A real number for a Burnt Store Lakes home, built from 70 Charlotte County recorded sales, resale versus new build and the lake, not 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 want the whole community first, including the lakes, the association, schools and daily life, our Burnt Store Lakes community guide covers it. This page answers one question: what your Burnt Store Lakes home or homesite would sell for today, on the Charlotte County record.
A Burnt Store Lakes home on the Punta Gorda Isles Section 21 lots sold at a $432,000 median across 63 recorded sales in the 12 months to September 26, 2026. Single-family homes ran $430,000, resales $435,000, first sales of new homes $429,950, and the seven condominiums $205,000. Your number depends on age, size, lot and flood zone.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026, newest recorded sale August 6, 2026 on the lots and June 18, 2026 in the condominiums; Southwest Florida MLS Matrix, pulled September 26, 2026).
In the last 12 months we tracked 70 Charlotte County recorded sales in Burnt Store Lakes at a $422,500 median, and every price opinion our team writes here starts from that record.
Burnt Store Lakes is a deed-restricted lake community in unincorporated Charlotte County with a Punta Gorda 33955 mailing address. It sits next to, but is not part of, Burnt Store Marina, and it is still being built: about 1,130 of its 1,848 plat parcels, roughly 60 percent by our arithmetic, carry a vacant residential code on the 2026 county roll. That one fact changes how a home here is valued, because a resale competes with a builder's new home on the next street, and the sales that prove it often never reach the MLS.
Figure | What it measures | Window and source |
|---|---|---|
$422,500 | Median of all 70 qualified recorded sales in the footprint, homes and condominiums | 12 months to September 26, 2026, Charlotte County Property Appraiser, our analysis |
$432,000 | Median of 63 home sales on the platted Section 21 lots | Same window and source |
$430,000 | Median of 57 sales on parcels the roll codes as single-family homes | Same window and source |
$435,000 | Median of 47 resales on the platted lots | Same window and source |
$429,950 | Median of 16 first sales of new homes, our builder-direct estimate | Same window and source |
$205,000 | Median of 7 sales across the seven condominium regimes | Same window and source |
$422,450 | Median of 32 closings labeled Burnt Store Lakes on the MLS | September 26, 2025 to September 26, 2026, Southwest Florida MLS Matrix |
The medians sit close together, and that is the first lesson for a Burnt Store Lakes seller. New homes and resales traded at almost the same middle price, so a buyer standing in your kitchen is also pricing the builder's model two streets over. What separates one sale from another here is not the community median. It is the year the house was built, its living area against the 1,700 square foot minimum the declaration now sets for new homes, whether the lot faces a lake or a greenbelt or empty homesites, and whether the flood map puts it in Zone AE or Zone X.
Start with three questions. Is your home on a platted Section 21 lot, or is it a unit in one of the seven condominiums? Was it built before 2021, under the old 1,200 square foot minimum, or after, under the 1,700 square foot rule? And does your lot sit in Zone AE with a base flood elevation of 8 or 9 feet, or in the shaded Zone X pocket we found on Cabana Road and Vellum Circle? Those answers move a Burnt Store Lakes valuation further than the community median does.
The Charlotte County Property Appraiser recorded 70 qualified sales in the Burnt Store Lakes footprint in the latest 12 months. The MLS development label caught 32. The gap is not an error: builder-direct first sales and homes sold without a listing never reach the MLS, and the label misses some Section 21 sales that were listed. A valuation built only on MLS comparables here starts with less than half the evidence, so we lead with the county record and use the MLS only for the two measures it alone carries, days on market and sale-to-list.
Burnt Store Lakes sellers call McGreevy and Comisar because we price on the record that moves the price: 70 Charlotte County recorded sales in 12 months, the builder-direct sales the MLS misses, the association's estoppel and resale assessment, and the flood zone of the exact lot. We have been Top 1% nationally since 2008.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, 12 months to September 26, 2026; Southwest Florida MLS Matrix, pulled September 26, 2026).
Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and are among the Top 1% Real Estate Agents Nationally Since 2008. McGreevy and Comisar is a top-reviewed Southwest Florida listing team. If you are weighing the best real estate agents in Punta Gorda, the test in a community still being built out is simple: ask who prices a Burnt Store Lakes home on the county's recorded sales, including the builder-direct sales that never reach the MLS, and who can explain the association, the flood file and the county benefit units before a buyer's inspector does.
We do not publish a story about a Burnt Store Lakes sale on this page. We publish the method we use on every one: the county's recorded sales for the same era, size band and setting, split between builder-direct and resale; the MLS for days on market and sale-to-list; the association's fee schedule and estoppel; the FEMA panel and elevation certificate for the lot; and a net sheet. You see every comparable we used, and you keep the file whether or not you list with us.
Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and we work Burnt Store Road, Punta Gorda and the rest of Charlotte County from it. For a Burnt Store Lakes valuation, one of us walks the house, reads the lot against the plat and the flood map, and returns the written range. Call Jesse direct at (239) 898-6072.
The fastest route to a Burnt Store Lakes home valuation is the address form at the top of this page. It takes about sixty seconds and goes straight to Jesse McGreevy and Marc Comisar. We answer with recorded comparables from the Section 21 plat, the flood panel for your lot, the association's resale charges and a seller net sheet.
Enter your address in the free Burnt Store Lakes 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, not a call center. If you would rather talk first, call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873. There is no obligation and no charge for the file.
A written range; the recorded sales we used, with addresses, dates, year built and living area; the adjustments we made and why; whether each comparable was a builder's first sale or a resale; the FEMA zone, base flood elevation and panel for your lot, and the elevation certificate if the county holds one; your tax bill with the South Burnt Store Street and Drainage and South Charlotte Stormwater lines separated; the association's estoppel and capital resale charges; and a net sheet. If you plan to list, the next step is our Burnt Store Lakes selling plan.
The Zestimate and other automated estimates read public records and prior sales. In Burnt Store Lakes they cannot see the builder-direct sales missing from the MLS, whether your lot faces a lake or an empty homesite, where your floor sits against an 8 or 9 foot base flood elevation, or your roof's age and material.
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. Six agencies issued it jointly: the OCC, the Federal Reserve, the FDIC, the NCUA, the CFPB and the FHFA. Lenders that use an automated model in a mortgage decision must adopt controls 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. In Burnt Store Lakes condition runs the whole range on a single street: a 1990s house with an older roof, a 2006 house with new impact openings, and a house finished this year with a tile or metal roof the declaration requires on new construction. None of that is in the public record until a permit closes.
A model that leans on listed sales starts with the 32 MLS closings, not the county's 70. Builder-direct first sales, 16 of the 63 home sales on the platted lots in the latest 12 months, are exactly the comparables a Burnt Store Lakes resale is measured against, and most of them close without a listing. An estimate that cannot see them cannot tell you whether your home is priced above or below the builder next door.
Lake frontage is not flagged on the Charlotte County roll, so a model cannot tell a lakefront lot from an interior one. The roll also lags new construction: in the latest 12 months, 6 of the 63 sales closed on new homes whose parcels were still coded vacant, so their size and year built were not on the roll at all. Add the flood zone, which changes from street to street, the 1,700 square foot minimum that caps what can be built next door, and the $750 capital resale assessment a buyer pays at closing, and the gap between an automated number and a real one is wide.
