2025 | 2006 | 1,451 sq ft |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis. The 13 sales sit in the four condominium legal names the roll carries; we name a complex only where the address settles it.
The three highest sales are at 3959 San Rocco Drive, the address of the 36 Vizcaya at Burnt Store Isles coach homes over the golf course, and the $175,000 sale is a Retreat at Burnt Store Isles unit. Most of the rest are 1,451-square-foot villas on Albacete Circle and Tripoli Boulevard at $150,000 to $219,500. Unit size, garage, view and the association's budget move a Burnt Store Isles condominium price more than the complex name does.
Segment and window | Median price per sq ft of living area | Median living area |
|---|---|---|
Single-family, 12 months | $287.60 | 2,271 sq ft |
Single-family, 24 months | $290.44 | 2,263 sq ft |
Single-family, 36 months | $311.51 | 2,263 sq ft |
Single-family, 60 months | $335.37 | 2,288 sq ft |
Condominium, 12 months | $134.73 | 1,451 sq ft |
MLS label, 14 closings, 12 months | $313 | 2,198 sq ft |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis; Southwest Florida MLS Matrix, pulled September 25, 2026. The county rows use the roll's living-area field and the MLS row uses MLS living area, on different populations, so compare each only with its own kind of figure.
The roll carries 79 vacant residential parcels in Burnt Store Isles. Three qualified lot sales recorded in the last 12 months, from $375,000 to $450,000 at a $385,000 median, and six recorded across 24 months at a $362,500 median. A lot buyer asks about the seawall, the canal or golf declaration, the flood elevation a new house must meet and the city's use of open lots for canal staging, so we assemble those answers before pricing.
Measure, 12 months to September 24, 2026 | Burnt Store Isles (MLS label) |
|---|---|
Closed sales carrying the label | 14 |
Median sale price, houses and condominiums together | $803,250 |
Price range | $175,000 to $1,280,000 |
Median days on market | 121 |
Median sale-to-list ratio | 95.2% |
Source: Southwest Florida MLS Matrix, Residential, City of Punta Gorda, closed sales September 25, 2025 to September 24, 2026, pulled September 25, 2026. We use the MLS for days on market and sale-to-list; the county record leads every count and median above. The $175,000 low is the Retreat at Burnt Store Isles condominium sale, and the $1,280,000 high is the Palermo Drive house.
Burnt Store Isles benchmarks at the top of Punta Gorda's labeled MLS communities, $803,250 on 14 closings, and on the county record its single-family median, $658,700 on 82 sales since September 1, 2025, sits just below Punta Gorda Isles' $700,000 on 339. It is one of only two city canal districts with city-maintained seawalls.
Data updated: September 2026 (Charlotte County Property Appraiser public recorded-sale files, calendar-month window from September 1, 2025, our analysis; Southwest Florida MLS Matrix, City of Punta Gorda closed sales, September 25, 2025 to September 24, 2026, pulled September 25, 2026; City of Punta Gorda, Special Assessments).
Community | Jurisdiction | County recorded single-family sales since September 1, 2025 | Median recorded sale |
|---|---|---|---|
Burnt Store Isles, Section 15 | City of Punta Gorda | 82 | $658,700 |
Punta Gorda Isles, residential sections | City of Punta Gorda | 339 | $700,000 |
Source: Charlotte County Property Appraiser recorded-sale files, our analysis, single-family use codes, calendar-month window from September 1, 2025. This window is a few weeks longer than the 12-month window used elsewhere on this page, which is why the Burnt Store Isles count is 82 here and 72 above.
Community | MLS closed, 12 months | MLS median sold | Jurisdiction | Water |
|---|---|---|---|---|
Burnt Store Isles | 14 | $803,250 | City of Punta Gorda | City canals, boat lock, Alligator Creek |
Punta Gorda Isles | 80 | $564,000 | City of Punta Gorda | City canals; city says most of the system has no fixed bridges |
Burnt Store Marina | 30 | $323,750 | Lee County, unincorporated | Marina basin on Charlotte Harbor |
Burnt Store Lakes | 32 | $422,450 | Charlotte County, unincorporated | Freshwater canals and lakes |
Burnt Store Village | 27 | $330,000 | Charlotte County, unincorporated | None to the harbor |
Heritage Landing Golf and Country Club | 72 | $330,000 | Charlotte County, unincorporated | None to the harbor |
Deep Creek | 38 | $337,250 | Charlotte County, unincorporated | No Gulf access |
Source: Southwest Florida MLS Matrix, City of Punta Gorda closed sales, pulled September 25, 2026. MLS counts use each community's label and include condominiums, so they understate Burnt Store Isles and Punta Gorda Isles, where many homes list under shared labels.
Burnt Store Isles' high MLS median reflects its product more than a premium on identical houses: its homes are newer on average than Punta Gorda Isles', and most of the other names on the list are inland, newer-construction or villa markets. The county record, which counts every recorded house sale, puts the two canal districts within about $41,000 of each other at the median.
Measure | Burnt Store Isles, MLS label | Punta Gorda outside Babcock Ranch |
|---|---|---|
Period | 12 months to September 24, 2026 | Same MLS pull |
Median days on market | 121 | 79 |
Median sale-to-list ratio | 95.2% | Not stated on the same basis |
Instrument | Southwest Florida MLS Matrix | Southwest Florida MLS Matrix |
Burnt Store Isles homes take longer to sell than the typical Punta Gorda home, which fits a higher-priced canal market with a seasonal buyer. The sale-to-list ratio says the price holds when the list price starts from the recorded sales; the days on market say the wait is long when it does not.
Burnt Store Isles sells to buyers who want a newer canal home, a finished seawall program, a lower canal assessment and a golf club at the center, and who accept a boat lock and an open deed-restriction appeal. Punta Gorda Isles sells to buyers who want the larger, older canal system and the city's bridge-free statement.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis; City of Punta Gorda Waterfront Living, Boating, Hurricane Repairs and Special Assessments pages; Burnt Store Isles Association; Punta Gorda Isles Civic Association; Southwest Florida MLS Matrix, pulled September 25, 2026).
The two are the city's only canal maintenance assessment districts, built by the same developer a few miles apart. Punta Gorda Isles is the older canal grid to the north; Burnt Store Isles is Section 15 of the same development, south of it on the west side of U.S. 41. For a seller, the comparison answers one question: which buyer is walking through your door, and what else did that buyer tour?
Decision factor | Burnt Store Isles | Punta Gorda Isles |
|---|---|---|
Canal system | 9 miles of canals, 18 miles of seawall (city) | 45 miles of canals and inlets, 91 miles of seawall (city) |
Built | Canals mid-1970s; median single-family year built 1998 | Canals late 1950s to mid-1970s (city manual) |
Route to the harbor | Burnt Store Isles boat lock, widened to 40 feet of travel in 2025, then Alligator Creek | Open saltwater canals to named access channels such as Ponce de Leon; no lock |
Bridge-free claim | None made by the city | City: "most of the PGI system" has no fixed bridges |
Ian seawall replacements | Complete (city) | Still under way in five work zones (city) |
Canal assessment, single-family, fiscal 2026 | $1,010 | $1,350 |
Canal assessment, single-family, fiscal 2027, adopted September 9, 2026 | $1,035 | $1,500 |
Deed restrictions | Recorded; ruled expired by a circuit court in 2025; appeal undecided as of September 25, 2026 | Not renewed in 1995; replaced by a city special overlay district |
Association | Voluntary Burnt Store Isles Association, $50 a year | Voluntary Punta Gorda Isles Civic Association |
Golf | Twin Isles Country Club inside the community, optional membership | St. Andrews South Golf Club inside the community |
Flood zone at the addresses we checked | AE, base flood elevation 9 feet | Read the FEMA panel for the address; see our Punta Gorda Isles guide |
County recorded single-family sales since September 1, 2025 | 82, median $658,700 | 339, median $700,000 |
MLS closed, 12 months to September 24, 2026 | 14, median $803,250 | 80, median $564,000 |
Sources: City of Punta Gorda, Waterfront Living; City of Punta Gorda, Boating; City of Punta Gorda, Hurricane Repairs; City of Punta Gorda, Special Assessments; Burnt Store Isles Association, Deed Restrictions Update; Punta Gorda Isles Civic Association, Unique Land Regulations; Charlotte County Property Appraiser recorded-sale files, our analysis; Southwest Florida MLS Matrix.
A Burnt Store Isles buyer who also toured Punta Gorda Isles decided a newer house, a finished seawall and a golf club outweighed the bridge-free statement and the bigger system. That buyer is paying for the house's era, the water, the flood elevation and a clean paperwork file, so those are what we market. Buyers who toured Burnt Store Marina, 30 MLS closings at $323,750 in Lee County, weighed a gated marina community against a canal behind the house. Buyers who toured Heritage Landing, Burnt Store Lakes or Deep Creek were choosing between harbor access and an inland price, and a Burnt Store Isles listing wins that buyer only on the water.
Selling a Burnt Store Isles home costs a negotiable commission, Florida documentary stamp tax of $0.70 per $100 on the deed, title and closing fees, a condominium estoppel where one applies, and prorated property taxes and the city canal assessment. At the $662,500 single-family median, the deed stamps alone come to $4,637.50.
Data updated: September 2026 (Florida Statutes 201.02, 718.116 and 28.24; Florida Department of Revenue; National Association of Realtors; City of Punta Gorda, Special Assessments; read September 25 to 28, 2026).