Burnt Store Lakes and Burnt Store Marina share a Punta Gorda 33955 address, a road and a plat family, but not a county. Burnt Store Marina is in Lee County, with a different association, different taxes and a different market. Any tool that blends the two by ZIP code or place name prices a Burnt Store Lakes home against condominium sales across the county line. We price your home on Charlotte County recorded sales from Punta Gorda Isles Section 21 only.
We value a Burnt Store Lakes home with a comparative market analysis built from Charlotte County recorded sales on the Section 21 plat in the same era, size band and setting, split between builder-direct and resale, checked against MLS days on market and sale-to-list, and adjusted for flood zone, roof and condition. You receive every comparable.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis; Southwest Florida MLS Matrix, pulled September 26, 2026; FEMA National Flood Hazard Layer, queried September 26, 2026).
A 2023 Cape Horn Boulevard home with 2,363 square feet competes with other recent builds, including the builder's current price sheet. A 1990s home under 1,700 square feet competes with other homes of its era, a product that can no longer be built new here. A Villa Tuscany unit competes with condominiums, not houses. We set the comparable pool by product and era first, then narrow by size and setting.
We read the Charlotte County Property Appraiser's recorded, qualified sales for the Section 21 plat and the seven condominium regimes, and we flag builder-direct first sales, estimated as the first qualified improved sale within one year of the home's year built. The MLS supplies days on market and sale-to-list for the listed sales. Neither layer alone describes this market.
The county roll has no lake-frontage flag, so we read frontage from the plat, the survey and a site visit. We also look at what surrounds the lot: a finished street reads differently from a block that is still mostly vacant homesites, and some blocks are nearly empty. Block 878 on Juarez Court carries 1 home on 19 lots on the 2026 roll, while Block 852 on Saragossa Lane carries 8 homes on 10 lots.
We confirm the FEMA zone and base flood elevation for the lot on Charlotte County panel 12015C0416G or 12015C0418G, both effective December 15, 2022, and pull the elevation certificate if the county holds one. In Zone AE a financed buyer must carry flood insurance, and the lowest floor's height against the base flood elevation sets that premium.
Roof age and material, the four-point threshold for older homes, documented wind mitigation, and the permit history for any storm repair. If a house cannot clear the insurer's screen, the price is not the problem; the buyer pool is. We would rather tell you that before the market does.
We pull your tax bill and split out the South Burnt Store Street and Drainage charge of $297.83 per equivalent residential unit and the South Charlotte Stormwater line, then model a buyer's post-sale bill, because a buyer's Save Our Homes cap resets and the buyer's tax is usually higher than yours.
The comparables with addresses, dates, year built and living area, the adjustments, the tax breakdown, the flood documents, the association charges and a net sheet. The seller cost stack is in our Florida seller closing costs guide, and your Burnt Store Lakes numbers are on the sheet we hand you.
Burnt Store Lakes home values move first with age and size, because the declaration's 1,700 square foot minimum and tile or metal roof rule define what can be built new, then with the setting of the lot, then with the flood zone and roof. The median home that sold was built in 2015.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis; Burnt Store Lakes Property Owners' Association declaration and Fee Schedule effective February 1, 2026; FEMA National Flood Hazard Layer, September 26, 2026).
Value driver | Direction for the seller | Why a Burnt Store Lakes buyer cares |
|---|---|---|
Built 2016 or later | Up | Five of the six highest recorded sales in the latest 12 months were built 2016 or later, counting two new homes the roll had not yet dated |
Living area above 1,700 sq ft | Up | New single-family homes must meet the 1,700 sq ft minimum; the median sale had 2,040 sq ft on the roll |
Under 1,700 sq ft, pre-2021 | Priced against its era | Built under the old 1,200 sq ft minimum; competes with other older homes, not new builds |
Lake or greenbelt setting | Up | Read from the plat and a site visit; the county roll carries no lake-frontage flag |
Surrounded by vacant homesites | Mildly down near term | A buyer expects construction next door for years |
Tile or metal roof, recent permit | Up | The declaration allows only tile and metal roofs on new structures; insurers look hard at roof age |
Zone X shaded, or high first floor in AE | Up | No federal flood-insurance purchase requirement in Zone X; an elevation certificate helps an AE home |
Low first floor in Zone AE | Down | Higher flood premium and a tighter 50 percent rule for a renovating buyer |
Open violations or unapproved exterior work | Down until cleared | They surface on the association's estoppel certificate |
Condominium unit | Different market | Seven regimes, 94 units, 7 recorded sales in 12 months at a $205,000 median |
Sixteen of the 63 recorded home sales on the Burnt Store Lakes lots in the latest 12 months were first sales of new homes, so your listing will be priced beside a builder's. Start with a free Burnt Store Lakes home valuation built on those recorded sales, or read how we sell homes in Burnt Store Lakes, and call Jesse direct at (239) 898-6072. If you are buying here instead, see how we represent buyers in Southwest Florida or our guide to buying a home in Burnt Store Lakes, and call Marc at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008.
The Burnt Store Lakes housing stock came in two waves. Of the 711 parcels with a year built on the 2026 roll, 428 were built from 1990 through 2009, only 11 from 2010 through 2014, and 189 since 2020. The top of the market is dominated by the newer wave, while the 1990s and 2000s homes sit mostly in the $350,000 to $449,999 band. An older home is not a weaker home, but it is a different product, and it sells best priced against its own era.
The 2021 restated declaration raised the single-family minimum living area from 1,200 to 1,700 square feet. That means a smaller 1990s house on a Burnt Store Lakes lot is, in a sense, a product that can no longer be built, and the buyer who wants it is often looking for exactly that price point. A larger older home, like the 2005 house on Contra Costa Lane that recorded $730,000 in June 2026 with 2,596 square feet on the roll, can still trade near the top.
A home on a lake, beside a greenbelt or on a finished street reads differently from one surrounded by empty homesites. Burnt Store Lakes has eleven lakes by the association's count and 247.43 acres of greenbelt on the plat, and the association maintains the lakes as common areas. The association's October 2019 color master plan names lakes including Eagle, Stork, Heron, Ibis, Egret, King Fisher, Osprey and Pelican, and the Community Park sits on Spoonbill Lake. Burnt Store Lakes has no golf course or pool of its own, so the lakes, the park and the resident kayak launch on Bear Branch Creek are what a buyer is paying for. Because frontage is not a data field, it is the attribute we most often see missing from a quick online number.
Ten of the twelve addresses we sampled across Burnt Store Lakes are mapped Zone AE with a base flood elevation of 8 or 9 feet, and two, on Cabana Road and Vellum Circle, are shaded Zone X. A home built to the current base flood elevation with a certificate to prove it is a different insurance conversation from a 1990s home built to an older standard, and buyers price that difference.
The declaration states that "only tile and metal roofs shall be permissible" and prohibits asphalt shingles on new structures. A resale with an older roof competes with new homes that carry new tile or metal roofs by rule. A documented roof permit date, and a current wind mitigation report, are two of the strongest supports a Burnt Store Lakes seller can hand a buyer.
Charlotte County's recorded deeds show 70 qualified sales in Burnt Store Lakes in the 12 months to September 26, 2026, totaling $31,608,100: 63 homes on the Section 21 lots at a $432,000 median and 7 condominium units at $205,000. One home sale in four was a builder's first sale.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026, newest recorded sale August 6, 2026 on the lots and June 18, 2026 in the condominiums).
Segment | Recorded sales | Median | Low | High | Dollar volume |
|---|---|---|---|---|---|
All sales in the footprint | 70 | $422,500 | $190,000 | $795,000 | $31,608,100 |
Homes on the platted Section 21 lots | 63 | $432,000 | $217,500 | $795,000 | $29,998,100 |
Parcels coded single-family on the roll | 57 | $430,000 | $217,500 | $795,000 | $26,787,200 |
Condominium units, seven regimes | 7 | $205,000 | $190,000 | $390,000 | $1,610,000 |
Qualified means the state's qualification codes for arm's-length sales; improved sales over $1,000 only. The 63 and the 57 differ because six sales closed on new homes whose parcels the 2026 roll still coded vacant. The newest weeks are not yet in the file.
Sale type, platted lots | Recorded sales | Median |
|---|---|---|
First sales of new homes, our builder-direct estimate | 16 | $429,950 |
On parcels already coded as homes | 10 | $417,450 |
On parcels the roll still codes as vacant | 6 | Not separately calculated |
Resales | 47 | $435,000 |
All homes on the platted lots | 63 | $432,000 |
This is the table that makes a Burnt Store Lakes valuation different from one in a built-out community. New homes and resales traded at almost the same median, $429,950 against $435,000, so the recorded medians show no premium for new construction as a group. A resale offers a finished yard, a known roof, an insurance history and no construction timeline; the builder offers new systems and a warranty. Your price has to hold up against that comparison.
Price band | Recorded sales, 12 months | Share |
|---|---|---|
Under $250,000 | 1 | 2 percent |
$250,000 to $349,999 | 5 | 8 percent |
$350,000 to $449,999 | 27 | 43 percent |
$450,000 to $549,999 | 11 | 17 percent |
$550,000 and above | 19 | 30 percent |
Total | 63 | 100 percent |
Forty-three percent of Burnt Store Lakes home sales landed between $350,000 and $449,999, where most resales of 1990s and 2000s homes and many new builds meet. Nearly one in three closed at $550,000 or more, and those were mostly newer, larger homes. Only six of 63 sold under $350,000.
Year built | Recorded sales, 12 months | Homes on the 2026 roll |
|---|---|---|
Before 1990 | 1 | 25 |
1990 to 1999 | 14 | 144 |
2000 to 2009 | 11 | 284 |
2010 to 2019 | 10 | 69 |
2020 and later | 21 | 189 |
New homes not yet dated on the roll | 6 | n/a |
Total | 63 | 711 |
The roll count of 711 includes a multi-family parcel built in 2025 and an improvement on a greenbelt tract. Twenty-one of the 57 dated sales were built in 2020 or later, plus the six undated new homes, so more than four in ten of the year's Burnt Store Lakes home sales were recent construction.
The median recorded sale on the platted lots worked out to $234.42 per square foot of the roll's living area. That denominator is the Property Appraiser's living area field, not a listing's advertised square footage, so never compare it directly with an MLS figure. The six new homes the roll had not yet recorded are not in it.
Burnt Store Lakes home prices are recovering from a 2025 dip. The platted-lot median was $468,200 on 38 recorded sales from January 1 to September 26, 2026, above $430,000 on 62 sales in 2025, and below the $565,000 peak on only 25 sales in 2023.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, qualified improved sales, 2019 to September 26, 2026, our analysis).
Year | Home sales, platted lots | Home median | Condominium sales | Condominium median |
|---|---|---|---|---|
2019 | 40 | $314,000 | 15 | $172,000 |
2020 | 46 | $332,500 | 9 | $166,000 |
2021 | 44 | $399,250 | 17 | $214,000 |
2022 | 39 | $512,000 | 10 | $289,750 |
2023 | 25 | $565,000 | 8 | $295,000 |
2024 | 51 | $475,000 | 8 | $257,500 |
2025 | 62 | $430,000 | 6 | $195,000 |
2026, January 1 to September 26 | 38 | $468,200 | 3 | $225,000 |
The Burnt Store Lakes home median rose about 80 percent from $314,000 in 2019 to $565,000 in 2023, but the 2023 figure rests on 25 sales, the thinnest year in the table. Volume then more than doubled as prices eased: 51 sales in 2024 at $475,000 and 62 in 2025 at $430,000, about 24 percent below the 2023 peak. The first nine months of 2026 show $468,200, about 9 percent above calendar 2025. In 2026 to date, the 32 sales on parcels coded as homes had a median of $464,000; the other 6 were new homes on parcels still coded vacant.
A median can move because the mix of homes that sold changed, not because any single home gained value. In 2026 a larger share of Burnt Store Lakes sales were new homes, and the year is not finished. That is why we value your house from the comparables that match it, not from the year's median, and why we re-pull the county file before we set a list price.
The seven Burnt Store Lakes condominiums recorded between 3 and 17 sales a year since 2019, and a single sale moves their median. Their 2025 median of $195,000 was the lowest since 2020, and three sales in 2026 to date ran at $225,000. Read those as a record of what sold, not a trend line.
The best comparables for a Burnt Store Lakes home are recent recorded sales on the Section 21 plat of the same era, size band and setting. At the top of the latest 12 months, six homes sold between $685,000 and $795,000, five of them built 2016 or later, and the seven condominium sales ranged from $190,000 to $390,000.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, 12 months to September 26, 2026).
Address | Sale price | Recorded | Year built | Living area on the roll |
|---|---|---|---|---|
17122 Barcrest Lane | $795,000 | October 15, 2025 | 2022 | 2,438 sq ft |
24319 Contra Costa Lane | $730,000 | June 29, 2026 | 2005 | 2,596 sq ft |
17411 Medillin Court | $715,000 | May 29, 2026 | 2016 | 2,448 sq ft |
16381 Cape Horn Boulevard | $695,000 | April 3, 2026 | 2023 | 2,363 sq ft |
16456 Cape Horn Boulevard | $695,000 | May 12, 2026 | New home, not yet on the roll | Not yet on the roll |
16285 Cape Horn Boulevard | $685,000 | August 6, 2026 | New home, not yet on the roll | Not yet on the roll |
Three of the six are on Cape Horn Boulevard, the community's main through-road. The exception to the new-home pattern is the 2005 house on Contra Costa Lane, a reminder that a well-kept older home with more living area can trade near the top.
With fewer than ten condominium sales in the window, we list the sales themselves rather than lean on a median.
Condominium | Units | Built | Sales in 12 months, recorded price and living area |
|---|---|---|---|
Acapulco Club | 18 in 3 buildings | 2008 | $200,000, 1,500 sq ft, October 15, 2025; $225,000, 1,313 sq ft, February 26, 2026 |
Acapulco Lakes | 30 in 5 buildings | 2008 | $205,000, 1,313 sq ft, October 6, 2025; $190,000, 1,500 sq ft, November 10, 2025 |
Acapulco Place | 12 in 2 buildings | 2008 | One sale at $190,000 |
Lake Costa Gardens | 6 in 1 building | 2008 | $210,000, 1,313 sq ft, October 15, 2025 |
Villa Tuscany at Burnt Store Lakes | 10 in 1 building | 2007 | $390,000, 2,023 sq ft, March 6, 2026 |
Sunset Palms Phase 1 | 10 | 2008 | None |
Boca Vista at Burnt Store Lakes | 8 in 2 buildings | 2006 | None; last qualified sale on the county file in 2021 |
The newest condominium sale in the county file is dated June 18, 2026. Villa Tuscany and Boca Vista carry the largest units, about 1,920 to 2,047 square feet, which is why the Villa Tuscany sale recorded nearly twice the Acapulco Road prices.