Line item | Burnt Store Isles detail | Basis |
|---|---|---|
Listing commission | Negotiable; no standard or legally set rate | NAR settlement practice changes, effective August 17, 2024 |
Optional buyer-agent compensation | A seller may offer it, but not in the MLS | NAR settlement practice changes |
Deed documentary stamps | $4,637.50 at $662,500; $1,400 at $200,000; $9,660 at $1,380,000; $2,695 at a $385,000 lot | $0.70 per $100, Florida Statute 201.02 |
Owner's title policy | Promulgated premium where the contract assigns it to the seller | Florida rule 69O-186.003 |
Association estoppel | None for a single-family lot, because there is no mandatory homeowners association; a condominium sale needs its association's estoppel under 718.116, with a statutory cap of $299 for a current account, plus $119 expedited or $179 delinquent | Florida Statutes and 2024 HB 979 |
Canal assessment proration | $1,035 per single-family parcel for fiscal 2027, on the Charlotte County tax bill, handled with the tax proration; your closing agent confirms the split | City of Punta Gorda, adopted September 9, 2026 |
Property tax proration | Charlotte County bill, paid in arrears; seller credits the buyer for the seller's days | Florida calendar-year tax |
Recording | $10 first page, $8.50 each additional page, customarily recorded by the buyer | Florida Statute 28.24 |
Twin Isles Country Club | Membership is optional and not attached to the home; any resignation or transfer follows the club's own rules, which it does not publish | Twin Isles Country Club |
Since August 17, 2024, offers of buyer-broker compensation can no longer be advertised in the MLS, and buyers sign a written agreement with their own agent before touring (National Association of Realtors, settlement FAQs). Commissions are explicitly negotiable. A Burnt Store Isles seller may still offer a contribution toward the buyer's agent or the buyer's closing costs, and how that offer is structured is part of our pricing conversation, in writing, before you sign a listing agreement.
The Burnt Store Isles canal maintenance assessment is a non-ad valorem line on the annual tax bill, so it runs with the parcel and is normally settled with the property-tax proration. It was $1,010 for fiscal year 2026 and is $1,035 for fiscal year 2027 after the city's adoption on September 9, 2026. Because it is flat per parcel, it does not change with the sale price, and a buyer's homestead exemption does not reduce it.
A Burnt Store Isles condominium sale needs the condominium association's estoppel certificate under Florida Statute 718.116. It states what the unit owes, and it is where an adopted special assessment or an open violation surfaces. Order it early, because the budget and any assessment it reveals shape the buyer's offer.
On a $662,500 Burnt Store Isles canal home, the fixed pieces are $4,637.50 in deed stamps, the seller's share of the Charlotte County tax bill, including the $1,035 canal assessment line, and the owner's title premium where the contract assigns it to you. There is no association estoppel on a single-family lot. The commission and any buyer-side contribution are the variables. We give every Burnt Store Isles seller a line-by-line net sheet with the valuation. These figures are information, not tax or legal advice; confirm your own numbers with your closing agent, attorney or insurance agent.
A Burnt Store Isles seller owes a written flood disclosure at or before the contract, disclosure of known material defects, and a property tax disclosure summary; a condominium seller also furnishes the Chapter 718 resale documents. We also recommend a written statement of the deed-restriction appeal, so no Burnt Store Isles buyer learns of it late.
Florida sellers must disclose flood-insurance claims, federal flood assistance and known flooding "at or before the time the sales contract is executed" (Florida Statute 689.302). In a Zone AE community after Ian in 2022 and Milton's surge in 2024, that form deserves a careful read by both sides. Complete it carefully and attach what you have: the elevation certificate, the flood policy that can be assigned to the buyer, and any repair permits.
The association reports a 2025 circuit ruling that the recorded restrictions expired in January 2001, and an appeal, case 6D2025-1778, that remained undecided as of September 25, 2026 (Burnt Store Isles Association, Deed Restrictions Update). The association also states that exterior changes, "including colors or land use," require its board's approval "for all property owners whether they are members of BSIA or not" (Burnt Store Isles Association, Deed Restrictions). We recommend disclosing the status in writing and letting title counsel address it in the commitment. Florida's Marketable Record Title Act, Chapter 712 of the Florida Statutes, is the law that extinguishes old recorded restrictions unless they are preserved; we do not characterize the court's reasoning beyond what the association reports.
Florida Statute 720.401 requires a disclosure summary before contract in a community where membership in a homeowners association is mandatory. The Burnt Store Isles Association describes itself as "a non-profit corporation (not a mandatory HOA)" and says "BSIA membership is voluntary" (Burnt Store Isles Association, Realtor Information). Whether any disclosure summary applies to your Burnt Store Isles lot is a question your closing agent or real estate attorney answers from the recorded documents; this is general information, not legal advice.
Villas of Burnt Store Isles, Villa Grande, Vizcaya, Mondovi Bay Villas and the Retreat are Chapter 718 condominiums with their own boards, budgets and rules. A condominium seller furnishes the declaration, articles, bylaws, rules, the most recent annual financial statement and budget, and the question-and-answer sheet, and a resale buyer has a statutory right to cancel within seven days, excluding weekends and holidays, after receiving them (Florida Statute 718.503). Florida requires milestone inspections for condominium buildings of three or more stories (Florida Statute 553.899); most Burnt Store Isles villas are one story, so we check whether the rule reaches your building before we price the unit.
The buyer must be given a property tax disclosure summary at or before contract warning not to rely on the seller's current taxes, because a change of ownership triggers reassessment. In Burnt Store Isles the flat canal assessment does not change with reassessment, but the ad valorem part of the bill usually does.
Under Johnson v. Davis, decided by the Florida Supreme Court in 1985, a seller who knows of facts materially affecting value that are not readily observable must disclose them (Johnson v. Davis, 480 So. 2d 625). Hurricane Charley's eye passed over Punta Gorda on August 13, 2004, and Hurricane Ian made a second landfall near Punta Gorda on September 28, 2022 (National Hurricane Center, Ian report). Roof repairs, window replacements, dock and lift rebuilds and water intrusion are exactly what inspectors look for, and disclosing them with receipts and closed permits usually protects the price.
A Burnt Store Isles buyer's property tax bill is usually higher than the seller's, because the Save Our Homes cap resets to market value on January 1 after a sale. Burnt Store Isles is taxed inside the City of Punta Gorda, and its flat canal assessment sits on the same bill but never resets.
Data updated: September 2026 (Florida Department of Revenue, 2025 Charlotte County Taxing Authority Code Descriptions; City of Punta Gorda budget and special assessment pages; Charlotte County Property Appraiser; read September 25 to 28, 2026).
Burnt Store Isles parcels are in city tax district 149, which combines the city and the Burnt Store Isles canal district; the 2025 certified total was 16.6185 mills, against 15.0855 mills in the unincorporated county district (Florida Department of Revenue, 2025 Charlotte County Taxing Authority Code Descriptions). The City of Punta Gorda adopted an operating millage of 3.9928 mills for fiscal year 2027 on September 23, 2026 (City of Punta Gorda, Upcoming Budget Process). The canal district levies no millage; its cost is the flat assessment. The buyer's taxable value depends on the buyer's price and exemptions, not yours.
On a homestead, assessed value can rise by no more than the lesser of 3 percent or inflation each year, which was 2.7 percent for the 2026 roll. That cap resets to just value on January 1 after a change of ownership. A seller moving to a new Florida homestead can carry up to $500,000 of the accumulated difference under portability (Florida Statute 193.155), filing Charlotte County form DR-501T by March 1, provided the new homestead is established within three years of January 1 of the year the old one was abandoned (Charlotte County Property Appraiser, Exemptions).
Amendment 3, CS/HJR 1-F, is on the ballot on November 3, 2026 and needs 60 percent to pass. The Charlotte County Property Appraiser states that it would cut the annual assessment cap on non-homestead property from 10 percent to 5 percent (Charlotte County Property Appraiser, Proposed Property Tax Amendment 3). None of it reduces a non-ad valorem line such as the Burnt Store Isles canal assessment. A county vote on extending the 1 percent local option sales tax is set for the same day.
We give Burnt Store Isles buyers a realistic estimate using the Property Appraiser's Tax Estimator, so the tax conversation happens at the pricing stage rather than in underwriting. A buyer who sees the full bill, city and county millage plus the canal assessment, on the first day negotiates on facts.
A free in-person comparative market analysis is the most accurate Burnt Store Isles valuation you can get short of an appraisal, and it costs you nothing. One of us walks the house and the dock, reads the lot, the canal, the roof and the flood documents, and returns a written range with the recorded comparables and a net sheet.
Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873, or request a free in-person Burnt Store Isles CMA and we will schedule the visit around you, including a video walkthrough for owners who are out of state for the season. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and the walkthrough happens at your Burnt Store Isles home. You are working with Top 1% Real Estate Agents Nationally Since 2008.
The roof permit and covering, openings and shutters, the air conditioner, the water heater, the pool and cage, the lanai, the dock, pilings and lift, the view down the canal or across the fairway, and any exterior work that needed association approval. We also ask for your dock and lift permits, your elevation certificate, your flood and wind insurance declarations pages, any condominium documents and your most recent tax bill.