These tables are market context, not your valuation. For your address we pull the individual sales behind them that match your home's era, size and setting, and list each with its date, year built, living area and price. When a match is thin, such as a condominium regime with no sale this year, we widen the window year by year until the set is meaningful and list the individual sales rather than a median, because a median of three sales is not a market.
For a seller, Burnt Store Lakes sits in the middle of the Punta Gorda area on price, below the city canal communities and above Deep Creek and Burnt Store Marina's overall median. On the MLS it sells faster than Burnt Store Marina, 91 median days against 247, and closer to asking, 95.9 percent against 94.1.
Data updated: September 2026 (Charlotte County Property Appraiser and Lee County Property Appraiser public recorded-sale files, our analysis, windows as stated; Southwest Florida MLS Matrix, pulled September 26, 2026).
Community | Recorded sales, 12 months | Median recorded sale | Window ends | MLS median days on market | MLS median sale-to-list |
|---|---|---|---|---|---|
Burnt Store Lakes, platted lots | 63 | $432,000 | September 26, 2026 | 91 | 95.9 percent |
Burnt Store Marina, all homes (Lee County) | 106 | $360,000 | August 7, 2026 | 247 | 94.1 percent |
Punta Gorda Isles, in-city sections | 344 | $693,000 | September 24, 2026 | Not in our pull | Not in our pull |
Burnt Store Isles, Section 15 single-family | 74 | $662,500 | September 24, 2026 | Not in our pull | Not in our pull |
Deep Creek, platted lots | 297 | $360,000 | September 26, 2026 | Not in our pull | Not in our pull |
Heritage Landing, all products | 112 | $332,500 | September 24, 2026 | Not in our pull | Not in our pull |
We report months of supply only where a published figure covers the community, and none does for Burnt Store Lakes, so we do not print one. What the table shows a seller is positioning. A Burnt Store Lakes home competes on price with newer inland product and offers what the city canal market does not at its price: a lake lot, a resident paddle route to Charlotte Harbor and a newer house.
Deep Creek, recorded as Punta Gorda Isles Sections 20 and 23 in unincorporated Charlotte County, is measured the same way: platted-lot sales over the same 12 months. Burnt Store Lakes' $432,000 median is $72,000 higher, and part of that gap is age. The homes that sold on the Burnt Store Lakes plat had a median year built of 2015, against 2001 for Deep Creek's platted-lot sales. Our Deep Creek community guide covers that market.
Punta Gorda Isles recorded 344 sales in its in-city sections at $693,000, about 60 percent above Burnt Store Lakes, and Burnt Store Isles recorded 74 at $662,500. Much of that premium buys a canal lot and a city address. A Burnt Store Lakes buyer who wants a dock at the back door is shopping a different product, and we say so rather than stretch your price toward theirs.
Burnt Store Lakes sells to a buyer who wants a detached home or a buildable lot, Charlotte County government and schools, and freshwater lakes without a gate. Burnt Store Marina sells to a buyer who wants a staffed gate, a harbor marina, an association-owned golf course and a Lee County condominium. Knowing your buyer sets your price.
Data updated: September 2026 (Charlotte County Property Appraiser and Lee County Property Appraiser public recorded-sale files, our analysis; Southwest Florida MLS Matrix, pulled September 26, 2026; FEMA National Flood Hazard Layer; Burnt Store Lakes Property Owners' Association; PGI Section 22 Homeowners Association).
The two communities are 3.9 miles and about 10 free-flow minutes apart by road, share a Punta Gorda 33955 address and descend from the same developer's numbered Punta Gorda Isles sections. Burnt Store Lakes is Section 21, recorded in Charlotte County. Burnt Store Marina is Section 22, recorded in Lee County. A Burnt Store Lakes deed carries no membership rights there.
Decision factor | Burnt Store Lakes | Burnt Store Marina |
|---|---|---|
County and government | Unincorporated Charlotte County | Unincorporated Lee County |
Association | Mandatory, self-managed Burnt Store Lakes Property Owners' Association, plus seven small condominium associations | Mandatory master association, Punta Gorda Isles Section 22 Homeowners Association, above 47 sub-associations |
Gate | County-platted roads maintained through a county MSBU; no gate described in the association's documents | Staffed 24 hours, plus a commercial gate and a resident barcode gate |
Water | Eleven freshwater lakes per the association; resident canoe and kayak launch on Bear Branch Creek to Charlotte Harbor; no boat ramp | Harbor marina on Charlotte Harbor |
Golf | None; not a golf-cart designated community | 27-hole executive course owned by the master association, open to the public |
Recorded sales, 12 months | 63 on the platted lots at $432,000, plus 7 condominiums at $205,000 | 106 at $360,000, to August 7, 2026 |
Product mix | 57 single-family sales at $430,000; about 1,130 vacant-coded parcels | 37 houses at $460,000 and 69 condominiums at $275,000 |
New construction | 16 of 63 sales were builder first sales; 189 homes built 2020 to 2026 | None of the 106 was a builder's first sale; essentially built out |
MLS days on market and sale-to-list | 91 days, 95.9 percent | 247 days, 94.1 percent |
Flood | 10 of 12 sampled points Zone AE, base flood elevation 8 to 9 feet; 2 shaded Zone X | Harbor and basin streets sampled Zone AE 8; golf and interior streets Zone X |
County charges on the tax bill | South Burnt Store Street and Drainage MSBU, $297.83 per unit; South Charlotte Stormwater MSBU | Lee County millage and special units |
Public schools | Charlotte County Public Schools: East Elementary, Punta Gorda Middle, Charlotte High | School District of Lee County |
Market to the buyer your home actually fits. A Burnt Store Lakes listing that implies Burnt Store Marina privileges invites a problem at the estoppel stage; one that states exactly what the deed carries, and then sells the ten-minute drive to a full-service marina and a public course with no club dues attached, keeps the sale together. We sell on both sides of the county line, and we price each home on its own county's record.
A Burnt Store Lakes vacant lot is worth what comparable recorded lot sales support, adjusted for lake frontage, flood zone, base flood elevation and utility availability. About 1,130 of the 1,848 plat parcels carry a vacant residential code on the 2026 roll, so a lot competes with deep supply and with builders buying lots.
Data updated: September 2026 (Charlotte County Property Appraiser roll, downloaded September 26, 2026, our analysis; Charlotte County FY2026 adopted and FY2027 approved MSBU budgets; Burnt Store Lakes Property Owners' Association Fee Schedule effective February 1, 2026).
We do not publish a Burnt Store Lakes lot price on this page. Every recorded-sale figure above counts improved sales only, homes and condominium units, and a lot's value turns on facts a median cannot carry. For a lot we pull the recorded vacant-land deeds on comparable homesites in the plat and adjust from there. The number that matters in the end is what a builder or an owner-builder can pay after the cost of construction.
Four questions: the flood zone and base flood elevation, which set the finished floor height; water and sewer availability, which Charlotte County confirms parcel by parcel through its Utilities Availability Form; the association's new-construction rules and deposits; and the county's flat benefit-unit charges. Charlotte County Utilities holds the certificated service area, but a certificated area is not proof a given lot is tapped. We assemble those answers before listing.