The CMA becomes the listing plan: price, preparation list, marketing and timing. Our Burnt Store Isles seller guide shows how we market the water, the lot and the paperwork, and our Punta Gorda home valuation guide covers the wider city picture. If you are selling in Burnt Store Isles and buying elsewhere in the area, our Punta Gorda seller guide and Punta Gorda buyer guide explain how we run both sides together.
If you are on the other side of the table, our guide to buying a home in Burnt Store Isles covers the canal district, the lock, the deed-restriction appeal and the questions to ask before an offer, and how we represent buyers explains the agreement and the process. Call Marc at (239) 287-5873.
Your Burnt Store Isles home is worth what comparable recorded sales on the same kind of lot, interior finger, rim canal or golf course, and of the same era and size have brought, adjusted for the water, roof, openings and permits. In the latest 12 months Charlotte County recorded 72 house sales at a $662,500 median and 13 condominium sales at $200,000. Ask us for a written range with every comparable attached; it is free and takes a partner, not an algorithm.
On the Charlotte County record for sales recorded from September 25, 2025 to September 2, 2026, Burnt Store Isles single-family homes sold at a $662,500 median, from $365,000 to $1,380,000, at $287.60 per square foot of the roll's living area. Condominium villas and coach homes sold at $200,000 and vacant lots at $385,000. Those medians describe segments; your own value depends on your water, era, size and condition.
It depends on the record and the segment. The single-family median was $662,500 on 72 recorded sales in the latest 12 months, and $662,500 again on 54 sales in calendar 2026 through September 2. The MLS median for the 14 labeled closings was $803,250, but that set mixes houses and condominiums and misses most of the market. We price from the county record.
Charlotte County recorded 72 qualified single-family sales in Burnt Store Isles in the 12 months of sales recorded from September 25, 2025, $49,881,800 in volume, plus 13 condominium sales and 3 vacant-lot sales. The Southwest Florida MLS labeled only 14 closings Burnt Store Isles in the 12 months to September 24, 2026, which is why we count from the county record.
The MLS counts only listings entered under the Burnt Store Isles label, 14 in the latest year, while the county records every qualified deed on the Section 15 plats and the Burnt Store Isles condominiums, 72 house sales and 13 condominium sales in a similar window. Many Burnt Store Isles homes list under Punta Gorda Isles labels. In Charlotte County we lead with the county record.
An automated estimate can be a starting point, but in Burnt Store Isles it faces two handicaps: most sales never carry the Burnt Store Isles label, and the model cannot see your canal, your route to the lock, your roof age, your dock permits or your floor elevation. HUD research found poor exterior condition raised automated valuation error by 4.35 percentage points. A written comparative analysis from the recorded sales is the number to list on.
Not in 2026. The single-family median on the county record fell from $852,500 in 2022 to $620,000 in calendar 2025, then recovered to $662,500 on 54 sales from January 1 to September 2, 2026. That is about 22 percent below the peak but about 34 percent above the 2019 median of $496,000, and volume is back to pre-storm levels.
The single-family median rose from $496,000 on 73 recorded sales in 2019 to an $852,500 peak on 57 sales in 2022, then settled at $620,000 in 2025 and $662,500 in 2026 so far. That leaves 2026 about 34 percent above 2019 on the Charlotte County record. The 60-month median, $750,000, still carries the peak years.
It is a market that rewards accurate pricing. The 14 labeled MLS closings in the year to September 24, 2026 took a median 121 days on market at a 95.2 percent median sale-to-list ratio, against 79 days for Punta Gorda outside Babcock Ranch. Well-priced Burnt Store Isles homes sell close to asking; homes priced from the 2022 peak wait a season.
Plan for about four months. The labeled Burnt Store Isles closings in the Southwest Florida MLS for the 12 months to September 24, 2026 took a median 121 days on market. A Burnt Store Isles home listed with its elevation certificate, dock and lift permits, four-point and wind mitigation reports and a written deed-restriction status removes the usual reasons for delay, so we assemble that file before the first showing.
The labeled Burnt Store Isles closings in the Southwest Florida MLS for the 12 months to September 24, 2026 sold at a median 95.2 percent of their list price. A Burnt Store Isles home priced from the county record usually needs one price, not three, and the discount a buyer negotiates narrows when the paperwork file answers the insurance and water questions up front.
If your house is insurable and priced from the recorded sales, conditions are steady: the Burnt Store Isles single-family median recovered from $620,000 in 2025 to $662,500 in 2026, volume is back to pre-storm levels, and every Ian seawall replacement is complete. If your home needs a roof or has unpermitted dock work, fixing those first usually pays more than waiting for the market to move.
Burnt Store Isles draws retirees and seasonal buyers, and Punta Gorda as a whole reports 53.6 percent of residents aged 65 or older. We plan a listing so the house, its paperwork and its photographs are ready before seasonal buyers are in town, and we set timing around your move, not a calendar rule.