The South Burnt Store Street and Drainage benefit unit bills $297.83 per equivalent residential unit a year, the same for a vacant lot and a home, a rate unchanged from fiscal 2017/18 through the adopted fiscal 2026 and approved fiscal 2027 budgets. The South Charlotte Stormwater unit lists a vacant rate of $24.32. The association's annual assessment applies to lots too. Those carrying costs are part of why owners who have held land here for decades decide to sell.
Building means the association's architectural review, a $250 new home application, a refundable $25,000 builder completion deposit and a $5,000 clean-site deposit, a county permit and a construction loan or cash, then selling a new home against builders who do this full time. Selling the lot as it stands is simpler and faster. We price both paths from recorded sales so you can compare real numbers.
A Burnt Store Lakes buyer pays Charlotte County property tax at their own assessed value, two county benefit-unit charges, the association's annual assessment and a one-time $750 capital resale assessment. Showing that full cost on day one is how a listing prices to what a buyer can actually carry.
Data updated: September 2026 (Charlotte County FY2026 adopted and FY2027 approved MSBU budgets; Burnt Store Lakes Property Owners' Association Fee Schedule effective February 1, 2026; Charlotte County Property Appraiser; Florida Department of Revenue).
Layer | Amount | Who bills it | When |
|---|---|---|---|
Charlotte County property tax | Set by millage on the buyer's taxable value | Charlotte County Tax Collector | Annual |
South Burnt Store Street and Drainage MSBU | $297.83 per equivalent residential unit, vacant or built | Charlotte County, on the tax bill | Annual |
South Charlotte Stormwater MSBU | Vacant rate $24.32; current maximum rate $26.75 | Charlotte County, on the tax bill | Annual |
Association annual assessment | Not published outside the member portal; on the adopted budget and the estoppel certificate | Burnt Store Lakes Property Owners' Association | Annual, fiscal year October 1 to September 30 |
Capital Resale Assessment | $750, paid by the buyer | The association | Once, at each resale |
Rental registration | $100 per lease | The association | Before each lease |
Community development district | None on the county or association records reviewed | n/a | n/a |
The association does not publish its annual assessment outside its member portal. You may see a dollar figure on a listing; we do not repeat one, because none comes from a document the association publishes. Since 2021 the members, not the board alone, adopt the budget and the assessment at the annual meeting. For your lot, the figure that counts is on the estoppel certificate the association issues at sale.
On a homestead, assessed value can rise by no more than the lesser of 3 percent or inflation each year, 2.7 percent for the 2026 roll, and the cap resets to just value on January 1 after a sale. Florida Statute 689.261 requires the contract to warn the buyer not to rely on the seller's current taxes. We estimate the buyer's bill with the Charlotte County Property Appraiser's Tax Estimator so the tax conversation happens at pricing, not in underwriting.
A seller moving to a new Florida homestead can carry up to $500,000 of the accumulated Save Our Homes difference, filing form DR-501T with the Property Appraiser in the new home's county by March 1, provided the new homestead is established within three years of January 1 of the year the old one was abandoned. We coordinate the timing of both sales.
Amendment 3, CS/HJR 1-F, is on the November 3, 2026 ballot and needs 60 percent to pass. The Charlotte County Property Appraiser states it would cut the annual assessment cap on non-homestead property from 10 percent to 5 percent. The Pinellas County Property Appraiser describes a homestead exemption on non-school levies of $150,000 from January 1, 2027 and $250,000 from January 1, 2028 if approved. None of this reduces the benefit-unit charges on a Burnt Store Lakes bill.
A Burnt Store Lakes seller of a home or lot owes the buyer the Chapter 720 association disclosure summary before the contract is signed, a written flood disclosure, the property tax disclosure and known material defects. A condominium seller follows Chapter 718 instead of the 720 summary. This is information, not legal advice.
Data updated: September 2026 (Florida Statutes 720.401, 718.503, 689.302 and 689.261; Burnt Store Lakes Property Owners' Association recorded declaration and bylaws; Florida Division of Corporations records checked September 28, 2026).
Burnt Store Lakes has one mandatory, self-managed Chapter 720 association, the Burnt Store Lakes Property Owners' Association, over the Punta Gorda Isles Section 21 plat. Membership runs with every lot: the bylaws give each parcel owner one vote for each parcel, and assessments and fines can become liens. Beside it sit seven small Chapter 718 condominiums with 94 units: Acapulco Club, Acapulco Lakes, Acapulco Place, Lake Costa Gardens, Sunset Palms, Villa Tuscany and Boca Vista, all active on the Florida Division of Corporations' Sunbiz records as of September 28, 2026. Which regime governs your disclosure depends on what you own.
Under Florida Statute 720.401, four facts govern a Burnt Store Lakes home or lot resale. First, timing: the disclosure summary must be delivered before the buyer executes the contract for sale, not at closing. Second, on a resale the seller supplies it, because the statute places the duty on the parcel owner when the seller is not the developer. Third, the contract must carry the voidability clause required by 720.401(1)(b) in conspicuous type. Fourth, if the summary is not delivered first, the buyer may cancel by written notice within 3 days after receiving it or before closing, whichever occurs first, and that right cannot be waived. We deliver the summary with the first contract.
Section 720.401 does not apply to associations regulated under Chapter 718. A seller of a unit in one of the seven Burnt Store Lakes condominiums furnishes the condominium's resale package under Florida Statute 718.503: the declaration, articles, bylaws, rules, budget, financial statement and the association's frequently asked questions sheet, with a milestone inspection summary and structural integrity reserve study, or a statement that none exists, where the law requires them. The buyer may cancel within 7 days, excluding weekends and holidays. Whether a condominium unit also answers to the master association is set in that condominium's own documents; the master's recorded exhibit names Acapulco Club and Boca Vista. Confirm which package applies with your closing agent, attorney or insurance agent before you list.
The recorded 2021 declaration, amended in 2023 and 2025, makes membership mandatory with the deed, and the association's fee schedule sets a $750 Capital Resale Assessment paid by the buyer at each resale. The practical split is simple: the seller owes the disclosure before the contract, and the buyer owes the capital resale assessment at closing. We put both on the net sheet from the first conversation.
A seller of residential property must complete and deliver a flood disclosure at or before the time the contract is executed. Since October 1, 2025 the form asks whether the seller knows of flooding that damaged the property during their ownership, any flood insurance claims, and any federal flood-damage assistance. In a community where most sampled points are Zone AE, answer carefully, attach the elevation certificate, and say plainly if you do not know.
Florida case law, beginning with Johnson v. Davis in 1985, requires a home seller to disclose known facts that materially affect value and are not readily observable to the buyer. Roof repairs, water intrusion and open permits are the facts inspectors look for after Ian, Helene and Milton. Florida Statute 553.79 protects an arm's-length buyer from being fined for a prior owner's open permit, but it does not stop a lender or title insurer from requiring closure, so we search permit records before listing.
Flood zone shapes the Burnt Store Lakes buyer pool more than the price. Ten of twelve sampled addresses are Zone AE with an 8 or 9 foot base flood elevation, so most homes compete with other AE homes. What separates them is the lowest floor's height on an elevation certificate, the roof and documented wind mitigation.
Data updated: September 2026 (FEMA National Flood Hazard Layer, 12 addresses queried September 26, 2026; Charlotte County 50% FEMA Rule page; WINK News, September 2025; Citizens Property Insurance; Florida Statutes 627.7011 and 627.711).
Street (sample address) | FEMA zone | Base flood elevation (NAVD88) | Panel |
|---|---|---|---|
Cape Horn Blvd (16293) | AE | 9 ft | 12015C0416G |
Acapulco Rd (16979) | AE | 9 ft | 12015C0416G |
San Edmundo Rd (16531) | AE | 9 ft | 12015C0416G |
Rio Togas Rd (24340) | AE | 9 ft | 12015C0416G |
Trading Post Rd (16221) | AE | 9 ft | 12015C0416G |
San Rafael Rd (24305) | AE | 9 ft | 12015C0416G |
Peppercorn Rd (24036) | AE | 9 ft | 12015C0418G |
Santa Inez Rd (24055) | AE | 9 ft | 12015C0418G |
Boca Vista Rd (17455) | AE | 9 ft | 12015C0418G |
Vincent Ave (23958) | AE | 8 ft | 12015C0418G |
Cabana Rd (24374) | X, shaded | none | 12015C0418G |
Vellum Cir (17536) | X, shaded | none | 12015C0418G |
A street sample is not a parcel determination; the flood zone is set lot by lot, and your lot's panel reading is the one that counts. Both panels are effective December 15, 2022.
In Zone AE a federally backed mortgage requires flood insurance, and the premium turns on where the lowest floor sits against the base flood elevation. Charlotte County posts elevation certificates on file for some addresses, including one for a home on Tuxpan Lane in Burnt Store Lakes. If yours is not on file, a surveyor can prepare one, and we recommend it before listing any AE home.
If a repair or improvement costs more than 50 percent of the building's own value, excluding land, Charlotte County requires the structure to meet current code, including elevation. A buyer planning a big remodel of a 1990s home with a modest structure value will do that arithmetic, which is why we price older AE homes with the rule in view.
Charlotte County holds Community Rating System Class 5, worth 25 percent off qualifying National Flood Insurance Program premiums, and Burnt Store Lakes shares it. Citizens Property Insurance ties its personal-lines policies to flood coverage: required in the Special Flood Hazard Area since 2023, and for all remaining policies by January 1, 2027, so a Zone X owner on Citizens will need flood coverage too.
Florida Statute 627.7011 bars an insurer from refusing or non-renewing a homeowners policy solely because the roof is under 15 years old. Citizens requires a four-point inspection on homes over 20 years old. On the county roll, 144 Burnt Store Lakes buildings date from the 1990s and 284 from the 2000s, so a current four-point and wind mitigation report lets a buyer price insurance during showings, not in the inspection period. Confirm policy terms with your insurance agent.
Selling a Burnt Store Lakes home costs a negotiable commission, Florida documentary stamp tax of $0.70 per $100 on the deed, title and closing fees, the association's estoppel fee of $299 for normal delivery, and prorated county taxes and benefit units. The $750 capital resale assessment is the buyer's cost.
Data updated: September 2026 (Florida Statutes 201.02 and 720.30851; Florida Department of Revenue; Burnt Store Lakes Property Owners' Association Fee Schedule effective February 1, 2026; National Association of Realtors).
Deed documentary stamp tax runs $0.70 per $100 of the full consideration. By our arithmetic that is $3,024 on a sale at the $432,000 platted-lot median, $5,565 at the $795,000 top sale, and $1,435 at the $205,000 condominium median. The contract controls who pays; the title company calculates the exact figure.
The association's fee schedule prices its estoppel at $299 for normal delivery within 10 days, $418 expedited in 3 days or less, and $478 or $500 on a delinquent account, within the statutory caps under Florida Statute 720.30851. Its estoppel line for condominiums is $0; the condominium association issues its own under 718.116. Open violations surface on the estoppel, and unpaid fines of $1,000 or more can become a lien, so clear them before listing.
Commission is negotiable, with no standard or legally set rate. Since August 17, 2024, offers of buyer-broker compensation cannot be advertised on the MLS, and buyers sign written agreements before touring. A seller may still offer a buyer concession or compensation off the MLS. We walk you through the choice in writing, and the full stack is in our Florida seller closing costs guide.
A free in-person comparative market analysis is the most accurate Burnt Store Lakes valuation short of an appraisal, and it costs you nothing. One of us walks the house, reads the lot against the plat and the flood map, and returns a written range with the recorded comparables and a net sheet, usually within two business days.
Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873, or request your free Burnt Store Lakes home valuation and we will schedule the visit around you, including a video walkthrough for owners who are out of state for the summer. When you are ready to list, our Burnt Store Lakes seller page lays out the marketing and negotiation plan. If you are also buying, we can run both sides together; see how we represent Southwest Florida buyers. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Burnt Store Lakes owners often compare a move within Punta Gorda. Our Punta Gorda home valuation page covers city and county values, our Punta Gorda seller guide covers listing across the city, and our Punta Gorda buyer guide covers the next purchase. Buyers who want to move into Burnt Store Lakes should start with our Burnt Store Lakes buyer guide. The wider city picture is in our Punta Gorda area guide, and the full community is in our Burnt Store Lakes neighborhood guide.
Your home is worth what comparable recorded sales on the Section 21 plat support, matched on year built, living area, setting and flood zone. In the 12 months to September 26, 2026, homes on the lots recorded a $432,000 median, single-family homes $430,000, resales $435,000 and new homes on first sale $429,950. Ask us for a written range with every comparable attached.
Charlotte County recorded 70 qualified sales in the Burnt Store Lakes footprint in the latest 12 months at a $422,500 median: 63 homes on the platted lots at $432,000 and 7 condominium units at $205,000. The platted-lot median for January 1 to September 26, 2026 was $468,200 on 38 sales, above calendar 2025's $430,000.
It depends on what you count. The platted-lot median was $432,000 on 63 recorded sales over the latest 12 months, single-family-coded parcels $430,000 on 57, and the whole footprint including condominiums $422,500 on 70. The 32 MLS closings labeled Burnt Store Lakes had a $422,450 median. Any single online figure has picked one of these.
We report medians rather than averages because a few sales near $700,000 to $795,000 pull an average above what a typical home sells for. The total recorded dollar volume on the platted lots was $29,998,100 across 63 sales in the latest 12 months, and the median, $432,000, is the better guide for a typical Burnt Store Lakes home.
Not in 2026. The platted-lot median fell from a $565,000 peak on 25 sales in 2023 to $475,000 in 2024 and $430,000 in 2025, then rose to $468,200 on 38 sales from January 1 to September 26, 2026. A partial year and a larger share of new homes can move a median, so we value from matching comparables.
Nothing in the recorded data points to one. Burnt Store Lakes volume rose from 25 home sales in 2023 to 62 in 2025 as prices eased, and 2026 to date shows a higher median than 2025. New homes keep adding supply at about the resale price, which caps how fast prices run but also shows steady buyer demand here.
As a group, about the same. Sixteen first sales of new homes recorded a $429,950 median and 47 resales $435,000 in the latest 12 months, so the medians show no premium for new construction. A specific resale can beat a new build on a finished yard, a lake view and no construction timeline, or trail it on roof age and size.
We do not publish an error rate, because no regulator publishes one for consumer estimates. We do know what an automated model misses here: builder-direct sales that never reach the MLS, lake frontage the county roll does not flag, six new homes the roll had not yet recoded, and the flood zone that changes from lot to lot in Burnt Store Lakes.