Yes. Burnt Store Isles golf-course lots carry their own 1970 declaration with no boat, dock or seawall articles, a 30-foot rear setback the association waives to 25 feet by policy, and an 8,000-square-foot minimum lot. They draw a buyer who wants the fairway, not the harbor. We price each against its own kind of sale rather than the community median.
It depends on the house and the view. Burnt Store Isles rim-canal lots back onto mangrove and sit on single-seawalled canals under a 40-foot navigable passage rule, while interior fingers have seawalls on both banks and a 50-foot rule. The county roll does not flag the canal type, so there is no reliable premium figure to quote; we price each against recorded sales on the same canal type.
On the county record for the latest 12 months, Burnt Store Isles single-family homes sold at a median $287.60 per square foot of the roll's living area, and condominiums at $134.73. The MLS median for the 14 labeled closings was $313 per living square foot. They use different records and denominators, so compare your home only against sales measured the same way.
The highest recorded Burnt Store Isles sale in the latest 12 months was $1,380,000 on Monaco Drive, recorded March 30, 2026, a 2020 home with 2,549 square feet of living area. A 2022 home on Macedonia Drive recorded at $1,375,000 the same month, and the top condominium sale was $292,300 at 3959 San Rocco Drive, the Vizcaya address.
The comparables that matter come from your own lot type and era. Recent examples on the county record include $1,222,000 on San Lorenzo Drive (2016), $1,193,000 on Bastia Court (2005), $953,000 on Tripoli Boulevard (2013) and $732,500 on Macedonia Drive (2004). We list every comparable for your Burnt Store Isles address with its street, date, year built and living area.
A great deal. Of the 72 recorded Burnt Store Isles house sales in the latest 12 months, the 22 built before 1990 sold at a $462,500 median and the 15 built in 2010 or later at $979,000, with 1990s homes at $675,300 and 2000s homes at $750,000. Size explains part of the gap; roof, windows, systems and floor elevation explain the rest.
Not much this year. None of the 72 recorded Burnt Store Isles house sales in the latest 12 months was a builder-direct first sale. The roll carries 105 homes built since 2020 and 79 vacant residential parcels, so new homes arrive one lot at a time, and a resale competes mainly with other resales on condition, water and price.
We cannot isolate its effect on price, and we do not claim one. What the Burnt Store Isles lock widening changed is capacity: the city said the lock would give 40 feet of travel, wide enough for a loaded barge doing seawall work, and the canal committee reported it complete in April 2025. Buyers with larger boats ask about it, so we cover it in every listing.
It can for sailors. The city says most of the Punta Gorda Isles system has no fixed bridges, but it makes no such statement about Burnt Store Isles, and we make no bridge-free claim either way. A buyer with a mast or tower verifies air draft from the specific dock with Public Works at (941) 575-5050, and we state the route plainly so the right buyers tour.
No. In Burnt Store Isles the city owns and maintains the seawall under the canal district, and it reports every Ian replacement complete. If a wall looks damaged, report it to Public Works at (941) 575-5050 and put the city's written response in the buyer's file. Your dock, lift and yard restoration are yours; gather their permits.
The sale does not need a permit, but a Burnt Store Isles buyer will ask whether the dock and lift were permitted under the city's Chapter 6 rules, especially if they were rebuilt after Ian. Floating docks and lift canopies are prohibited, and docks may reach no more than 10 feet waterward of the seawall. Unpermitted marine work is a common inspection-period issue.
Not when it is framed correctly. The Burnt Store Isles canal assessment is $1,035 per single-family parcel for fiscal 2027, adopted September 9, 2026, and it buys city seawall replacement, dredging and the lock, work the city's manual prices at up to $300 per linear foot for a replacement wall. It is $465 below the Punta Gorda Isles line.
The Burnt Store Isles canal assessment is billed on the annual Charlotte County tax bill, so it is normally handled with the property-tax proration at closing; your closing agent confirms the split. It was $1,010 for fiscal year 2026 and is $1,035 for fiscal year 2027. Because it is flat, it does not change with the sale price.
It can shape what a buyer plans for the house and what title counsel writes into the commitment. The Burnt Store Isles Association reports a 2025 circuit ruling that the restrictions expired, and its appeal, case 6D2025-1778, was undecided as of September 25, 2026. We disclose the status in writing so it never surprises a buyer late.
We recommend it. A Burnt Store Isles buyer who learns of the case late may renegotiate or walk, and Johnson v. Davis requires disclosure of known facts materially affecting value that a buyer cannot readily observe. Put the association's published status in writing and let title counsel address it; your attorney decides the exact wording.