A comparative market analysis is prepared by listing agents to set a price that sells; an appraisal is prepared by a licensed appraiser for a buyer's lender. Both use recent comparable sales. In Burnt Store Lakes a CMA built on county recorded sales, including builder-direct ones, anticipates the appraiser's comparables and helps avoid a low-appraisal surprise.
The MLS counted 32 closings under the Burnt Store Lakes development label in the latest 12 months, while the county recorded 63 qualified sales on the Section 21 lots plus 7 condominium sales. Builder-direct first sales and unlisted resales never reach the MLS. The medians still land close, $422,450 and $432,000, which is why we lead with the county.
Plan for about three months to a contract. The 32 MLS-labeled Burnt Store Lakes sales in the 12 months to September 26, 2026 took a median of 91 days on market, then the usual time to close. A home priced on recorded sales and listed with its estoppel, elevation certificate and inspections ready tends to sit at the short end.
The 32 MLS-labeled Burnt Store Lakes sales closed at a median 95.9 percent of their final list price in the latest 12 months, so the typical listed home gave up about 4 percent in negotiation. Burnt Store Marina next door ran 94.1 percent. Buyers here negotiate, but not deeply, when the price starts on the record.
On the county record, homes on the Section 21 lots sold at a median $234.42 per square foot of the roll's living area over the latest 12 months, on a median of 2,040 square feet. That is the Property Appraiser's measure, not a listing's advertised area, so never compare it directly with an MLS price per square foot. Age and roof move it too.
The highest recorded sale on the Section 21 lots in the latest 12 months was $795,000 for 17122 Barcrest Lane on October 15, 2025, a 2022 home with 2,438 square feet on the roll. Next came 24319 Contra Costa Lane at $730,000 and 17411 Medillin Court at $715,000. Nineteen of the 63 sales closed at $550,000 or more.
Newer, larger homes. Five of the six highest recorded sales in the latest 12 months were built in 2016 or later, counting two new homes the roll had not yet dated, and three were on Cape Horn Boulevard. The exception, a 2005 home on Contra Costa Lane with 2,596 square feet, shows that size and upkeep can carry an older home near the top.
Buyers treat a lake or greenbelt view as a real advantage, and we price it, but the county roll carries no lake-frontage flag, so no public dataset measures the premium across Burnt Store Lakes. We read frontage from the plat, the survey and a site visit, then compare your home with lakefront and interior sales we can document individually.
It shapes the buyer pool more than the price. Zone AE requires flood insurance for a federally backed mortgage, but most of Burnt Store Lakes is AE, so your home competes with other AE homes, and the platted lots still reached a $432,000 median. An elevation certificate showing the lowest floor well above the 8 or 9 foot base flood elevation is a selling point.
Possibly. Two of the twelve addresses we sampled, on Cabana Road and Vellum Circle, returned shaded Zone X, the 0.2 percent annual chance area, with no base flood elevation and no federal purchase requirement. Zone boundaries change lot to lot on the same street, so look up your exact address on the FEMA Map Service Center or ask us to pull the panel.
Yes, if you do not have one and your home is in Zone AE. A buyer's flood premium turns on where the lowest floor sits against the base flood elevation, and only the certificate shows that. Charlotte County posts certificates for some addresses, including one on Tuxpan Lane in Burnt Store Lakes, so check first; otherwise a licensed surveyor prepares one before the listing goes live.
Usually, especially for an older Burnt Store Lakes home. The county roll counts 144 buildings from the 1990s and 284 from the 2000s, and Citizens requires a four-point inspection on homes over 20 years old. A current wind mitigation report documents features that earn premium credits, so a buyer can price insurance during showings rather than during the inspection period.
For exterior work, yes. The association's Architectural Review Committee reviews applications and the board decides at its monthly meeting. Roof, driveway, painting and fence applications carry no fee, and additions such as a lanai or pool cage cost $200. New fences must be picket style under the 2025 amendments. Build the approval time into your Burnt Store Lakes listing date.
Keep projects modest. Paint, landscaping, lawn care and repairs usually return more than a major remodel, and in Zone AE Charlotte County's 50 percent rule can turn a large renovation into an elevation project if the cost exceeds half the structure's value. Exterior work also needs association approval. We walk the house with you and name the items Burnt Store Lakes buyers pay for.
It is a one-time charge the Burnt Store Lakes Property Owners' Association collects on every resale, and the buyer pays it under the fee schedule effective February 1, 2026. The 2021 documents introduced a resale capital contribution; the current schedule sets it at $750, and it does not apply to a current owner buying an additional lot or home in the community.
The association's estoppel is $299 for normal delivery within 10 days, $418 expedited in 3 days or less, and $478 or $500 on a delinquent account, under its 2026 fee schedule and Florida Statute 720.30851. The estoppel states the annual assessment and anything owed, and the contract sets who pays the fee. The association's condominium estoppel line is $0.
The association does not publish its annual assessment outside its member portal; it appears on the adopted budget and on the estoppel certificate for your lot. What is public is the structure: billed annually on an October to September fiscal year, adopted by the members at the annual meeting. We show the buyer the estoppel figure early so no one guesses.
They can, because they appear on the estoppel. Under the association's enforcement rules a fine can reach $200 a day per violation, up to $3,000, and unpaid fines of $1,000 or more can become a lien on the lot. Boats, trailers and RVs in view carry three-day correction windows. Clear any open notice before listing so it does not surface at closing.
If you are selling a Burnt Store Lakes house or lot, you supply the association disclosure summary before the buyer signs the contract, the contract carries the 720.401(1)(b) voidability clause, and a buyer who did not get the summary first may cancel within 3 days after receiving it or before closing, whichever comes first. Confirm details with your closing agent or attorney.
No. Section 720.401 does not apply to associations regulated under Chapter 718, and the seven Burnt Store Lakes condominiums are Chapter 718 regimes. A condominium seller furnishes the resale documents under Florida Statute 718.503, including the frequently asked questions sheet and budget, and the buyer has a 7-day cancellation window. Ask your closing agent which master-association items also apply.
Under Florida Statute 689.302, a seller must deliver a flood disclosure at or before the time the contract is executed. Since October 1, 2025 it asks about flooding that damaged the property during your ownership, flood insurance claims and federal flood assistance. Answer what you know, attach your elevation certificate and insurance history, and say plainly if you do not know.
Disclose known damage, repairs and any flood or insurance claims. Ian made its second landfall near Punta Gorda on September 28, 2022, and the National Hurricane Center reports at least 200 homes destroyed in Charlotte County, although we found no public record naming damage in Burnt Store Lakes itself. Keep permits, invoices and the roof's permit date together for the buyer.
They are different markets. Burnt Store Lakes recorded 63 platted-lot sales at $432,000, with MLS listings taking a median 91 days at 95.9 percent of list. Burnt Store Marina, in Lee County, recorded 106 sales at $360,000, two in three of them condominiums, with a median 247 days at 94.1 percent. We price each on its own county's record.
Mention the neighbor, never blur the line. Burnt Store Marina is about 3.9 miles and 10 free-flow minutes from Cape Horn Boulevard, and its restaurant and public tee times are a real draw, but a Burnt Store Lakes owner has no membership rights there. We lead with what Burnt Store Lakes offers: its lakes, the park, the kayak launch and Charlotte County schools.
Yes, and supply is deep: about 1,130 parcels on the 2026 roll carry a vacant residential code. Buyers ask for the flood zone and base flood elevation, water and sewer availability through Charlotte County's Utilities Availability Form, the association's construction rules and deposits, and the $297.83 street and drainage charge a vacant lot pays like a home. We assemble those answers first.
From recorded lot sales, not home sales. The 63 qualified sales we report are improved sales only, so they do not price a lot. We pull recorded vacant-land deeds on comparable homesites in the Section 21 plat, then adjust for lake frontage, flood zone and base flood elevation, utilities at the lot line, and the declaration's 75-foot width and 7,200 square foot floor.
Yes. We manage showings, vendor access, inspections, association paperwork and the closing remotely, with mail-away documents through the title company. The streets are county roads and no gate appears in the association's documents, so showings do not run through a gatehouse. Lawn upkeep still matters, because the association inspects lot condition and lawn violations carry short correction windows.
Yes, if the lease allows showings and the timing works. Leases must be registered with the association with a $100 fee at least 10 days before they begin, and short-term rentals such as Airbnb and VRBO are prohibited under the 2021 declaration. An investor buyer may keep the tenant; an owner-occupant usually wants the Burnt Store Lakes home empty at closing.
The buyer's assessed value resets to just value on January 1 after the sale, so the buyer's bill is usually higher than yours. The two county benefit-unit lines, including the $297.83 South Burnt Store Street and Drainage charge, stay the same. You can carry up to $500,000 of your Save Our Homes benefit to a new Florida homestead if you file on time.
Amendment 3 is a property tax amendment on the November 3, 2026 ballot that needs 60 percent to pass. The Charlotte County Property Appraiser says it would lower the non-homestead assessment cap from 10 percent to 5 percent. It would not change the flat benefit-unit charges on a Burnt Store Lakes bill. We model the buyer's tax both ways until the result is certified.
Commission is negotiable. Beyond it, a Burnt Store Lakes seller typically pays documentary stamps at $0.70 per $100, which is $3,024 at the $432,000 median, title and closing fees where the contract assigns them, the association estoppel fee, and prorated taxes and benefit units. The buyer pays the $750 capital resale assessment. We give you a line-by-line net sheet.
When the home is ready and the paperwork is in hand. Recorded home sales ranged from 25 in 2023 to 62 in 2025, and 38 closed in 2026 through September 26, so buyers are active year-round. With a 91-day MLS median on market, count back from the date you need to close and allow time for association approvals and the estoppel.
The 2026 platted-lot median, $468,200 through September 26, is above 2025's $430,000 and below 2023's $565,000 peak, and new homes keep adding supply at about the resale price. Waiting suits a home that needs nothing and flexible plans; selling suits a second home, a looming roof or insurance decision, or a purchase elsewhere. We run both scenarios.
We cannot measure a price effect, and we do not guess one. FDOT's accepted four-lane design covers the Lee County segment from Van Buren Parkway to the county line, not the Charlotte stretch past Burnt Store Lakes, and Charlotte County's connector to U.S. 41 is unfunded and tied to the November 2026 sales-tax vote. We hand buyers the facts with sources.
Yes, in all seven regimes, from the 30-unit Acapulco Lakes to Villa Tuscany, whose 2,023 square foot unit recorded the top condominium sale of the year at $390,000. With only seven condominium sales in 12 months across Burnt Store Lakes, each one is priced from a thin record, so we reach back further and read each association's budget before setting a number.
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 Burnt Store Lakes valuations go to owners a year or more from selling. Use the valuation form at the top of the page or call Jesse at (239) 898-6072 to start.
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★★★★★ "I highly recommend Jesse and his brokerage for any of your real estate needs. They offer 'white glove' service from beginning to end." Verified Google review
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The same partners who earned those reviews will price your home. Request a free Burnt Store Lakes home valuation or call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Every document behind the Burnt Store Lakes figures above is public. These are the ones a seller actually uses, each linked to the issuing authority's own copy rather than a reprint.
Document | Issued by | Why a Burnt Store Lakes seller needs it | Official link |
|---|---|---|---|
Amended and Restated Declaration of Restrictions, 2021, with exhibits | Burnt Store Lakes Property Owners' Association | The recorded rules a buyer reads: 1,700 sq ft minimum, roof and driveway rules, common areas | |
Summary of 2025 Governing Documents | Burnt Store Lakes Property Owners' Association | Fences, driveways, lighting, boats and enforcement changes recorded in 2025 | |
Declaration of Restrictions, Section 21, Single Family, 1972, with amendments | Burnt Store Lakes Property Owners' Association | The original recorded restrictions, OR Book 397, Page 918 | |
Recorded Bylaws | Burnt Store Lakes Property Owners' Association | Membership, voting and assessment liens | |
Fee Schedule, effective February 1, 2026 | Burnt Store Lakes Property Owners' Association | Estoppel fees and the $750 Capital Resale Assessment | |
Ordinance 90-68, South Burnt Store Street and Drainage Unit | Charlotte County | Cites the plat, Plat Book 13, Pages 1A through 1Z-21, and creates the benefit unit on your tax bill | |
Sunbiz corporate records, the association and the seven condominiums | Florida Division of Corporations | Confirms each association's active status and registered agent | |
Florida Statute 720.401, association disclosure summary | Florida Senate | The pre-contract disclosure a lot or house seller supplies | |
Florida Statute 720.30851, estoppel certificates | Florida Senate | Fees and contents of the association's estoppel | |
Florida Statute 718.503, condominium resale disclosure | Florida Legislature | The resale package a condominium seller furnishes | |
Florida Statute 689.261, property tax disclosure | Florida Legislature | The buyer's tax warning required in the contract | |
Florida Statute 689.302, flood disclosure | Florida Senate | The flood form a seller delivers at or before the contract | |
FEMA Flood Map Service Center | Federal Emergency Management Agency | Your lot's flood zone, base flood elevation and panel | |
Wind mitigation resources and form OIR-B1-1802 | Florida Office of Insurance Regulation | The inspection form that documents wind premium credits | |
My Safe Florida Home Homeowner's Guide | Florida Department of Financial Services | The state wind inspection and hardening program | |
Portability transfer form DR-501T | Charlotte County Property Appraiser | Carries your Save Our Homes benefit to a new homestead |
Retrieved September 26 to 28, 2026 unless a line gives another date. Market figures carry the window and pull date stated beside them in the body. We cite government, statutory, association and our own pages only.
By Jesse McGreevy and Marc Comisar, who together bring over 45 years of combined direct experience in Southwest Florida real estate. For this page we tracked 70 recorded Burnt Store Lakes sales from the Charlotte County deed file, the association's recorded declaration and fee schedule, and every flood, insurance and tax rule a buyer's lender, insurer and inspector will apply to your home, so each figure here comes from a public record you can check.
If you are thinking, "I need someone to sell my house in Burnt Store Lakes, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Punta Gorda, Port Charlotte, Babcock Ranch, Charlotte County, Estero, Bonita Springs, Naples and Fort Myers. Whether you are selling in Burnt Store Lakes, Burnt Store Marina, Punta Gorda Isles, Burnt Store Isles, Deep Creek or a Burnt Store Lakes condominium on Acapulco Road or Boca Vista Road, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently. You are working with Top 1% Real Estate Agents Nationally Since 2008.
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, see how we represent Southwest Florida buyers if you are buying, and for a seller's first step, request your free Burnt Store Lakes home valuation. Call Jesse direct at (239) 898-6072, and there is no obligation.
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 page is general information about Burnt Store Lakes home values, 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.