Florida Statute 689.302 requires a written flood disclosure at or before the time the contract is executed, covering known flooding, flood-insurance claims and federal flood assistance. In a Zone AE community after Ian and Milton, complete the Burnt Store Isles form carefully and attach what you have, including any elevation certificate and insurance history.
Yes, through the premium. Every one of the 12 Burnt Store Isles addresses we checked is FEMA Zone AE with a 9-foot base flood elevation, on maps effective December 15, 2022, so a federally backed mortgage requires flood insurance. How high your lowest floor sits against 9 feet sets the buyer's premium, which the city's Class 5 rating cuts by 25 percent.
Yes, if you do not have one. Burnt Store Isles is Zone AE with a 9-foot base flood elevation, and a buyer's flood premium depends on the lowest floor against that figure. The county's GIS carries a layer of certificates already on file, so check it first. A certificate in the listing file answers the insurance question before it slows the deal.
If the buyer uses a federally backed mortgage, yes, because Zone AE is a Special Flood Hazard Area. Citizens also ties coverage to flood by value and date, with all remaining personal-lines policies needing flood by January 1, 2027. A seller's existing flood policy can often be assigned to the Burnt Store Isles buyer, which keeps it on its glide path, so have it ready.
Usually, yes. The median Burnt Store Isles house was built in 1998, and Citizens requires a four-point inspection on homes over 20 years old. A wind mitigation report under Florida Statute 627.711 documents the features that earn premium credits. Having both lets a buyer price insurance during showings instead of during the inspection period.
Yes, directly. Citizens asks for documentation of at least five years of remaining life on tile or metal roofs older than 50 years and shingle roofs older than 25, and the association's rules call for tile or tile-like roofs. Florida Statute 627.7011 bars refusal solely for a roof under 15 years old. A reroof permit with its date is one of the most valuable papers in a Burnt Store Isles listing file.
Keep projects modest. Punta Gorda counts labor, materials, overhead and profit against the structure's value under the FEMA 50 percent rule, cumulatively, so a large renovation of an older, lower Burnt Store Isles home can trigger elevation requirements. Paint, landscaping, a documented roof and repairs usually return more than a major remodel before a sale.
Not if repairs are documented. Charley's eye passed over Punta Gorda in 2004, Ian made landfall near Punta Gorda in 2022 and Milton pushed surge into Charlotte Harbor in 2024. A Burnt Store Isles house repaired with closed permits sells on its current condition, and the city's completed seawall program helps; unrepaired damage and missing receipts are what cost money.
The 13 Burnt Store Isles condominium units recorded in the latest 12 months sold at a $200,000 median, from $150,000 to $292,300. The three highest were at 3959 San Rocco Drive, the Vizcaya coach-home address, at $250,000 to $292,300, and most of the rest were 1,451-square-foot villas at $150,000 to $219,500. Each unit's value also turns on its association's budget, reserves and any special assessment.
It changes the price conversation, not the sale. Disclose any adopted or proposed assessment early, get the association's estoppel under Florida Statute 718.116, and we price the Burnt Store Isles unit with the assessment in view. In a condominium market whose 60-month median was $315,000 and 12-month median $200,000, buyers who see the numbers up front negotiate on them; buyers who find them late often walk.
Yes. The roll carries 79 vacant residential parcels in Burnt Store Isles, and three qualified lot sales in the latest 12 months ranged from $375,000 to $450,000. A lot buyer asks which declaration governs the block, the seawall's status, the flood elevation a new house must meet and the city's use of open lots for canal staging, so we assemble those answers before pricing.
No. Twin Isles Country Club membership is optional and is not attached to Burnt Store Isles homes, so there is no mandatory club transfer at closing and no club value to add to the price. If you hold a membership, we coordinate with the club on its own resignation or transfer rules, which it sets and does not publish.
A negotiable commission, deed documentary stamps at $0.70 per $100, which is $4,637.50 at the $662,500 median, title and closing fees, a condominium estoppel where one applies, and prorated taxes and the canal assessment. A Burnt Store Isles single-family lot has no mandatory association estoppel. We give every seller a written net sheet.
The buyer's assessed value resets to market value on January 1 after the sale, so the buyer's bill in Burnt Store Isles city tax district 149 is usually higher than yours. The flat canal assessment does not reset. Florida Statute 689.261 requires the contract to warn the buyer not to rely on your current taxes, so we model the buyer's bill at the pricing stage.
Florida's portability rule lets you carry up to $500,000 of your Save Our Homes difference to a new Florida homestead, if you establish it within three years of January 1 of the year you left the old one and file on time; in Charlotte County the form is DR-501T, due by March 1. We coordinate the timing of your Burnt Store Isles sale and your purchase.
Yes. Burnt Store Isles is inside the City of Punta Gorda, ZIP 33950, recorded as Punta Gorda Isles Section 15, and it is not Burnt Store Marina in Lee County or any of the Burnt Store Road communities. For pricing, the comparable set is the Section 15 plats and the Burnt Store Isles condominiums, not a city or ZIP median.
A comparative market analysis is prepared by a listing team to set a price that sells; an appraisal is prepared by a licensed appraiser for a lender to support a loan. Both use recent comparable sales. For a Burnt Store Isles home, a CMA built from the county's recorded sales anticipates the appraisal, which helps avoid a low-appraisal surprise after the contract is signed.
You can, but the county-versus-MLS gap cuts both ways. Most Burnt Store Isles sales never carry the Burnt Store Isles label in the MLS, so pricing from portal data or labeled sales alone misses most of the market. A listing team prices from the full county record, prepares the flood, insurance and deed-restriction paperwork, and brings qualified buyers; we will show you the net sheet either way.
Yes. Many Burnt Store Isles owners are seasonal, and we manage showings, vendors, inspections and the closing remotely, with mail-away closing documents through the title company. We start with a video walkthrough of the house and the dock, and we can meet your contractors at the property.
The best Burnt Store Isles listing agent prices from Charlotte County's recorded sales, not a portal, and can explain the canal district, the lock, the seawall program and the deed-restriction appeal to a buyer. McGreevy and Comisar, the #1 team in Southwest Florida since 2012 and among the Top 1% Real Estate Agents Nationally Since 2008, build every valuation that way. Call Jesse at (239) 898-6072.
Yes, it is free, and no, you do not have to list with us. You keep the recorded comparables, the adjustments and the net sheet either way, and many of our valuations go to Burnt Store Isles owners who are a year or more from selling. Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873 to start one today.
McGreevy and Comisar are a top-reviewed Burnt Store Isles listing team, and these reviews come from our Google Business Profile, quoted exactly as clients wrote them. We publish no aggregate score, and we do not edit, composite or summarise client words.
★★★★★ "Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!" Verified Google review
★★★★★ "Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend." Verified Google review
★★★★★ "Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals." Verified Google review
Every document behind the Burnt Store Isles figures and rules on this page is public and free. These are the ones a Burnt Store Isles seller actually uses, each linked to the issuing authority's own copy rather than a reprint.
Document | Publisher | Link |
|---|---|---|
Waterfront Property Owner's Manual | City of Punta Gorda | |
Code of Ordinances, Chapter 6, Vessels, Docks and Waterways | City of Punta Gorda | |
Burnt Store Isles District Boundary Map | City of Punta Gorda | |
Resolution 3831-2025, fiscal 2026 Burnt Store Isles assessment | City of Punta Gorda | |
Fiscal 2027 Burnt Store Isles levy agenda item | City of Punta Gorda | |
Burnt Store Isles lock widening press release, January 22, 2025 | City of Punta Gorda, posted by the Burnt Store Isles Association | |
Burnt Store Isles deed restrictions and policies | Burnt Store Isles Association | |
Deed Restrictions Update, the appeal status | Burnt Store Isles Association | |
Florida Statute 689.302, flood disclosure | Florida Senate | |
Florida Statute 718.503, condominium resale disclosure | Florida Senate | |
Florida Statute 718.116, condominium estoppel certificates | Florida Senate | |
Florida Statute 689.261, property tax disclosure summary | Florida Legislature | |
Flood Map Service Center, search by address | Federal Emergency Management Agency | |
Wind mitigation resources | Florida Office of Insurance Regulation | |
Portability form DR-501T | Charlotte County Property Appraiser | |
Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center |
Retrieved on September 28, 2026 unless a line gives another date. Market figures carry the pull date stated beside them in the body. We cite government, statutory, court, association and our own pages, plus sources already cited in our Burnt Store Isles guide.
By Jesse McGreevy and Marc Comisar, who together bring over 45 years of combined direct experience in Southwest Florida real estate. For this Burnt Store Isles valuation guide we tracked 72 recorded single-family sales and 13 condominium sales from the Charlotte County deed file, the city's canal district records, the association's recorded declarations and every flood, insurance and tax rule a buyer's lender, insurer and inspector will apply to your house, 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 sold with us.
If you are thinking, "I need someone to sell my house in Burnt Store 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 are selling a Burnt Store Isles canal home on an interior finger or the rim canal, a golf-course home near Twin Isles Country Club, a Villas of Burnt Store Isles, Villa Grande or Vizcaya condominium, or a home in Punta Gorda Isles, Deep Creek, Burnt Store Lakes or Heritage Landing, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
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 Burnt Store Isles community guide for everything beyond the sale. If you are buying rather than selling, our Burnt Store Isles buyer guide and how we represent buyers are the place to start. For a seller's first step, request your free Burnt Store Isles 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.
Updated September 2026. This Burnt Store Isles 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.